If you do not submit the necessary details it may be invalid, resulting in delays.
For a planning application to be valid it must include the relevant forms, plans and other details to provide sufficient information to determine the application. This page explains the requirements.
In all cases the information we request will be necessary and in proportion to the nature and scale of the proposal and a material consideration in determining the application.
Statutory national requirements
An application for planning permission must be accompanied by:
- Plans and drawings
- Ownership Certificate and Agricultural Land Declaration
- Design and Access Statement (for some planning applications)
- Fire Statement (for some planning applications made on or after 1 August 2021)
Visit GOV.UK for full details on national information requirements.
In addition, there are specific requirements in relation to:
- Outline planning applications
- Applications that are subject to Environmental Impact Assessment Regulations
Find out what other information you require to accompany the statutory national requirements for your application type:
Applications
Householder
Planning
Certificate of Existing and Proposed Use
Approval (Discharge) of Conditions
Advertisement
Listed Building
Prior Notifications
Notification for Agricultural Building
Notification for Demolition
Notification for Telecom Code Operators
All other Notifications
Tree works applications
Works to trees with a Tree Preservation Order (TPO)
Works to trees in a Conservation Area with no TPO
Householder applications
A householder application should be submitted for proposals to alter or enlarge a single house, including works within the boundary/garden of a house.
A Householder application is not to be used for extensions to form new dwellings.
All applications for planning permission must be accompanied by the statutory national information requirements. Full details can be found on GOV.UK.
Local requirements – plans and drawings
The following plans and drawings are required for all householder applications:
Block plan - existing and proposed
Existing and proposed block plan at a scale of 1:100 or 1:200 showing:
- all site boundaries
- the position, type and height of boundary treatment (walls, gates, fences etc) existing and proposed
- the position of any building or structure on the other side of such boundaries such as neighbours houses
- details of any existing or proposed vehicular access including drop kerbs, hard surfaces and all public rights of way crossing or adjoining the site
Floor plans - existing and proposed
Existing and proposed relevant floor plans which should:
- be at a suitable scale, such as 1:50 or 1:100
- existing and proposed floor layouts of each floor to be altered, with dimensions of each room
- internal and external doors and windows
- where existing buildings or walls are to be demolished
Elevation plans - existing and proposed
Existing and proposed relevant elevations at a scale of 1:50 or 1:100 showing:
- the existing elevations accurately showing the situation on site and the proposed elevations clearly showing the works which are proposed
- all sides of the proposal, including any blank elevations eg when the proposal is screened by other building etc
- proposed building materials
- the height of buildings
Roof plans - existing and proposed
Existing and proposed roof plans at a scale of 1:50 or 1:100 showing:
- the roof including the eaves and ridges
- the shape of the roof
- roofing materials and vents
- details of dormer windows including their sides and materials
- sections through the roof where solar panels are to be fitted
Sections and levels - existing and proposed
Existing and proposed sections, finished floor and site levels at a scale of 1:50 or 1:100 showing:
- cross section(s) through the proposed building(s)
- both existing and finished levels
- how the proposal relates to existing ground levels on sloping sites or where ground levels outside the proposal would be modified
Local requirements – additional information
The following reports, assessments and statements may be required pending the type of application you are submitting and the criteria of the local area:
Flood Risk assessment
You must provide a flood risk assessment if your property is within:
- flood zones 2, 3 or 3b
- flood zone 1 with a site area of 1 hectare or more
- areas with critical drainage problems
- flood zone 1 where your sweep frequency response analysis shows it will be at risk of flooding from rivers or the sea in future
- an area that increases the vulnerability classification and is in flood zone 1 where your SFRA shows it is at risk from other sources of flooding
Find out when to use standing advice on site-specific flood risk assessments, and when to consult the Environment Agency on the GOV.UK website..
Bat survey
If the site is in an area where bats are known to be present or close to a bat roost, you will need to provide a bat scoping survey. This should confirm whether bats are or have been present within the building or its curtilage, using photographs of the soffits, ridge line and fascia boards, and within the roof structure.
Find if you are in a or near a bat alert zone on this map:
Bat alert zones in the Leeds district (PDF, 8.3MB)
If evidence of bats is found, a bat survey will be required which meets the Minimum Standards for Bat Surveys in West Yorkshire (PDF, 212KB) and must be undertaken by a licensed bat worker.
Tree Preservation Order (TPO)
Where a Tree Preservation Order (TPO) exists on the site, the location of all trees must be marked on a plan with details of the species and how they will be protected during construction.
TPO map
You can find out whether a tree is covered by a TPO online:
View the Tree Preservation Order (TPO) mapPhotographs
Retrospective applications – photographs should be provided showing all elevations.
Satellite dishes
Photographs should be provided showing where the dish will be positioned and the manufacturers brochure/specification.
Noise assessment
All proposals involving plant/machinery such as wind turbines, swimming pools, air conditioning units and so on - a noise impact assessment will be required detailing operational noise levels measured in decibels (dB) including the manufacturer’s specification/leaflet.
Planning applications
Statutory national requirements
All applications for planning permission must be accompanied by the statutory national information requirements. Full details can be found on GOV.UK.
Biodiversity Net Gain requirements 2024
All Major applications (from 12 February 2024) and certain other planning applications (from 2 April 2024) must be accompanied by the statutory national Biodiversity Net Gain requirements unless exempt. Read the local requirements – additional information section for more information.
Additional information
Additional information may be required as follows:
- a summary of a major planning application where the submitted information exceeds 100 sheets (excluding the application form)
- an environmental statement, if necessary
- additional supporting information specified by the Local Authority in the local lists of information requirements
Local requirements – plans and drawings
In most cases, the following plans and drawings will be required as a minimum:
Block plan - existing and proposed
Block plan of the site which should:
- be at a scale of 1:100 or 1:200
- show all site boundaries
- show the position, type and height of boundary treatment (walls, gates, fences etc)
- show the position of any building or structure on the other side of such boundaries
Floor plans - existing and proposed
Existing and proposed relevant floor plans which should:
- be at a suitable scale, such as 1:50 or 1:100
- show each floor of a new building
- show each floor to be altered with existing and proposed floor layout and dimensions of each room
- show internal and external doors and windows
- show where existing buildings, walls, staircases, structures and fittings are to be demolished
- show the relationship of the proposal to adjacent buildings
Elevation plans - existing and proposed
Existing and proposed relevant elevations which should:
- be at a suitable scale, such as 1:50 or 1:100
- show the proposed works
- show all sides of the proposal including any blank elevations
- show proposed building materials
- show the style, materials and finish of windows and doors and other features
- where the proposed elevation adjoins another building (or is in close proximity) the relationship between the buildings and the position of the openings in each property should be clearly shown
Roof plans - existing and proposed
Existing and proposed roof plans which should:
- be at a scale eg 1:50 or 1:100
- show the shape of the roof
- indicate the proposed roofing material
- show any vents
- show details of dormer windows including their sides
- show sections through the roof where solar panels are to be fitted
Sections and levels - existing and proposed
Existing and proposed sections, finished floor and site levels which should:
- be at a scale eg 1:50 or 1:100
- show cross section(s) through the proposed building(s) together with details of foundations and eaves, including their relationship to the site boundary
- where a change in ground level is proposed, show both existing and finished levels
- show how proposed buildings will relate to existing site levels and neighbouring development
- show existing site levels and finished floor levels (related to a fixed datum point off site)
Local requirements – additional information
The following reports, assessments and statements may be required pending the type of application you are submitting and the criteria of the local area:
Air quality assessment
Policies
National Planning Policy Framework
Natural Resources and Waste Local Plan Policy AIR 1
Requirements
An Air Quality Report is needed if any of these apply:
- within or adjacent to Air Quality Area
- result in designation of new Air Quality Area
- development near designated industrial process
- industrial development where emissions could affect surrounding neighbourhood
References
Building for Tomorrow Today - Sustainable Design and Construction (PDF, 5MB)
Biodiversity - bats
Policies
National Planning Policy Framework
Core Strategy Policy G8
Requirements
A Bat Survey Report as part of EcIA or stand-alone document is needed if any of these apply:
- all applications with an impact on bats
- the site is within a bat alert layer
- the site is a known bat roost
- any other structures with suitable features as per the Flow Diagram
References
Bat alert zones in the Leeds district (PDF, 8.3MB)
Minimum Standards for Bat Surveys in West Yorkshire (PDF, 212KB)
Biodiversity - Net Gain
Policies
National Planning Policy Framework
Core Strategy Policy G9
Biodiversity Net Gain planning practice guidance
Requirements
A completed statutory biodiversity metric, written statement.
A map showing existing on-site habitat.
These must be submitted for:
- Major applications - from Monday 12 February 2024
- other planning application types - from Tuesday 2 April 2024
Find the minimum information required to be submitted at validation stage on the Draft Biodiversity Net Gain planning practice guidance.
References
Achieving net gain for biodiversity - guidance for developers
Biodiversity – wind turbines and birds
Policies
National Planning Policy Framework
Natural Resources and Waste Local Plan
Core Strategy Policy G8
Requirements
Appropriate bird surveys to be submitted as part of EcIA if any of these apply:
- any non-EIA wind turbine applications within 1km of South Pennine Moors Phase 2 SPA
- any SSSIs notified for bird interest and other sites with records of notable bird interest
References
Biodiversity and Planning
Guidance for birds and small wind turbine developments in West Yorkshire (PDF, 419KB)
Coal recovery report
Policies
National Planning Policy Framework
Natural Resources and Waste Local Plan
Requirements
A Coal Recovery Report.
The British Geological Survey website can be searched free of charge for useful information.
If the site is also within a High Risk Area, the Coal Mining Risk Assessment Report will cover Coal Recovery so a separate report is not required.
You can use the Mining Remediation Authority interactive map to find out if you are in a high risk area:
For Major applications, please mark the Coal Recovery Area on the coal resources map.
References
Planning applications and Coal Mining Risk Assessments on GOV.UK
Coal mining risk assessment report
Policies
National Planning Policy Framework
Requirements
A Coal Mining Risk Assessment Report is required for all full and outline planning (non-householder) applications in Development High Risk Areas where the ground is disturbed.
References
Planning applications and Coal Mining Risk Assessments on GOV.UK
Daylight/Sunlight assessment
Environmental and amenity impact and mitigation report
Policies
on ‘Low Carbon and Renewable Energy’
Policy GP5
Policies Waste 9 and Minerals 9 of the NRWLP (2013/15)
Requirements
The report shall identify and provide mitigation for all relevant impacts, as a minimum, those listed in policies Waste 9, Minerals 9 and GP5.
All development that relates to energy, waste and mineral development.
Environmental statement
Policies
Requirements
An Environmental Impact Statement is required for all schedule 1 applications and for schedule 2 applications where appropriate.
Flood risk assessment
Policies
National Planning Policy Framework
Natural Resources and Waste Local Plan – Policies WATER 6 and 7
Leeds Strategic Flood Risk Assessment
Requirements
For all new development:
The Finished Floor levels will need to be in accordance with our Minimum Development Control Standards for Flood Risk on page 2.
Consideration of flood risk, according to the scale and impact of the development.
Flood Risk Assessment and Sequential/Exception tests.
References
Review individual flood risk assessments: standing advice for local planning authorities
Foul sewerage, surface water drainage utilities assessment
Policies
UDPR Policy GP5
Natural Resources and Waste Local Plan – Policies WATER 6 and 7
Leeds SPG 22 Sustainable Drainage in Leeds
Requirements
For sites of 1 ha or more in zone 1 and new development in zones 2 and 3.
Drainage plan:
If the development is for a simple change of use, or minor i.e. less than 250 sq m, then a plan drainage plan showing pipe sizes, cover and invert levels and outfall location is required. Showing the existing/proposed drainage connections would be required along with the relevant approval. Please refer to our advice for developers page.
Flood Risk Assessment:
Developments outside of the criteria above will require a Foul and Surface Water Drainage Assessment to be provided. In addition, for sites within Flood Zone 2 or 3 or generally greater than 1 ha, then a Flood Risk Assessment will also be required which should include details of the proposed surface water management strategy.
The Flood Risk requirements table (PDF, 77KB) outlines what information should be submitted for each application type. This information should be provided to enable us to review the application in full and hopefully provide a faster decision. Where the information stated is not provided, then there is the possibility that the application may not be validated and it is the applicant’s responsibility to ensure the relevant information is submitted in a suitable format.
Glint and glare assessment
Policies
NPPG on ‘Low Carbon and Renewable Energy’ (para. 13)
Requirements
A Glint and Glare Assessment report to identify the risk of solar reflections on aviation, road users and living and working conditions. For all developments which could result in solar reflection (glint and/or glare).
Heritage statement
Requirements
Where a proposal is likely to affect a heritage asset or impact upon its setting.
Demolition in Conservation Areas.
In addition for listed building applications.
References
Land contamination
Policies
National Planning Policy Framework
Environmental Protection Act 1990
Requirements
A single house in a pre-existing garden
You must submit:
- a written review of historical maps dating back to 1850 as a minimum
- a statement regarding whether you think contamination may have occurred and if further investigation is needed
You may be required to provide:
- a landfill search
- a Phase 1 Preliminary Risk Assessment (Desk Study Report)
Vulnerable end uses such as allotments, schools, nurseries, or residential development
You must submit:
- a Phase 1 Preliminary Risk Assessment (Desk Study Report)
Low vulnerability end uses such as offices, shops and industrial premises
You may be required to provide:
- a Phase 1 Preliminary Risk Assessment (Desk Study Report) if on brownfield land, or within 250m of a Landfill site
References
Landscaping
Policies
National Planning Policy Framework
UDPR Policies
Core Strategy
Neighbourhoods for Living
Greening the Built Edge
Requirements
All applications which have landscaping:
Details on layout plan as minimum for all applications.
Major applications:
Landscaping plan at a scale of 1:200 including:
- existing planting and all trees/shrubs to be removed
- size, species, density and position of all shrubs/trees
- existing and proposed boundary treatments hard standing/parking
- any levels to be altered
References
Lighting assessment
Policies
National Planning Policy Framework
Requirements
Where external lighting proposed in a residential area or conservation area:
Lighting scheme including hours of use, assessment of light pollution/trespass, upward light output ratio (ULOR) and overall lighting levels.
References
N/A
Noise assessment
Policies
National Planning Policy Framework
Requirements
Noise impact assessment including noise attenuation measures.
Noise sensitive developments like residential, hospitals, offices.
Use classes:
- E(c) - (formerly A3)
- sui generis (formerly A4 & A5)
- E(d)
- F2(c-d) uses
- sui generis - (formerly D2)
Industry generating noise Town and City Centre locations or within or adjacent to noise, such as busy roads, airports, industry, railway stations.
Close to residential or other noise sensitive uses.
References
Parking provision
Policies
Core Strategy Policies T1, T2 and EN8
Leeds Transport SPD (see references)
Requirements
Any application likely to generate parking requirements:
Existing and proposed parking arrangements (including disabled, cycle and motorcycle parking).
Cycle storage areas.
References
Planning obligations – see also Community Infrastructure Levy (CIL)
Sand and gravel minerals safeguarding
Requirements
Mineral Recovery Reports and Prior-Extraction Opportunities.
If development is located within the defined Mineral Safeguarding Area for Sand and Gravel, then the requirements of policy Minerals 2 of the NRWLP (2013/15) are relevant for development over 1 hectare in size.
and/or:
If development is located within the defined Mineral Safeguarding Area for Surface Coal, then the requirements of policy Minerals 3 of the NRWLP (2013/15) are relevant for non-householder development and at non-development sites.
Safeguarding minerals and waste sites
Policies
Natural Resources and Waste Local Plan Policy Minerals 4, 12, 13(2), 14 and Waste 2
Requirements
Statement justifying the application and why the use is no longer needed.
Full, Outline and Reserved Matters within Minerals and Waste Safeguarding areas.
Statement of community involvement
Policies
Adopted and interim SCI National Planning Policy Framework
Requirements
Statement of Community Involvement including details of consultations, a summary of responses and how these have been taken into consideration.
Major developments and other sensitive schemes.
References
Structural Survey for Green Belt Development or Demolition in a Conservation Area
Policies
UDPR Policy GB4 GB9
Requirements
Involves substantial demolition, extension or rebuild or to prove sound condition. Particularly affecting barn conversions in Green Belt.
Demolition in a Conservation Area.
Sustainability statement (Energy statement)
Policies
National Planning Policy Framework
Core Strategy Objectives and policies EN2 and P10
Building for Tomorrow Today Sustainable Design and Construction SPD (see references)
Requirements
For all major developments:
Sustainability Statement addressing the headings in the Building for Tomorrow Today SPD (including the BREEAM rating for all non-residential major development).
References
Building for Tomorrow Today Sustainable Design and Construction (PDF, 5.05MB)
Building for Tomorrow Today Sustainable Design and Construction - Update Note June 2020 (PDF, 107KB)
Tall buildings
Policies
National Planning Policy Framework
UDPR Policies BD2
Core Strategy Objectives and policies P10, P11, CC2
Adopted Supplementary Planning Documents Tall Buildings Design Guide
Requirements
Analysis and Design statement in accordance with chapter 5 of the Tall Buildings Design Guide SPD 2010.
Any proposal for a building which is substantially taller than its neighbours and/or which significantly changes the skyline.
References
Town centres uses – sequential test
Policies
National Planning Policy Framework
Core Strategy Policies P4, P8
Requirements
The statement should address the matters raised in policy.
Main town centre uses as defined by the policy – except for extensions to retail or leisure uses where the gross floorspace of the proposed extension is 200 sq m or less.
Main town centre uses proposed outside a defined centre and are not in accordance with an up to date development plan.
Town centres uses – impact assessment
Policies
National Planning Policy Framework
Core Strategy Policies P4, P8
Requirements
- Retail and leisure developments over 2,500 sq m not in a defined centre and not in accordance with an up to date development plan
- Retail and leisure developments under 2,500 sq m not in a defined centre and not in accordance with an up to date development plan that would be likely to have a significant impact on other centres
- Main town centre uses (as defined by the policy) in an existing centre, which are not in accordance with the development plan and would substantially increase the attraction of the centre to an extent that the development could have an impact on other centres
References
N/A
Transport assessment/statement
Policies
National Planning Policy Framework
Core Strategy Policy T2
Adopted Supplementary Planning Documents
Leeds Transport SPD (PDF, 12.7MB)
Requirements
Significant travel demand implications as defined in Appendix B of Guidance on Transport Assessment DFT (March 2007).
References
Guidance on Transport Assessment (PDF, 364KB)
GOV.UK Guidance: Travel Plans, Transport Assessments and Statements
Travel plans
Policies
National Planning Policy Framework
Adopted Supplementary Planning Documents Travel Plan
Requirements
Significant transport implications - threshold defined in the Leeds Transport SPD (PDF, 12.7MB).
References
Leeds Transport SPD (PDF, 12.7MB)
Good Practice Guidelines: Delivering Travel Plans through the Planning Process (PDF)
GOV.UK Guidance: Travel Plans, Transport Assessments and Statements
Trees
Requirements
How trees will be retained and protected in construction or demolition, this may include a full tree survey in accordance with British Standards.
All with trees (stem over 75mm at 1.5m height) on or near the site.
References
Existing Trees and Development - Tree-related information in the Planning System (PDF, 2MB)
Ventilation
Policies
UDPR Policy GP5
Requirements
Position and design of ventilation and extraction equipment, including odour abatement techniques and acoustic noise characteristics.
Restaurants/cafes, drinking establishments, hot food takeaways and significant retail, business, industrial or leisure or other similar developments where substantial ventilation or extraction equipment is proposed to be installed.
Visual representations
Requirements
Visual information may include photographs, artists impressions and computer generated images.
Will include major developments and proposals affecting Conservation Areas or having a significant impact in Conservation Areas.
Waste and refuse collection
Requirements
All developments:
Sufficient space will be provided within all new developments (including conversions) to enable separation, storage and collection of recyclable materials to take place.
To be shown on site layout plan:
- bin storage area
- waste collection point
Wind study
Requirements
For any proposal for a building which is substantially taller than its neighbours and/or which significantly changes the skyline:
Wind Study in accordance with guidance on pages 88 and 89 of the Tall Buildings Design Guide SPD 2010 (see references).
References
Wind turbines (onshore wind development)
Requirements
More than 2 turbines or where hub height for any turbine exceeds 15 metres:
Compulsory pre-application consultation with local community. Provide details of how this was done, responses received and the account taken of responses.
References
Certificates of Existing and Proposed Uses
Certificates of Existing Use - Local requirements
Block plan - existing and proposed
Existing site survey plan which should:
- be at a scale of 1:50 or 1:100
- show the direction of North
- show all existing buildings and structures
- show details of any vehicular/pedestrian access
Floor plans - existing and proposed
Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.
Elevation plans - existing and proposed
Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.
Supporting information
This should include documentary evidence confirming the details provided in the application form. Sworn affidavit or tenancy agreements plus additional information is required.
Photomontages and photographs
Photographs should be provided showing the existing buildings on site, showing both interior and exterior details and its setting.
Certificates of Proposed Use - Local requirements
Block plan - existing and proposed
Existing block plan which should:
- be at a scale of 1:50 or 1:100
- show the direction of North
- show all existing buildings and structures
- show details of any vehicular/pedestrian access
Floor plans - existing and proposed
Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.
Elevation plans - existing and proposed
Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.
Approval (Discharge) of conditions
This type of application will be necessary where a condition in a planning permission or a listed building consent requires details of a specified aspect of the development (which was not fully described in the original application) to be approved by the local planning authority before the development can begin.
This is also commonly known as 'discharging' conditions, and should not be confused with the process to remove or vary a condition.
Local requirements
Any other relevant drawings, plans or information to support the application including details of the permission to which the application for approval of details relates and which conditions are the subject of the application.
Advertisement applications
Statutory national requirements
All applications must be accompanied by the statutory national information requirements. Full details can be found on GOV.UK.
Local requirements
Advertisement drawing
Advertisement drawings should be at a scale of 1:50 or 1:100 and show:
- the advertisement size, the siting, materials and colours to be used and how they are fixed
- the height above the ground and extent of projection
- details of the method and colour(s) of illumination
- a cross section through all signs including through any supporting structures or walls
External lighting
Where external lighting is to be provided as part of an advertisement, details of any lighting scheme including proposed hours of use and an assessment of the potential for light pollution from the proposed lighting scheme should be provided. Details of any shrouds and the play of the illumination.
Photomontages and photographs
Photographs and photomontages should be provided where possible showing details of the advertisements and the proposed locations.
Listed Building consent applications
Statutory national requirements
All applications must be accompanied by the statutory national information requirements. Full details can be found on GOV.UK.
Local requirements - plans and drawings
Block plan - existing and proposed
Block plan of the site which should:
- be at a scale of 1:100 or 1:200
- show all site boundaries
- show the position, type and height of boundary treatment (walls, gates, fences etc)
- show the position of any building or structure on the other side of such boundaries
Elevation plans - existing and proposed
Existing and proposed relevant elevations which should:
- show the proposed works
- show all site boundaries
- show all sides of the proposal including any blank elevations
- show proposed building materials
- show proposed building materials
- show the style, materials and finish of windows and doors and other features
- where the proposed elevation adjoins another building (or is in close proximity) the relationship between the buildings and the position of the openings in each property should be clearly shown
Floor plans - existing and proposed
Existing and proposed relevant floor plans which should:
- be at a scale eg 1:50 or 1:100
- show each floor of a new building
- show each floor to be altered with existing and proposed floor layout and dimensions of each room
- show internal and external doors and windows
- showing internal pipe runs etc for bathrooms/kitchens and how it will exit the building
- show where existing buildings, walls, staircases, structures and fittings are to be demolished
- show the relationship of the proposal to adjacent buildings
Roof plans - existing and proposed
Existing and proposed roof plans which should:
- be at a scale eg 1:50 or 1:100
- show the shape of the roof
- indicate the proposed roofing material
- show any vents
- show details of dormer windows including their sides
- show sections through the roof where solar panels are to be fitted
Cross sections and details
Proposed detail plans which should:
- be at a scale of 1:20
- show all features which are to be altered eg new doors, windows, architectural mouldings, guttering, shop-fronts, panelling, fireplaces, plaster moulding and other decorative details. This should include details of the existing features including sections and details of the proposed, including sections. Manufacturer’s brochures and specifications should also be provided
Local requirements - additional informaiton
Heritage statement
The scope and degree of detail necessary in a Heritage Statement will vary according to the particular circumstances of each application. You should provide a written statement that includes:
- a schedule of works to the listed building(s)
- an analysis of the significance of archaeology, history and character of the building/structure
- their impact on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings
- the principles of and justification for the proposed works
Plans should clearly show all existing structures and features to be demolished or removed. A structural survey may be required in support of an application for listed building consent. For applications within or adjacent to a conservation area, an assessment of the impact of the development on the character and appearance of the area may be required.
Photographs
Photographs should be provided showing the existing buildings on site, showing both interior and exterior details and their setting. These can form part of the design and access statement and should include a plan showing the position where the photograph was taken from.
Structural survey
A structural survey may be required in support of an application if the proposal involves substantial demolition, extension or rebuild or is required to establish that a building proposed for conversion is in a sound condition for example where a barn conversion is proposed in a green belt location.
Tree survey and arboricultural implications
Where there are trees within the application site, or on land adjacent to it that could influence or be affected by the development (including street trees), information will be required on which trees are to be retained and on the means of protecting these trees during construction works. This information should be prepared by a suitably qualified and experienced arboriculturist. Full guidance on the survey information, protection plan and method statement that should be provided with an application is set out in the current BS5837:Trees in relation to design, demolition and construction – Recommendations’.
Using the methodology set out in the BS should help to ensure that development is suitably integrated with trees and that potential conflicts are avoided. This is for trees with a stem diameter over 75mm at 1.5m height. Details of hedges and areas of shrub vegetation, and all trees within 12 metres of the developments should be shown. (National Planning Policy Framework, UDPR Policies GP5, N8, N23, N24, LD1, Core Strategy Objectives and Policy P10, SPG13 – Neighbourhoods for Living , SPG25 – Greening the Built Edge)
Protected species report
A Protected Species Survey and Assessment must be provided where a proposal is likely to affect protected species. Please refer to Part 1 of the Local Requirements Template for Biodiversity and Geological Conservation on our website for details of the criteria, indicative thresholds and species likely to be affected.
An Ecological/Geological Survey and Assessment must be submitted where a proposed development is likely to affect a designated site or priority habitat. Refer to Part 2 of the Local Requirements Template for details. (National Planning Policy Framework, Core Strategy Policies G7 and G8, Biodiversity and waterfront development SPD) Natural England
Notification for Agricultural Building
Application form and requirements
- Application form
- Written description of the proposed development and of the materials to be used
- A plan indicating the site
- Relevant fee
References
The Town and Country Planning (General Permitted Development) (England) Order 2015 Schedule 2, Part 6
Notification for Demolition
Application form and requirements
- Application form
- Written description of the proposed development and of the materials to be used
- A statement that a site notice has been posted
- Method of demolition and restoration of the site
- A plan indicating the site
- Relevant fee
Local requirements
Bat Survey
If the site is in an area where bats are known to be present or close to a bat roost, you will need to provide a bat scoping survey. This should confirm whether bats are or have been present within the building or its curtilage, using photographs of the soffits, ridge line and fascia boards, and within the roof structure.
Find if you are in a or near a bat alert zone on this map:
Bat alert zones in the Leeds district (PDF, 8.3MB)
If evidence of bats is found, a bat survey will be required which meets the Minimum Standards for Bat Surveys in West Yorkshire (PDF, 212KB) and must be undertaken by a licensed bat worker.
Method of demolition and site restoration
Details of the method of demolition and site restoration must be provided.
Photographs
Photographs should be provided showing the existing and adjacent buildings on the site.
Structural survey
A structural survey may be required in support of an application if the proposal involves substantial demolition.
Proposed use of the site
Details of what the site will be used for.
Tree survey or arboricultural implications
Where there are trees within the application site, or on land adjacent to it that could influence or be affected by the demolition (including street trees), information will be required on which trees are to be retained and on the means of protecting these trees during construction works.
This information should be prepared by a suitably qualified and experienced arboriculturist. Full guidance on the survey information, protection plan and method statement that should be provided with an application is set out in the current BS5837 ‘Trees in relation to construction' recommendations.
Landscaping details
Existing trees and other vegetation should, where practicable, be retained and protected during the demolition. If landscaping is proposed a landscaping plan should be provided at scale of 1:200 including:
- details of existing planting and all trees/shrubs to be removed
- size, species, density and position of all shrubs and trees
- details of all existing and proposed boundary treatments hard standing/parking
- details of levels
References
The Town and Country Planning (General Permitted Development) (England) Order 2015 Schedule 2, Part 11, Class B
Notification for Telecom Code Operators
Application form and requirements
- Application form
- Any other relevant information
- Written description of the proposed development and of the materials to be used
- Method of demolition and restoration of the site
- A plan indicating the site
- Relevant fee
In addition, you must give evidence that the developer has given notice:
- to any person (other than the developer) who is an owner of the land to which the development relates or a tenant of an agricultural holding any part of which is comprised in the land to which the application relates
- of the proposed development Notification if a mast is to be installed within 3 km of the perimeter of an aerodrome
Information shown within Appendix E of the Code of Best Practice on Mobile Network Development in England should also be provided (see references).
Supplementary information
Acoustic report where relevant.
References
The Town and Country Planning (General Permitted Development) (England) Order 2015 Schedule 2, Part 16, Class A
Code of Best Practice on Mobile Network Development in England (PDF, 673 KB)
All other Notifications
Application form and requirements
- Application form
- Any other relevant information
- All reports and plans as detailed within the application form.
- Relevant fee
References
The Town and Country Planning (General Permitted Development) (England) Order 2015
Applications for works to trees with a Tree Preservation Order (TPO)
You can find out whether a tree is covered by a Tree Preservation Order (TPO) online:
View the TPO and Conservation Areas mapAll applications for works to trees with a TPO must include a completed application form. You can complete an online application on the Planning Portal.
The following information must also be provided:
National information requirements
Detailed tree plan
A plan which clearly identifies the tree or trees on which work is proposed and, where relevant, details the property(ies) impacted by the subject tree(s).
Such information as is necessary to clearly specify the work for which consent is sought.
Use clear terminology such as “fell” and “crown lift” and be clear in the number of trees affected by the proposed works.
Guidance
The Arboricultural Association has useful guidance:
The terminology of tree works
Tree pruning
Statement
Statement with the reasons for making the application.
Applicants are advised not to submit an application until they are in a position to present clear proposals.
Tree replacement proposal
If applying for consent to remove or fell trees then proposals for replacement planting must be provided making clear the number, size, species and location of the replacement trees along with a timescale for planting.
Additional evidence
There is a legal requirement that proposed work must be supported with relevant evidence, such as reports, visual tree assessments and monitoring tables, from suitably qualified people.
Suitably qualified people
General tree work:
Arborist Contractor/ Arboricultural Consultant
Diseased or dangerous trees:
Arborist Contractor/ Arboricultural Consultant
Damage to property:
Structural Engineer/Drains Specialist and Arborist Contactor/ Arboricultural Consultant
Some addtional evidence from a suitably qualified person will be required in the following cases:
Damage to property
Where damage to property by trees is alleged then evidence that the tree is a material cause of the problem and that other factors have been eliminated as potential influences so far as possible is required. Evidence from a suitably qualified person will be expected.
Damage to structures and surfaces
Where damage to structures and surfaces such as garden walls, drains, paving and drives is alleged technical evidence from a relevant engineer, building/drainage surveyor or other appropriate expert must be provided.
Diseased trees
Where felling is proposed due to disease or structural problems with the tree evidence of the damage and disease is required including photographs, written description of the issue and where necessary assessment by a suitably qualified person.
Local requirements
The following information is also required by Leeds City Council for every application:
Photographs
Where possible photographs of the trees including their relationship with other trees/vegetation/buildings.
This helps with clear identification of the tree and potential impacts of the work.
Supporting information
A full and clear specification of the works to be carried out.
Details of any assistance or advice sought from a Local Planning Authority.
Applications for works to trees within a Conservation Area that do not have a Tree Preservation Order (TPO)
You can find out whether a tree is covered by a Tree Preservation Order (TPO) and in a Conservation Area online:
View the TPO and Conservation Areas mapApplications for works to trees within a Conservation Area that do not have a Tree Preservation Order (TPO). Also known as a Section 211 (s211) notice.
An application form is not required but is recommended. You can complete an online application on the Planning Portal.
All applications must include the following information:
National information requirements
Detailed tree plan
A plan detailing location of tree(s) and any relevant buildings/structures must be identifiable so street names and house numbers needed. Where possible indicate distances to buildings/structures and extent of tree canopies if the tree is considered to be impacting on buildings/structures.
Description of works
A description of the work proposed including sufficient particulars to identify the tree or trees.
Where a number of trees or operations are involved, it should be clear what work is proposed to which tree.
Guidance
The Arboricultural Association has useful guidance:
The terminology of tree works
Tree pruning
Date submitted
It is important that you state the date the application is submitted.
Local requirements
The following information is also required by Leeds City Council for every application:
Photographs
Where possible photographs of the trees showing the affected trees individually and within their setting, include relevant buildings/structures or boundaries.
Supporting reports and statements
Supporting reports and statements should be from suitably qualified people.
Suitably qualified people
General tree work:
Arborist Contractor/ Arboricultural Consultant
Diseased or dangerous trees:
Arborist Contractor/ Arboricultural Consultant
Damage to property:
Structural Engineer/Drains Specialist and Arborist Contactor/ Arboricultural Consultant
Permission from owner
Evidence of permission from owner of the tree, especially if the owner is the Local Authority.
No works should be undertaken to any tree without permission of the owner regardless of any decision made on a tree works application.
Guidance
GOV.UK and the RHS has useful guidance:
Resolving neighbour disputes - High hedges, trees and boundaries
Trees and the law
Supporting information
The following additional information may be required as appropriate:
Details of any assistance or advice sought from a Local Planning Authority. An applicant should not submit a s211 notice until they are in a position to present clear proposals.
All works should comply with relevant British Standards:
BS3998: 2010 Recommendations for Tree Works
BS5837: 2012 Recommendations for Trees in Relation to Design, Demolition and Construction
Guidance should be sought from an appropriately qualified person prior to submission.
Leeds City Council will not accept applications that do not meet relevant requirements including appropriate evidence.