Validation Requirements

• show the application site clearly edged with a red line, including all land necessary to carry out the proposed development – e.g., land required for access to the site from the public highway, car parking, landscaping etc.
• show a blue line around any other land owned by the applicant which is close to or adjoining the site
• be based on an up-to-date map showing at least two named roads where applicable and surrounding buildings/land
• be at an appropriate scale (typically 1:1250 or 1:2500, but wherever possible should be scaled to fit A4 or A3 paper)
• show a north point
• have a unique drawing reference number

Planning Practice Guidance: Making an application

If DCC is the developer (as it is for most Regulation 3 applications), an internal cost code can be used for payment. We cannot accept cheques where the signatory is “Devon County Council”. In all other cases, cheques can be made payable to “Devon County Council”.

The Council can only accept payment via cheque or BACS payments currently. Unfortunately, we cannot accept payments online. The other option is to call 01392 383373 to make a payment by credit card over the phone.

Planning Practice Guidance: Making an application

Certificate A: applicant is the sole owner, no agricultural tenants

Certificate B: applicant is not the sole owner, or there are agricultural tenants, and the details of all owners/tenants are known

Certificate C: applicant is not sole owner and does not know the name and address of all the owners and/or agricultural tenants

Certificate D: applicant is not sole owners and does not know the name and address of any the owners and/or agricultural tenants

Planning Practice Guidance: Making an application

Applications for:

• development within a conservation area or World Heritage Site consisting of 1 or more dwellings or floorspace of more than 100m² or more
• major development [1]

However, the following applications are exempt from this requirement:

• waste development
• engineering or mining operations
• a material change of use
• amendments to conditions

• explain the design principles and concepts that have been applied to the development
• demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account
• explain the policy adopted as to access, and how policies relating to access in relevant local development documents have been taken into account
• state what, if any, consultation has been undertaken on issues relating to access to the development and what account has been taken of the outcome of any such consultation
• explain how any specific issues which might affect access to the development have been addressed
• details of the proposed development’s effects on health & wellbeing. This should be done through assessing the developments health impacts (positive, negative, and neutral). It is suggested that the health impacts are identified and then assessed, in order to identify and screen out any potential negative impacts, but also identify the scope for positive impacts as well

Planning Practice Guidance: Making an application

• block plan of the site (e.g., 1:50 or 1:100)
• existing and proposed site layout (e.g., 1:50 or 1:100)
• existing site and topographic surveys including features such as green infrastructure, site levels, contours, buildings, watercourses, public rights of way, overhead lines, and roads within and adjacent to the site
• proposed finished floor and site levels, contours and heights of the application site and adjacent land relating to OS datum (e.g., 1:50 or 1:100)
• proposed finished floor and site levels should be shown in metres Above Ordnance Datum (mAOD), as this is useful for flood risk purposes
• existing and proposed floor plans (e.g. 1:50 or 1:100)
• roof plans (e.g. 1:50 or 1:100)
• detailed junction layouts showing the width of road, turning radii and visibility (e.g. 1:50 or 1:100)

In addition, plans for waste proposals should include a proposed working plan to indicate, as appropriate: any areas of land to be excavated; railway lines; watercourses, services, buildings and trees that will be remain undisturbed; proposals for storage of topsoil and subsoil; proposals for screening and landscaping operations, including details of screening bunds; and the location of fixed plant, stockpiles, buildings, offices, weighbridge, wheel washes etc.

All plans/drawings should:

• be legible with clear labels and legends, and show a clear distinction between existing features to be retained and removed, and proposed features
• show the proposal in context including surrounding surface features and topography beyond the site boundary
• be at an appropriate scale and include a scale bar and calibration scale
• show all major dimensions, including distances from boundaries or key features;
• show a north point
• have a unique drawing reference number and title (when a plan is revised, a revision number should also be shown)

Planning Practice Guidance: Making an application

• show all sides of the proposed/affected buildings/structure including all window and door openings
• show existing and proposed elevations (e.g., 1:50 or 1:100)
• give details of proposed materials
• include major dimensions
• address the above formatting points for Plans

Planning Practice Guidance: Making an application

• proposing altered land levels
• where topography is key to the site
• where the relationship of existing buildings, mature vegetation, or other distinctive features with or surrounding the sites is required to be shown

• show existing and proposed sections in context with surrounding buildings/structures/topographical features. The scale/height of such features should be accurate including height of existing and proposed trees that would help screen and integrate the proposal into the landscape show finished floor and/or site levels
• include major dimensions
• provide spot heights and levels in metres above OS datum (AOD)
• address the above formatting points for plans/drawings

Planning Practice Guidance: Making an application

Where an application is within 15m of an overhead line or 10m of a substation or an underground cable, or the access to a substation or pylon, Western Power Distribution should be consulted prior to an application being made.

National Grid has information on their overheard lines and substations on their website. Information for proposals that are near hazardous installations are on the Health and Safety Executive website.

• a description of the site (including access, existing uses and landscape, ecological and built features) and its surroundings (including any relevant historic, ecological and landscape designations or uses that may be a constraint)
• a description of the proposed development and a summary of any impacts of the development (including the activities that will be carried out on the site, hours of operations, phases of the development, physical dimensions, proposed appearance, vegetation affected, any proposed planting, and any other associated features or information necessary to describe the development and establish the impacts)
• reference to the relevant national and development plan policies and other guidance, and an assessment as to the extent to which the proposal is in accordance with these relevant policies and other guidance
• when the justification and need of a proposal is considered to be a material planning consideration, reference to why the applicant considers there is a valid need should be included
• describe how the proposal achieves sustainable development – how does it respond to the climate and ecological emergency by helping create a resilient, net-zero carbon Devon where people and nature thrive? Explain how the development will help improve social equality and the condition of the environment
• for variations of conditions/minor material amendments, what changes are proposed and why
• any details of pre-application discussions with the County Council and statutory consultees
• a summary of the conclusions and recommendations of reports and research contained as part of the application, reflecting on the links and interactions between the issues covered, and stating clearly which recommendations are being taken forward (providing the detail of implementation) and which recommendations are not being taken forward and why

Depending on the scale of the development, it may be acceptable to include other information that is required by the Local List within the Planning Statement.

Planning Practice Guidance: Determining an application

Devon Waste Plan

Devon Climate Emergency

• how the facility meets sustainable waste management, drives waste up the waste hierarchy and does not undermine movement up the waste hierarchy (prevent, reuse, recycle, other recovery and disposal)
• how the facility meets the spatial strategy of the Devon Waste Plan
• the maximum annual capacity of the facility and the types, quantities and sources of waste
• a statement of how the facility meets Devon’s requirements and, if the proposal is not consistent with the Devon Waste Plan demonstration of the need for the proposed development
• details of the operational and processing methods and, if landfill, details of phasing and timeframes for filling
• details of any existing features of the site that require removal or diversion
• details of stockpiles including heights
• details of any residual materials and how they will be managed
• details of how any energy produced will be utilised and how any residual materials will be managed
• details of site management, e.g. wheel wash facilities
• details of monitoring and complaints procedures
• details of the restoration and aftercare proposed

Planning Practice Guidance: Waste

Devon Waste Plan

• explaining how the proposal helps to deliver Devon County Council’s statutory responsibilities in relation to education (as set out in the Education Infrastructure Plan 2016)
• consideration of the existing school facilities
• identifying the benefits that the development will deliver to the school and local community, and what improvements it will deliver for teaching and learning
• setting out the alternative options that were considered and, where relevant, local demographic pressures on school places should be explained

Education Infrastructure Plan

• details of any consultation held with any neighbours of the site
• any issues identified through this consultation
• the response to these issues and how the proposal has been amended

Developments that are listed in Schedule 2 of the above regulations, either above or below the thresholds, may require an Environmental Statement if it is likely to have significant effects on the environment by virtue of factors such as nature, size and location.

• a location plan
• a description of the development, including in particular:
  • a description of the physical characteristics of the development and, where relevant, of demolition works
  • a description of the location of the development, with particular regard to the environmental sensitivity of geographical areas likely to be affected
• a description of the aspects of the environment likely to be significantly affected by the development
• to the extent the information is available, a description of any likely significant effects of the proposed development on the environment resulting from:
  • the expected residues and emissions, including wastes, where relevant
  • the use and/or destruction and/or creation of environmental resources e.g. soil, land-take, water, fuels, habitats, heritage and culture
• such other information or representations as the person making the request may wish to provide or make, including any features of the proposed development or any measures envisaged to avoid or prevent what might otherwise have been significant adverse effects on the environment

If Environmental Impact Assessment is required, it is advised you obtain a Scoping Opinion from DCC. This will set out the information that DCC considers should be provided in the Environmental Statement to meet the requirements of Regulation 18 and Schedule 4 of the EIA Regulations.

A ‘sensitive area’ is defined as a Site of Special Scientific Interest, Natura 2000 site, National Park, Area of Outstanding Natural Beauty, World Heritage Site or a scheduled monument. Local environmental designations may also be required in certain cases.

Planning Practice Guidance: Environmental Impact Assessment

• a GI Context Plan that evaluates the site landscape in terms of the existing and potential function of GI assets and connectivity to the wider GI network (e.g. for flood management, biodiversity, landscape, historic environment, public access, local food supply and climate change), allowing constraints and opportunities for GI within the proposed development to be taken into account at an early stage in its planning and design
• a GI Statement showing how the proposal would protect and enhance the functions and connectivity of the wider GI network to help sustain and improve environmental quality and support ecosystem services, consistent with the Guiding Principles and Strategic Priorities of the Devon GI Strategy. The GI Statement should demonstrate how the proposal contributes to the delivery of any planned GI identified within relevant Local Plans and GI Strategies
• information outlining how existing and planned GI assets would be managed in perpetuity to sustain their function and connectivity. This should cross-refer to other more detailed documents such as a Landscape and Ecological Management Plan where required
• for larger sites, a GI Plan showing proposed GI provision within the site and how this connects with the wider GI network. For smaller sites, such information may be shown as part of the landscape masterplan
• how the GI provision contributes to mitigating the carbon emissions associated with the construction and/or operation and/or decommissioning of the development to create a resilient, net-zero carbon Devon where people and nature thrive

The GI Scheme should be proportionate to the size of the scheme and its impacts.

The Scheme also needs to be consistent with other application documents such as the Wildlife Report, Landscaping Scheme, Heritage Statement, Sustainable Drainage Scheme and Sustainable Design Statement.

Planning Practice Guidance: Natural Environment (Biodiversity, ecosystems and green infrastructure)

Devon’s Green Infrastructure Strategy

District progress on green infrastructure planning

Landscape Institute: Green Infrastructure

Supplementary Guidance Note: Landscape and Green Infrastructure

Devon Climate Emergency

For minor schemes, such information may be included in the information required for landscape and ecology.

Section 15 of the NPPF

LEMP Guidance

Planning Practice Guidance: Natural Environment (Biodiversity, ecosystems and green infrastructure)

BS42020:2013 Biodiversity- Code of practice for planning and development

• affect a World Heritage Site or its setting
• affect a listed building or its setting
• are within or would impact upon a conservation area
• would impact upon a World Heritage Site or its setting
• may lie within an area of archaeological interest
• could impact upon any other designated or non-designated heritage asset or its setting

Please note that any works to a Listed Building will require separate Listed Building Consent.

Please note that works to a Scheduled Monument are likely to require separate Scheduled Monument Consent.

• outline the proposed works and the extent of the works, noting their scope and what they are expected to achieve – repair/alteration/extension and whether they are internal or external; describe and assess the significance of the asset affected, including any contribution made by their setting
• identify any harm that may be caused to the heritage asset and its setting, together with an indication of any positive impacts that may occur
• state mitigation and/or enhancement measures
• list the sources of information used and any experts consulted, paragraph 194 of the NPPF notes that the Historic Environment Record is consulted as a minimum. Additionally useful information can be obtained from the Historic Environment Record maintained by the Historic Environment Team at Devon County Council as well as the National Heritage List for England and Historic England’s Heritage at Risk Register
• list the designation records for the heritage asset, including the address, number and date of listing, schedule entry or equivalent of the designated heritage asset from the National Heritage List for England as well as the description
• a brief overview of the planning history of the heritage asset is useful, but this should be restricted to the context of the current application

Specifically, for applications:

• within or would impact upon a Conservation Area, the statement should include an assessment of the impact of the works on the character and appearance of the area as described in the Conservation Area Appraisal (which can be found by contacting your District/Borough/City Council)
• involving the disturbance of ground on sites that are known to have or are considered likely to have archaeological interest, an applicant will need to commission an assessment of archaeological information and, if required, non-intrusive and/or intrusive investigations to allow the significance of the archaeology as well as the impact of the development upon it to be understood
• that impact upon a World Heritage Site a heritage impact assessment should be provided based on ICOMOS Guidance on Heritage Impact Assessments for Cultural World Heritage Properties (2011) and Appendix 2 of the Cornwall and Devon Mining Landscape World Heritage Site SPD (2017)

Areas of archaeological interest tend to be located around known archaeological sites, which are recorded on the Historic Environment Record, Scheduled Monuments and within Conservation Areas. The Devon Environment Viewer and Heritage Gateway website allows access to these records and may be used to determine initial potential by applicants. A formal, more detailed, appraisal may be obtained from the Historic Environment Team at DCC.

The results of any archaeological work will need to be included in the Heritage Statement submitted with the planning application.

Planning Practice Guidance: Conserving and enhancing the historic environment

Planning (Listed Buildings and Conservation Areas) Act 1990

Historic England: Note 2 – Managing Significance in Decision-Taking

Historic England: Note 3 – The Setting of Heritage Assets

Statements of Heritage Significance

Preserving Archaeological Remains (2016)

Mineral Extraction and Archaeology

Policy W13 of the Devon Waste Plan

DCC Historic Environment webpages

Cornwall and West Devon Mining Landscape World Heritage Site SPD

For specific information requirements relating to the South Hams SAC, designated for its importance for greater horseshoe bats, please refer to the South Hams Special Area of Conservation (SAC) of Greater Horseshoe Bats Habitats Regulation Assessment Guidance.

For specific information requirements relating to the Beer Quarry and Caves SAC, designated for its importance for greater horseshoe, lesser horseshoe and Bechstein’s bats, please refer to the Beer Quarry and Caves SAC Guidance.

The Habitats and Wild Birds Directives in England and its seas

South Hams Special Area of Conservation (SAC) of Greater Horseshoe Bats Habitats Regulation Assessment Guidance

In line with the forthcoming Environment Bill and advice from Natural England, DCC expects applications to provide 10% net gain from November 2023.

Natural England The Biodiversity Metric *

Biodiversity net gain

Planning Practice Guidance: Natural Environment

Devon Climate Emergency

All applications must include a completed Wildlife and Geology Trigger Table.  This will indicate whether or not a Wildlife or Geology Report is required. The Trigger Table will also help identify whether the proposal may impact on protected or priority habitats or species.

Where the trigger table indicates that a Wildlife and/or Geology Report is required, it must be submitted with the application and be produced by a suitably qualified and experienced ecologist. The report (and any surveys) must comply with DCC and Devon guidance found on the Council’s wildlife and geology planning guidance webpages as well as national guidance such as the British Standard for Biodiversity (BS42020). The report must include all the information required in order for the LPA to determine the application (including any survey information on protected and priority species).

If the proposal includes lighting, this should be implemented in such way to avoid any light spill onto surrounding wildlife habitat and confirmation from an ecological consultant should be provided that they are satisfied with the lighting proposal. In certain cases, the applicant may be required to submit a lighting strategy/plan which shall be accompanied by a Lux Analysis of the detailed development plans.

All details of proposed avoidance, mitigation, compensation, and enhancement actions must be included within the Wildlife Report or other supporting information.
Information within Wildlife Reports must be consistent and link with information in other relevant reports e.g. relating to SUDS, landscape, lighting, flood risk, open space, access, restoration and aftercare and trees.

The Wildlife Checklist must also be completed by the ecological consultant and included with any Wildlife or Geology Report.

Each of the documents referred to and supporting guidance can be found on Devon County Council’s planning guidance webpages.

European and National Wildlife Legislation

Circular 06/05: Biodiversity and Geological Conservation – statutory obligations and their impact within the planning system (2005)

Policy W11 of the Devon Waste Plan

DCC Wildlife and Geology Planning Guidance

MAGIC Maps to identify if a site is within an Impact Risk Zone for a SSSI, SAC, SPA or RAMSAR site

Natural England Standing Advice on Ancient Woodland

Natural England Standing Advice for protected Species

• the existing site and how it contributes to the wider landscape’s natural beauty and special qualities with reference to relevant landscape character assessments and AONB Management Plans
• the nature of the impact of the development (i.e. negative, neutral or positive) and resulting site character
• measures that would mitigate adverse effects on the AONB’s natural beauty and special qualities
• the statement should cross-refer to relevant content within submitted Landscape and Visual Impact Assessments, Lighting Impact Assessments and Noise Impact Assessments where these are also required

For major development, the statement should also demonstrate exceptional circumstances by including an assessment of:

• the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy
• the cost of, and scope for, developing elsewhere outside the designated area, or meeting the need for it in some other way
• any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated

Planning Practice Guidance: Natural Environment

Countryside and Rights of Way Act 2000

Policy W12 of the Devon Waste Plan

AONB Management Plans and associated policies and guidance

Devon’s landscape character assessments

Where the LVIA forms part of and Environmental Statement under the EIA Regulations, the LVIA should fulfil the requirements as outlined under ‘Environmental Statement’. The LVIA should meet the requirements outlined in the scoping opinion (if one has been requested and provided) and focus on the key issues.

Minimum requirements are, where relevant:

• the landscape study area and a Zone of Theoretical Visibility (ZTV) to establish the potential extent of visual impact of the proposals
• a consideration of the landscape and visual context, with reference to relevant landscape character assessments;
• an assessment of effects on the landscape
• an assessment of effects on views/visual amenity, using photographs, visualisations and photomontages that is appropriate and proportionate to the likely significance of effects on the landscape and visual resource- see further information. Where viewpoints/photomontages/visualisations are produced, a hard copy of these, printed at the correct size, should be provided
• details of mitigation measures to avoid or reduce any negative impact of the development upon the landscape and any measures to enhance the landscape character
• presentation of the above in a succinct, focused, and well-illustrated report including a non-technical summary

Applicants are strongly encouraged to agree the scope of the LVIA (including number and location of viewpoints, type of visualisation) through consultation with us and, if appropriate, other relevant consultation bodies.

A Cumulative Landscape and/or Visual Impact Assessment (CLVIA) will be required where the impacts could be greater in combination with other developments (of any type and at any stage) in the area. An assessment of cumulative effects using best practice methods and credible evidence should be conducted.

Book: Landscape Institute / IEMA (2013): Guidelines for Landscape and Visual Impact Assessment. 3rd edition.

Policy W12 of the Devon Waste Plan

Devon’s landscape character assessments

Landscape Institute: Visualisation

• the proposal could harm the character or appearance of the area

and/or

• where existing vegetation is to be removed and replacement landscaping is proposed

• a plan detailing the proposed external works including existing and proposed levels/topography, existing features to be retained and removed, hard and soft landscape proposals and all other measures that will become landscape features (these can be shown on the proposed site plan), such as any trees/planting, flood management measures, roads/paths, fencing/walls, screening, noise bunds
• an evaluation of the importance of the existing landscape features to the character and function of the area and how the proposal maintains and enhances the area, and mitigates any negative impacts
• measures taken to protect and improve existing valued landscape features (e.g. important trees and hedges)
• planting specifications (including soil preparation, planting method, spacing, seed types, plant species, stock size, means of protection/ support, timing of planting)
• evidence that the ground is suitable for the proposed vegetation /habitat type (i.e. soil type, pH, nutrient status and condition)
• construction details/materials for landscape features e.g. hedge banks, walls, fencing, surfacing, tree pits in hard landscapes
• details of maintenance of proposed vegetation during the first 5 years to ensure successful establishment, including replacement of plant failures, weed control, and the period of aftercare

The location, species selection, stock size, establishment method and means of protection of proposed trees should be informed by good practice guidance on seeking the right tree in the right place and should take into account the expected mature size of the tree once fully grown.

Planning Practice Guidance: Natural Environment

European Landscape Convention

EIA Regulations 2017

Policy W12 of the Devon Waste Plan

Right Place Right Tree – Devon Local Nature Partnership (devonlnp.org.uk)

Guidance on establishing trees and hedges

Supplementary Guidance Note: Landscape and Green Infrastructure

Devon’s Landscape Character Assessments

Water Framework Directive

Natural Environment and Rural Communities Act

Trees and Design Action Group

Natural England Standing Advice on Ancient Woodland

A full Arboricultural Method Statement should be provided where the development is within the root protection area of a tree.

• a plan detailing the location of all trees (and hedgerows if considered appropriate) on the site (including those that may be affected but are adjacent to the site), identifying:
  • trees for retention
  • trees scheduled for removal
  • any trees covered by a Tree Protection Order
  • root Protection Areas of trees likely to be affected by the development
  • areas to be protected from construction operations showing the location of tree protection fencing
• where trees are scheduled for removal or could be impacted by the development, a survey and categorisation of existing trees should be conducted and their current condition and the potential impact of the development on their health should be assessed
• details of how the tree and the roots will be protected during construction
• the AMS should evidence that the proposal is technically feasible, referring to the “Heads of Terms” as defined within BS 5837: 2012

These documents should be completed in accordance with BS5837:2012.

BS5837:2012 Trees in Relation to design, demolition and construction

Natural England Standing Advice on Ancient Woodland

Natural England Standing Advice for Protected Species

• affect a playing field
• affect land used for playing fields at any time in the last 5 years which remains undeveloped
• prejudice the use of all or any part of a playing field

or

• include land which is identified for use as playing field in a development plan.

• plans identifying existing and proposed marked playing pitches (for winter and summer games) including safety margins
• what the playing field is used for, when and by whom
• the amount of playing field affected and whether this affects useable or unusable playing field
• a statement of need explaining why the proposed development would justify the loss of the playing field
• whether alternative sites for the development have been considered and why these have been discounted
• whether the proposal is thought to meet one of Sport England’s policy exceptions. Details of these Exceptions can be found on Sport England’s website
• details demonstrating compliance with the Playing Pitch Strategy prepared by the relevant district authority
• details of any ancillary facilities e.g., floodlights
• the specification of any Artificial Grass Pitch and reason for the chosen surface type
• how, for any replacement area of playing field, equivalent or better quality will be achieve and maintained, including an assessment of the performance of the existing area, the programme of works (including pitch construction) for the creating of the proposed replacement area and a management and monitoring plan for the replacement area

If the proposed development triggers a Playing Field Assessment, you should consult Sport England at the earliest opportunity.

Planning Practice Guidance: Open space, sports and recreation facilities, public rights of way and local green space

Playing Pitch Strategies prepared by Devon’s district councils.

• result in the loss of open space

and/or

• have implications for a Public Right of Way.

• an assessment to show the open space is surplus to requirements

or

• measures to compensate or replace such impacts, such as the diversion or enhancement of a Public Right of Way within or adjoining the development. Information on Rights of Way and Planning can be found on DCC’s public rights of way website.

Planning Practice Guidance: Open space, sports and recreation facilities, public rights of way and local green space

Policy W17 of the Devon Waste Plan

Policies PL1A/2 to PL2B of the Rights of Way Improvement Plan 2: Policies and Actions (2012)

• school developments that result in an increase in pupil numbers; and/or
• developments which generate a significant amount of movement in sustainable and active travel modes

or

• developments which generate any increase in motorised transport

For school developments that result in any increase in pupil numbers, the following details must be included in the application:

• current and proposed number of pupils and staff at the school
• staff travel patterns and details on current measures that support active and sustainable travel of staff to the school site
• current and proposed car and cycle/scooter parking facilities at the school including type of facility (e.g. covered/secure/lighting), number of spaces, location; how safe and convenient access to the site will be provided, particularly for those walking, cycling or scooting (including cycle/scooter parking facilities)
• how sustainable travel is to be increased and encouraged
• how car journeys to the school will be reduced and the often-associated issues of congestion and inappropriate parking will be tackled
• details of the proposed development’s effects on health & wellbeing. This should be done through assessing the developments health impacts (positive, negative and neutral). It is suggested that the health impacts are identified and then assessed, in order to identify and screen out any potential negative impacts, but also identify the scope for positive impacts as well

Where a school development will create a significant amount of movement (by any mode of transport) an up-to-date School Travel Plan should be provided with the application (or a commitment made to its provision prior to the new development coming into use). As a general guideline, the County Council considers an increase of 20 pupils or 25% to be significant, though this will be determined on a case by case basis. A smaller increase in pupils may be considered significant where there are existing issues with the highway network in terms of congestion or road safety issues, or where the development results in a change to the access arrangements that could affect the road safety of school users.

A School Travel Plan sets out how a school will promote safer, active, and sustainable travel to and from school. The main emphasis is on reducing the number of children being driven to and from school, therefore reducing traffic congestion and parking problem outside the school and carbon emissions. Fewer vehicles near the school will improve air quality, safety and make it a nicer environment for the pupils and parents. In turn this will encourage further take-up of sustainable and active travel.

A School Travel Plan is the first step for tackling the issue of inconsiderate parking outside schools at school travel time.  It is important that school travel plans are updated regularly as they are a live document. It is recommended that a travel plan coordinator is appointed, they would be responsible for creating, updating, and implementing the travel plan.

For more information on School Travel Plans, please visit the Schools Safe Travel website or email rshelp@devon.gov.uk

Non–school developments

Where a development will create a significant amount of movement (by any mode of transport) a Travel Plan should be provided.  Applicants should refer to the trigger points as detailed in the relevant Local Plan.  Where the Local Plan is not clear for the proposed development type, the applicant should seek advice from the Devon County Council Development Management Team or Highways Development Management. Details of the proposed development’s effects on health & wellbeing. This should be done through assessing the developments health impacts (positive, negative and neutral). It is suggested that the health impacts are identified and then assessed, in order to identify and screen out any potential negative impacts, but also identify the scope for positive impacts as well.

Where a Travel Plan is required, it should relate explicitly to the Transport Assessment/Transport Statement if required (see below). Developers are responsible for preparing Travel Plans to the standards required by the Planning Practice Guidance and the Highways Development Management Officers.

School Travel Plan – Roads and transport (devon.gov.uk)

Planning Practice Guidance: Travel plans, transport assessments and statements in decision-taking

Home to school travel and transport guidance

Policy W17 of the Devon Waste Plan

Travel Devon Toolkit

Devon Climate Emergency

Guidance for applicants

The scope and detail of the Transport Assessment or Statement should be guided by the information set out in the Planning Practice Guidance and by the Highways Development Management Officers.

Planning Practice Guidance: Travel plans, transport assessments and statements in decision-taking

Policy W17 of the Devon Waste Plan

Guidance for applicants

Please seek guidance from Devon County Council Highways Development Management Officers directly to establish the details required.

Design Manual for Road and Bridges: Volume 5 Section 2

Policy W17 of the Devon Waste Plan

Guidance for applicants

• in Flood Zones 2 and 3
• of more than 1 hectare in Flood Zone 1
• in a Critical Drainage Area in Flood Zone 1

or

• less than 1 hectare in Flood Zone 1 (including a change of use proposals to a more vulnerable class) where they could be affected by sources of flooding other than rivers and the sea, e.g. surface water drains, reservoirs

• Flood Zone 1 and Critical Drainage Areas
• Flood Zones 2 and 3
• Flood Zones 2 and 3: minor extensions and vulnerable development

Overall, it is expected Flood Risk Assessments will contain:

• reference to the Strategic Flood Risk Assessment (often adopted as part of the Local Plan)
• consideration of flood warning and flood evacuation procedures
• plans, including outline of development proposals with identified areas for SuDS
• surveys
• assessments of flood risk and surface water runoff, including impacts to offsite locations
• flood management and protection measures
• sufficient information to demonstrate whether the proposal will be safe of its lifetime, not increase flood risk elsewhere and (where possible) reduce flood risks overall
• a sequential/exception test if necessary
• the FRA should include evidence regarding the availability of any alternative sites at a lower risk of flooding to help the LPA determine whether the flood risk Sequential Test can be satisfied (if required)

The checklist contained on the Planning Practice Guidance website may help preparation and can be found here.

The FRA should be proportionate to the degree of flood risk and appropriate to the scale, nature and location of the development.

The FRA must consider surface water flood risk and should include sustainable drainage systems wherever possible. Detailed evidence would need to be provided if this cannot be achieved. If the details of sustainable drainage systems are not included within the FRA, then a separate document detailing the Sustainable Drainage Scheme will be required.

Planning Practice Guidance: Flood Risk and Coastal Change

Defra and EA: Flood risk assessment for planning applications

EA’s Flood Risk Standing Advice

Flood Map for Zones 2 or 3

Flood Risk Emergency Plans

Policy W19 of the Devon Waste Plan

• major development; or
• minor development that proposes an:
  • alteration to the existing drainage arrangements (surface water or foul water); and/or
  • interruption to the natural drainage.

A scheme will not be required if an FRA considers surface water drainage and proposes sustainable drainage systems.

Minor developments must demonstrate how the site’s natural drainage will be maintained and bettered. The scheme should include statements/drawings detailing:

• current surface water drainage details for the site, including discharge routes, flow rates, volumes and any amenity and ecology benefits
• infiltration testing and groundwater monitoring should be undertaken as soon as possible, in order to avoid delays
• above ground sustainable drainage systems should be landscaped to provide maximum benefit for amenity and biodiversity
• information demonstrating how the surface water run-off will be discharged as high up the following hierarchy of drainage options as reasonably practicable, with justification as to why not higher:
  • into the ground (infiltration)
  • to a surface water body
  • to a surface water sewer, highway drain or another drainage system
  • to a combined sewer
• the sustainable drainage system to be implemented and demonstrate how this is designed in accordance with DCC SUDS guidance, including calculations and how this improves water quality and provides amenity and ecology benefits
• Storage calculations should use FEH rainfall data as well as a 10% increase for Urban Creep
• Climate change allowances should be in accordance with Environment Agency / Defra mapping
• arrangements for ongoing maintenance of sustainable drainage systems for the lifetime of the development
• the measures taken during construction to not increase flood risk
• demonstrate how pollution to surface water will be avoided
• justification as to why sustainable drainage systems cannot be achieved where demonstrated to be inappropriate

Discharge licenses required for quarries (from Environment Agency).

Planning Practice Guidance: Reducing the causes and impacts of flooding

Planning Practice Guidance: Flood Risk and Coastal Change

Guidance for New Developments: Surface Water Drainage Assessments

Defra: Non-statutory technical standards for sustainable drainage systems

Ciria C697 – The SuDS Manual

Sustainable Drainage Systems: Guidance for Devon

Climate change allowances for peak river flow in England (data.gov.uk)

Devon Environment Viewer

Policy W19 of the Devon Waste Plan

• involve significant ground works, dewatering, abstraction

or

• propose to infill land

Major Regulation 3 applications that involve significant ground works.

• details of existing groundwater levels
• impacts of the development on existing water levels
• mitigation measures and management of such impacts
• for applications within a groundwater source protection zone, a risk assessment will be required considering the impact on water quality and resources
• for applications within or affecting a wetland SSSI, consideration needs to be had for potential water level changes on any wetland SSSI

For applications involving dewatering or abstraction, the assessment should also include:

• calculations of the extent and volumes of dewatering
• details of topography and surface drainage, artificial ground, superficial deposits, landslip deposits, rockhead depth, bedrock geology and details of any borehole reports including any information with regard to both licensed and unlicensed abstractions, where necessary
• details of the natural water table including its depth, source catchment areas and characteristics
• consideration of the potential impact upon any wetland SSSI
• evidence that third parties will not be affected by the dewatering, and where there is a potential impact upon public and private water supplies, water bodies or watercourses details of mitigating measures must be included in the application
• details of proposed methods of dewatering and proposed methods of water disposal
• proposed measures to control potential pollution to protect ground and surface water
• any necessary drainage and flood control measures; and proposed monitoring measures, including any requirements for the provision of settlement lagoons; the way in which surface water is to be disposed of; the avoidance of impairing drainage from adjoining areas; and the prevention of material entering open watercourses

Monitoring of the existing water regime for at least 12 months prior to submission of the application may be necessary in order to ensure that surface and ground water can be safeguarded.

Policy W16 of the Devon Waste Plan

EA: Groundwater protection

Paragraph 20 states that ‘applications for developments relying on anything other than connection to a public sewage treatment plant should be supported by sufficient information to understand the potential implications for the water environment’.  Any planning application for a non-mains system should therefore be accompanied by a Foul Drainage Assessment (FDA) form including a justification for why connection to the mains sewerage system is not feasible and sufficient information to demonstrate that the proposed system will be viable in this location and will not be detrimental to the environment.  Sufficient information would normally include the provision of the following:

• full details of the proposed flows (based on Flows and Loads 4)
• a plan showing the location of the proposed treatment plant and appropriately sized soakaway field/discharge point
• percolation test results to demonstrate the viability of soakaways (if proposed)
• for applications within or affecting a wetland SSSI, consideration needs to be had for potential water level changes on any wetland SSSI

The FDA form is available here.

• the development will be safe over its planned lifetime and not have an unacceptable impact on coastal change 
• the character of the coast including designations is not compromised
• the development provides wider sustainability benefits
• the development does not hinder the creation and maintenance of a continuous signed and managed route around the coast

Planning Practice Guidance

Construction

• choice of materials to minimise embodied carbon over the lifecycle of the development (considering ongoing maintenance requirements), to include those emissions associated with the materials’ manufacture, distribution and use on site
• need to minimise energy consumption, maximise energy efficiency and use renewable energy
• need to minimise water consumption
• the need to avoid damaging carbon stores
• the opportunity for landscaping onsite or habitat restoration/creation elsewhere to offset carbon emissions associated with the construction

Operation and Maintenance

• need of the development to minimise energy consumption, maximise energy efficiency and use renewable energy. This shall include how landform, layout, orientation, massing, landscaping and planting have been used to make use of solar gain, natural ventilation and local cooling, and how highways schemes have been designed to maximise vehicle efficiency (e.g. minimise start/stop cycles at junctions) and encourage sustainable travel modes
• explain how Local Plan policies on local energy requirements will be met, particularly in response to requirements for decentralised energy supply unless, having regard to the type of development involved and its design, it can be demonstrated that this is not feasible or viable
• minimisation of water consumption and use of grey water, black water and rainwater harvesting
• the opportunity for landscaping onsite or habitat restoration/creation elsewhere to offset annual carbon emissions associated with the development’s operation

End of Life

• choice of materials to enable their straightforward and likely reuse or recycling
• the opportunity for the deployment of renewable energy
• the opportunity for landscaping onsite to absorb carbon

With regard to Flood Risk this should demonstrate how the proposal has incorporated sustainable drainage schemes.

With regard to Amenity this should demonstrate how the proposal will minimise impact on neighbouring properties during construction and operation. 

 With regard to Green Infrastructure this should demonstrate how the proposal will enhance green infrastructure connections through landscaping schemes and the enhancement of ecology and biodiversity provisions. 

 In some cases, the above information may be covered by other detailed documents submitted with the planning application, in this case, this document can cross refer to these documents.  

Climate Change Act 2008

Paragraphs 9, 126, 130, and Section 14 the NPPF

WRAP Guide to Cutting Embodied Carbon in Construction Projects

Building for Life guidance

Landscape and Green Infrastructure Guidance Note

Policies W2, W4, W6 and W14 of the Devon Waste Plan

• sustainable procurement measures used to minimise the generation of waste during the construction process
• the types and quantities of waste that will be generated during the demolition and construction phases and the measures to ensure that the waste is managed in accordance with the waste hierarchy
• the types and quantities of waste that will be generated during the operational phase of the development and measures to ensure that the waste is managed in accordance with the waste hierarchy
• the types and quantities of waste that will be generated during the end of life phase and the measures to ensure that the waste will be able to be managed in accordance with the waste hierarchy

Further information, including a Waste Audit Statement template, is contained within the Waste Management and Infrastructure SPD.

National Planning Policy for Waste

Planning Practice Guidance: Waste

Paragraph 8 of the NPPF

• neighbours
• other road users
• sensitive wildlife designations
• sensitive landscape designations

or

• when in close proximity to a watercourse

• timetable/programme of works
• measures for traffic management (including routeing of vehicles to and from the site, details of the number/frequency and sizes of vehicles)
• days and hours of building operations and deliveries
• location of loading, unloading and storage of plant and materials
• location of contractor compound and facilities
• provision of boundary fencing/hoarding
• measures to protect and manage existing trees, hedgerows and other protected vegetation/wildlife habitats and protected species during construction, including location and type of fencing, method statements and timing of operations to avoid adverse effects on species and habitats (unless included in other documents)
• management of risks to nearby watercourses from soil/sediment runoff (note: some treatment methods can require an Environmental Permit from the Environment Agency)
• parking of vehicles of site personnel, operatives and visitors
• wheel washing
• dust control

• mud and waste on the public highway
• odour, dust and bio-aerosols
• birds/flies/vermin/litter
• noise
• surface and ground water pollution
• spillages/seepages
• soil

It is suggested you contact the Development Management team and the relevant Highways Officer, who will advise on the scope and content of the plan which will reflect the scale and context of the development.

Guidance for applicants

• affect the best and most versatile agricultural land (Grades 1, 2 or 3a)

and/or

• are for new waste disposal facilities or an extension to an existing site

• the quality of existing agricultural land and soil quality
• how the agricultural land classification would be protected or, on completion of proposed operation, would be returned to the same agricultural land grade classification and the quality of any agricultural land lost and justification for its loss
• measures that would be taken to safeguard the soil qualities during storage and restoration
• the quality of imported soils/other waste materials and how they would improve the land for agricultural purposes

Policy W16 of the Devon Waste Plan

Planning Practice Guidance: Natural Environment – Brownfield land, soils and agricultural land

Natural England: Agricultural Land Classification: protection the best and most versatile land

Construction code of practice for the sustainable use of soils on construction sites

• be based on desk-based research (historic maps etc.)
• include a site walkover
• consider risks to both human health and controlled waters
• contain an initial risk assessment identifying the potential sources of contamination, the pathways by which it might reach vulnerable receptors, evaluate the risks and consider options to show how the identified pollutant linkages can be broken

Unless this initial assessment clearly demonstrates that the risk from contamination can be satisfactorily reduced to an acceptable level, further site investigations and risk assessment (Phase 2 Report) will be needed before the application can be determined.

Phase 2 Report

This should show:

• the site is suitable for its new use – taking account of ground conditions and land stability, pollution from previous uses and any proposals for mitigation (including land remediation or impacts on the natural environment arising from that remediation)
• the effects (including cumulative effects) of pollution on health, the natural environment or general amenity should be taken into account. The potential sensitivity of the area or proposed development to adverse effects from pollution should also be set out
• after remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990

Where remediation works are identified by a Phase 2 report, a remediation and verification strategy should be provided.

Policy W16 of the Devon Waste Plan

Planning Practice Guidance: Land affected by contamination

Land Contamination Risk Management (LCRM)

• where the site or adjacent area is suspected or likely to be unstable

or

• on land within 200 metres of cliffs, ridges or steep embankments, steep slopes or mining activities

• an assessment of local geology
• the land stability history of the site
• site inspection
• some ground investigation e.g. soil testing, slope stability analysis and reporting
• assessment of land stability risks
• mitigation measures

The supporting information should consider the effects of both natural and manmade underground cavities and ground compression.

Planning Practice Guidance: Land Stability

• an appraisal of the geology of the site and its surroundings and current or previous mineral working and extant mineral planning permissions
• evaluation of available mineral exploration data
• evaluation of the extent of current extraction in Devon or the wider area of the mineral resource underlying the site and its continued supply in the foreseeable future
• the scope for prior extraction of the resource in advance of non-mineral development
• assessment of the current and future economic and/or heritage value of the mineral resource, based on the above information, and its relative value in comparison with the proposed non-mineral development in order to inform the local planning authority prior to it determining the application
• in some instances, the results of physical site investigation including boreholes or trial pits

Planning Practice Guidance: Minerals

Policy M2 of the Devon Minerals Plan

Mineral Safeguarding SPD

• require a Transport Assessment or Statement
• are within or adjacent to an Air Quality Management Area

or

• will generate dust, PM10s, fumes, vapours, odour or any other emissions to the air for example anaerobic digestors and combustion plants

• a description of baseline conditions
• relevant air quality concerns and any previous complaints received
• the scale and nature of the emissions the development will generate
• the assessment methodology and any requirements around verification of modelling air quality
• activities or operations that will generate dust/odour/fumes/PM10 etc.
• sensitive locations and receptors
• ecological receptors e.g., SSSIs
• the basis for assessing impact and determining the significance of an impact
• construction phase impact
• measures that could deliver improved air quality even when legally binding limits for concentrations of major air pollutants are not being breached
• details of any mitigation and management measures proposed
• monitoring arrangements

Planning Practice Guidance: Air Quality

Policy W18 of the Devon Waste Plan

Natural England’s Impact Risk Zones for Sites of Special Scientific Interest

Air Pollution Information Service

• will generate significant noise, either alone or in combination with other existing or proposed development

or

• are within a noise sensitive area

Noise assessments should generally include:

• baseline data relating to existing noise levels including frequency analysis
• Identification of representative and free field sensitive receptors and measuring points and how these are appropriate (considering not only the distance, but topography etc.)
• a description of the likely noise emissions during construction and when operational (during different phases, if applicable), and an assessment of effects on the area affected
• how the design minimises and/or mitigates noise to avoid significant adverse impacts on health and quality of life
• where cumulative effects are possible, scenarios should be developed to determine the likely cumulative impact
• an assessment of the impact of any residual increase in noise on the surrounding area, in particular protected areas of tranquillity such as AONBs
• identification of whether the noise will have an impact on wildlife, with particular consideration to be given to the potential effect of noisy development on noise-sensitive ecological receptors and international, national and locally designated sites for importance for biodiversity
• a noise monitoring and mitigation/management scheme

Planning Practice Guidance: Noise

Noise Policy Statement for England

Landscape Character Assessment evidence highlights areas valued for tranquillity, as well as the CPRE

Policies W11, W12 and W18 of the Devon Waste Plan

• are in the open countryside
• would face residential properties
• would spill into a designated habitat or affect a protected species

or

• would spill onto the transport network

• a layout plan
• mounting height
• beam orientation and spread
• design of lighting fixtures
• controls (which should include movement sensors, and/or timers where practical to reduce energy consumption)
• hours of use
• identify the area of any light spill, detail mitigating measures, and assess the impact of light spill on the receptors

Planning Practice Guidance: Light pollution

DCC’s Street Lighting Policy

Reduction of Obtrusive Light GN01:2011

The Chartered Institution of Building Services Engineers Fact file No 7 – Rev 1, 2003.

Policies W11, W12, W17 and W18 of the Devon Waste Plan

HRA – Guidance for South Hams GHB SAC

Bats and artificial lighting Guidance

• assess the impact of proposals in respect of potential loss of daylight and sunlight
• include a plan of the extent of overshadowing that would occur

Planning Practice Guidance: Design: process and tools

Site Layout planning for daylight and sunlight: a guide to good practice (BRE report 209 1991).

Policy W18 of the Devon Waste Plan

• for wind turbines and solar farms
• where the height of any structure (permanent or temporary) exceeds the aerodrome safeguarding zone thresholds
• likely to produce smoke or dust in an aerodrome safeguarding area
• That impact upon the integrity of radar and other electronic aids to air navigation by reflection and refraction of signals
• where the proposal may obscure or diminish the effect of existing safety lighting, install similar lighting which may cause confusion or contains lighting or materials that may dazzle pilot
• has the potential to increase hazardous bird species or numbers within 13 km of any licensed aerodrome
• where the proposal might have an effect on Instrument Flight Procedures (IFP’s) within the aerodrome safeguarding area. This can only be carried out in consultation with the aerodrome and its Approved Procedure Design Organisation 

This should demonstrate:

• how the proposal does not constitute a hazard to air traffic, with or without mitigation
• that the individual airport operators and operators of licensed aerodromes have been contacted and are content with the proposals and mitigation measures proposed

Exeter Airport welcomes pre-application discussions on developments or issues that might have an impact on aerodrome safety/operations (a charge may apply). You can contact the safeguarding department by emailing safeguarding@exeter-airport.co.uk

Radar and other meteorological radio uses
For applications that fall within the consultation zone and meet the criteria with regards to the type and height of development, contact should be made with the Met Office for pre-application advice. Any planning application that falls within these criteria should demonstrate measures taken to mitigate any impacts on the operation of this infrastructure.

Policy W15 of the Devon Waste Plan

Met Office Safeguarding

Town and Country Planning (Safeguard Meteorological Sites) (England) Direction 2014

• details of the proposed restored landscape including landform, land cover and landscape features, showing how they link and relate to the contours and features of the surrounding area and how the design responds to the character of the landscape context
• how the proposals would improve and connect with the green infrastructure network including ecological requirements identified in the Wildlife Report, ensuring ecological functionality of the wider landscape and access for informal recreation
• measures for the management of emissions (including gases and liquids)
• phasing arrangements
• a programme of aftercare and monitoring of the site

Policy W20 of the Devon Waste Plan