Planning application validation requirements

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 nieghbours 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

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

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

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

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

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..           

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.           

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:           

Retrospective applications – photographs should be provided showing all elevations.           

Photographs should be provided showing where the dish will be positioned and the manufacturers brochure/specification.           

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.           

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

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

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

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

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)

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:           

1. within or adjacent to Air Quality Area
2. result in designation of new Air Quality Area
3. development near designated industrial process
4. industrial development where emissions could affect surrounding neighbourhood

References

Building for Tomorrow Today - Sustainable Design and Construction (PDF, 5MB)           

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:           

1. all applications with an impact on bats
2. the site is within a bat alert layer
3. the site is a known bat roost
4. 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)

Bat Alert Layer Guidance - Flow Diagram (PDF, 29KB)           

Bat surveys out of season - Flow Diagram (PDF, 9KB)         

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:         

1. Major applications - from Monday 12 February 2024
2. 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         

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:                                                                  

1. any non-EIA wind turbine applications within 1km of South Pennine Moors Phase 2 SPA
2. 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)

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.                                                                   

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

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

Policies

UDPR Policy BD5 and GP5                                                                                         

Requirements

Where adverse impact on current levels.                                                                                         

Policies

NPPG

on ‘Low Carbon and Renewable Energy’

UDP

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.                                                                                         

Policies

EIA Regulations 2017                                                               

Requirements

An Environmental Impact Statement is required for all schedule 1 applications and for schedule 2 applications where appropriate.                                                           

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                                                                                         

Strategic Flood Risk Assessment                              

Advice on flood risk management for developers                             

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.

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).                                                               

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

Historic England - Planning                                                                

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

Contaminated land                      

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

Landscape planning and development                                                                

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                                                               

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

Noise and vibration planning guidance      

Noise guidance on GOV.UK     

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

Leeds Transport SPD (PDF, 12.7MB)           

Requirements

Draft Heads of Terms.           

References

Planning obligations (Section 106 agreements)           

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.                                                       

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.                                                               

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

Statement of Community Involvement

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.                                                               

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)                                                                

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

Tall Buildings Design Guide (PDF, 13.1MB)                                                                

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.                                                           

Policies

National Planning Policy Framework
Core Strategy Policies P4, P8

Requirements

1. 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
2. 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
3. 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            

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           

West Yorkshire Local Transport Plan           

West Yorkshire Transport Strategy 2040 (PDF, 4.34MB)           

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           

West Yorkshire Local Transport Plan           

West Yorkshire Transport Strategy 2040 (PDF, 4.34MB)

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

Tree works and preservation                                                            

Existing Trees and Development - Tree-related information in the Planning System (PDF, 2MB)                                                           

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.                                                           

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.                                                           

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

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

Tall Buildings Design Guide (PDF, 13.1MB)                                                           

Wind Engineering Society                                                           

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

UK Statutory Instruments 2013 No. 2932

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

Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.                                                                

Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.                                                                

This should include documentary evidence confirming the details provided in the application form. Sworn affidavit or tenancy agreements plus additional information is required.   

Photographs should be provided showing the existing buildings on site, showing both interior and exterior details and its setting.                                                            

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

Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.                                                                

Relevant existing and proposed floor plans which should be at a scale of 1:50 or 1:100.                                                                

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

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.                                                                          

Photographs and photomontages should be provided where possible showing details of the advertisements and the proposed locations.                                                                  

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

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

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

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

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

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 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.                                                                               

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.                                                                          

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)                                                                  

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                                                                          

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.                                                                   

Details of the method of demolition and site restoration must be provided.                                                                    

Photographs should be provided showing the existing and adjacent buildings on the site.                                                             

A structural survey may be required in support of an application if the proposal involves substantial demolition.                                                                   

Details of what the site will be used for.                                                                   

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.                                                             

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

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 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.                                           

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.                                           

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.                                           

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.                                           

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.

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.

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

It is important that you state the date the application is submitted.

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 should be from suitably qualified people.

Evidence of permission from owner of the tree, especially if the owner is the Local Authority.

Guidance

GOV.UK and the RHS has useful guidance:
Resolving neighbour disputes - High hedges, trees and boundaries
Trees and the law