Supporting document types

The effects of a development on the surrounding environment can have a great impact on whether it is deemed acceptable. This includes the sustainability of the development and consideration of relevant risks such as flooding. 

For works to trees and hedgerows it is likely that some of these documents will be required alongside the application. 

Air quality assessment

Air quality assessments consider the effect a proposed development would have on the air quality of the surrounding area. If a development is likely to impact the air quality, then an assessment should be provided alongside an application for planning consent. This may apply if an application: 

• Generates significant new traffic or congestion
• Creates new sources of air pollution
• Exposes the area to existing air pollution
• Impacts a designated wildlife site or surrounding biodiversity 

Detailed government guidance¹ is available to help you with your application. 

Approved compensation plan

An approved compensation plan should outline the agreed compensation measures that the local authority have approved. These measures help ensure the development reaches the biodiversity net gain threshold.

Arboricultural implications - details

(Also known as: arboricultural impact assessment, arboricultural implications assessment, arboricultural implications study)

An arboricultural implication study aims to understand the relationship between the proposed development and any existing trees. Showing how they will interact and the future implications as a result of development. Detailing any negative outcomes and their potential mitigation techniques. 

This may be required if your site is a designated conservation area or the trees are protected under tree preservation orders. Larger developments including infrastructure may also need an arboricultural implications survey.  

Baseline onsite habitat map/plan (pre-development)

This should show the onsite baseline habitat at a set date prior to the development, showing the broad existing habitats and their locations. This should be completed before any development has taken place. If not, it should account for any lost habitats as a result.

Baseline onsite habitat survey report (pre-development)

This should be a complete survey of the habitats on the development site prior to any development commencing. This should identify all broad habitats within the land, including details of their condition. The date of which the survey was taken must be included within the report.

Biodiversity statement

This is an optional document which should provide an overview of the biodiversity impact and changes to the site. Generally, this includes: The pre-development biodiversity value; Steps taken to minimise adverse biodiversity impacts; The proposed approach to enhancing biodiversity on-site; Details of any proposed off-site biodiversity enhancements (including the use of credits) that have been planned or arranged. Please check specific requirements with the local authority.

Biodiversity credits details

These documents should provide details of why credits are required; and/or any statutory credits which have been purchased to ensure a development meets the biodiversity net gain requirement. This may include a receipt of purchase, or any certificates associated with the credits.

Biodiversity gain plan

This should contain full details of the biodiversity impact and changes of the site. Generally, this includes: 

• How negative impacts have been minimised
• Pre and post-development biodiversity value of onsite habitat(s)
• Biodiversity value of any offsite habitat(s)
• All statutory biodiversity credits purchased in relation to the development. 

Please check specific requirements with the local authority.

Biodiversity metric calculation tool

This should contain a completed biodiversity metric. The metric should be completed by a competent person. This is used to calculate the biodiversity value of a development, allowing the local authority to understand the impact on the biodiversity and ensure a net gain is achieved where required. 

Biodiversity survey and report

A biodiversity survey and report may be required for any development which will have implications on surrounding wildlife and biodiversity.  

The current habitat and how this will be impacted including the effect on any protected species should be reported. Considerations and mitigation techniques for any issues can be demonstrated to help show the sustainability of a development. 

Biodiversity trigger list

(Also known as: environmental / ecological / wildlife / geology trigger list / table)

Your application requires a trigger list. The list can be downloaded on the relevant planning authority’s website.
Trigger lists highlight which ecological, environmental or biodiversity related documents and assessments need to be provided alongside an application, based on a set of questions contained within the list.

Coal mining risk assessment

(Also known as: CMRA) 

The CMRA is required if development is taking place on a coalfield development high risk area, this can be checked on the Coal Authorities interactive map. The assessment should be carried out by a suitably qualified person and signed off by a chartered engineer or geologist. 

The report itself must contain the site location and plan as well as a description of the proposed development. Identifying and assessing site specific coal mining risks with a detailed mitigation strategy. 

It should conclude with a summary of the risks and further steps which should be considered.  
More information and exemptions can be found on the government guidance.  

Condition assessment sheets

(Also known as: habitat condition assessment) 

Habitat condition assessments are used to help determine the baseline value of a site, factoring in the condition of the habitats present.

Date of planting - evidence

(Also known as: evidence of date of planting) 

Evidence of the date of planting is required when submitting a hedgerow removal notice. If any parts of the hedgerow are less than 30 years old the information must be provided, this can be evidenced through: 

• Photos of planting
• Invoices for the plants
• Grant awarded for planting 

Energy statement

When submitting a planning application for new developments an energy statement may be required.

Describing how energy performance will be improved throughout a development to help meet sustainability targets. This will usually include the annual CO₂ emissions and energy costs as well as a feasibility report for zero carbon and efficient energy measures.

This is additional to the energy requirements set out by building regulations. 

Environmental statement

Environmental statements act as part of an environmental impact assessment and may be required in applications for full or outline planning permission. It should focus on the effects of a development on the environment, highlighting the measures taken to mitigate or offset any adverse effects. If any alternative environmental solutions have been considered then these should also be included, with a non-technical summary of the plans.  

You may wish to ask the relevant planning authority for a ‘scoping opinion’ before constructing your environmental statement. This will show you the level of detail which needs to be provided. 
Detailed government guidance is available to help you with your application. 

Flood risk assessment

An assessment of potential flood risks will be required for developments in flood zone 2 or 3 or with more than 1 hectare in flood zone 1. Or if the development is affected by critical drainage problems. Depending on your flood zone and the size of development you will require different levels of flood risk assessment.  

These will often be carried out by a qualified assessor due to the technical nature of the assessment.  
Detailed government guidance² is available to help you with the application process, alongside a checklist of the required features³.

Habitat management and monitoring plan

(Also known as: HMMP)

The habitat management and monitoring plan (HMMP) demonstrates how biodiversity gains and habitats will be managed and monitored to ensure they are conserved for the 30 years as required by the biodiversity net gain condition.

The document should include how the gains will be managed, monitored, reported on and reviewed throughout the 30-year period. An alternative option to restore habitats if the management plan is not working should be provided.

Land contamination assessment

(Also known as: contaminated land assessment) 

This should be used when development is on land which is known to or suspected to be contaminated. Usually this applies to petrol stations, waste disposal sites, landfill sites or previous chemical or industrial processes.  

The assessment must contain enough information to determine whether there is any contamination on the site and what risks may be associated with it. If contaminated, then a de-contamination plan should be proposed which is effective and implemented in a responsible manner for future uses.  

It is recommended that most sites get a basic survey is conducted, including development on greenbelt to account for any potential previous agricultural processes. 

Landfill statement

A landfill statement is required on all applications for works relating to landfill or the reclamation/reworking of former landfill sites. The application should provide sufficient information for the proposal to be fully understood by the relevant authority, this may Include:

• The capacity of the site
• The rate at which waste will be deposited
• Type of waste and its source
• Methods of compaction 

This should sit alongside a working plan and site plan. 

Landscaping details

(Also known as: landscaping scheme) 

The landscaping details should be included in proposals which include any form of landscaping, this is applicable to most application types.  
You may wish to include:

• Planting plans
• Existing vegetation and its locations
• Landscaping strategies
• Areas available for landscaping
• Location of structures
• Contours and changes to ground levels

Depending on the size of the development area a scale plan at 1:100, 1:200 or 1:500 may be included. Smaller scales may be used for detailed drawings of the area. The level of detail required should be proportionate to the size of the development and the amount of landscaping proposed.

Mineral working and restoration - details

(Also known as: mineral working and restoration) 

Any proposed development for works relating to minerals or the restoration of land will require a mineral working and restoration form to be submitted. The form will be submitted alongside a full application for planning permission.  

The information required depends on the type of mineral works which are proposed.  

Detailed government guidance on mineral applications⁴ is available to help with your application. 

Nutrient statement

Please check specific requirements with the local authority. In general, it should contain: Details of the site and proposal, including current and proposed uses; An assessment of current and expected usage and discharge, including relevant evidence and calculations; Where neutrality/reduction cannot be demonstrated, options for mitigation including detailed strategies if available.

Nutrient mitigation credit certificate

If credits have been allocated/purchased as part of a requirement to mitigate nutrient pollution then a certificate, or provisional certificate, should have been issued confirming this. Details in the certificate will allow the local authority to confirm that the actions taken are sufficient.

Nutrient neutrality statement

Nutrient neutrality statements are required to prove that a development does not increase the levels of dangerous nutrients within the water runoff and wastewater. The statement must provide mitigation options to ensure nutrient neutrality or include proof that no mitigation is required as the development does not increase the nutrient levels.  

A statement must be provided if the development site lies in a designated nutrient advice area. 

Onsite habitat map/plan (post-development)

This should show the location of intended broad onsite habitats after the development has been completed. The target condition of each habitat should be included.

Onsite irreplaceable habitat details

Irreplaceable habitats are those which are deemed most valuable. This includes ancient woodlands and trees, specific bogs, dunes and pavements. These habitats are excluded from biodiversity calculations and require bespoke compensation for any damage caused. 

The details should list the irreplaceable habitats on the development site, as well as any relevant compensation measures.

Open space assessment

An application where the development borders an area of designated or proposed open space or will lead to the loss of open space of part, or all, of a field will require an Open space assessment. This includes applications for major developments of over 10 houses or more than 1,000m2.

Open space is space which offers public value, whether this be green land, bodies of water or sports facilities.  
The assessment should include the effected open spaces and how the development impacts them, alongside the demand for the type of development which is proposed. If any space is lost, then compensation measures can be suggested.

Protected species survey

Protected species surveys are required to detail the presence and type of protected species within an area. These may be tailored to an individual species, likely those protected through UK or EU law.

Reasons for work - statement

(Also known as: statement of reasons for work)

A statement of reasons for work is required when doing works to trees which are subject to a tree preservation order or for work on trees in a conservation area. Allowing the applicant to specify why work should be carried out on the trees, based on the condition of the tree or any impacts it is having on surrounding habitats.

Rural enterprise dwelling appraisal

A rural enterprise dwelling appraisal must accompany planning applications for rural enterprise dwellings. Development of residential buildings in open countryside requires justification of necessity, namely, proof it provides employees with a place to live, close to or on their worksite. It is considered essential to support a new rural enterprise.  
The appraisal consists of the following tests to ensure development is essential:

• The function test, demonstrating the need for a resident worker
• The time test, demonstrating the labour requirement of said worker
• The financial test, evidence of economic sustainability of the site and ensuring the proposed development is in line with this
• The other dwellings test, identifying other existing buildings which may be suitable 
• Other normal planning requirements, the development must be suitably located and minimising wider impact 

SuDS supporting information

(Also known as: sustainable drainage systems) 

It is encouraged that SuDS systems are considered in any planning applications applying to major developments. They help provide sustainable urban drainage systems to mimic natural drainage thus reducing future flood and pollution issues. 

SuDS supporting information should include flood risk assessments and drainage assessments. Alongside sustainable plans for drainage systems and how they can be implemented into the development.

The local planning authority may require different information depending on their local development policies. The requirements for SuDS implementation may differ between England and Wales. 

Sustainability appraisal

(Also known as: SA) 

A sustainability appraisal can be carried out to ensure a development meets the local authority’s sustainability plans and the NPPF guidance on sustainable development. This can be relevant to the economic, social, environmental or community priorities. 

The appraisal must demonstrate the natural aspects of a development and what considerations/measures have been used to ensure sustainable outcomes after development. 

Tree survey

If any trees or hedges are affected by a proposed development, then a tree survey may be required within an application. The tree survey should include:

• Species of the trees
• Height (metres)
• Condition of the trees
• Extra details surrounding the trees as required by your local authority 

Details on hedgerows are also necessary such as:

• Species
• Plants and wildlife within the hedgerow
• Location
• Height, width and length
• Age

Ariel photos and annotated maps can be included to help the survey.  The tree survey should be followed with any implications on the trees or hedges from the development, with a tree protection plan in place to mitigate any issues.

Water neutrality statement

Please check specific requirements with the local authority. In general, it should contain: 

• Details of the site and proposal
• Calculations showing baseline consumption and expected demand
• Measures to reduce or offset the demand
• An explanation of how neutrality will be achieved. 

If not relevant, it should evidence why this is the case.

1. https://www.gov.uk/guidance/air-quality--3#how-detailed-does-an-air-quality-assessment-need-to-be
2. https://www.gov.uk/guidance/flood-risk-assessments-applying-for-planning-permission
3. https://www.gov.uk/guidance/flood-risk-and-coastal-change#Site-Specific-Flood-Risk-Assessment-checklist-section
4. https://www.gov.uk/guidance/minerals