What Documents Do I Need for a Planning Application?

Two layers of requirements: national and local

Before a council will register a planning application, it checks the submission against a validation list. That list has two layers. The national requirements apply to almost every application in England. The local requirements are set by each planning authority and depend on the type of development and the site.

The local list is where most surprises come from, because it can ask for reports such as a flood risk assessment, a transport statement or a heritage statement. Local lists are reviewed periodically, so always check your own council's current version rather than relying on a neighbouring authority's.

Sites in Flood Zones 2 and 3 usually also need a flood risk Sequential Test. See our guide: what is a flood risk Sequential Test? For Bristol sites, we offer a fixed-fee Bristol Sequential Test.

The national baseline: what almost every application needs

• Completed application formThe correct form for the type of consent you are seeking, for example householder, full planning permission, or listed building consent, completed in full.
• The correct feeFees are set nationally and depend on the type and scale of development. The wrong amount will stop the application being registered.
• Site location planA scaled plan based on an up-to-date Ordnance Survey map, typically at 1:1250 or 1:2500, with the application site edged in red and any other land you own edged in blue.
• Site or block planFor new buildings and extensions, a more detailed plan (commonly 1:200 or 1:500) showing the proposal in relation to site boundaries.
• Existing and proposed drawingsFloor plans, elevations and sections at a recognised scale, consistent with each other and with the description on the form.
• Ownership certificateCertificate A, B, C or D, confirming who owns the land. Where anyone else owns part of the site, they must be given notice, and getting the wrong certificate is a very common cause of invalidation.
• Agricultural holdings certificateA declaration about whether any agricultural tenants are affected. It is part of the standard form process.
• Design & Access Statement (where required)Needed for major development, and for some schemes in conservation areas or affecting listed buildings. Councils explain thresholds in their local lists.
• Biodiversity Net Gain informationMost applications in England now need information on the site's pre-development biodiversity value, usually using the statutory metric, unless an exemption such as householder development applies.

What else you might need, depending on your development

Beyond the baseline, the extra documents depend on what you are building and where. These are typical examples, not a complete list:

• Householder extensionUsually the baseline plus, in some locations, a heritage statement (conservation areas), tree survey (nearby trees), or flood risk assessment (flood zones).
• New dwellingsOften adds a planning statement, ecology and BNG information, drainage details, a transport or parking statement, and CIL forms where the council charges the levy.
• Change of useEvidence of the current lawful use, plus parking, noise, odour or opening hours information depending on the proposed use.
• Commercial and industrialOften includes a planning statement, transport assessment or statement, drainage strategy, noise assessment and landscaping details.
• Listed buildings and conservation areasA heritage statement is almost always required, and listed building consent requires a Design & Access Statement.
• Renewable energyTypically landscape and visual assessment, ecology surveys, glint and glare assessment, and construction traffic information, depending on scale.

How to find your council's local validation list

Search for “[council name] planning validation checklist” or “local list”. Most councils publish it on their planning pages, and many also include a householder-specific version. If you can't find it, the validation team can tell you. It is far better to ask before you submit than after.

If you would like a quick starting point, our free planning validation checklist generates a tailored list based on your development type. You can compare it against your council's own list. For more complex projects, our pre-application advice service confirms exactly what will be needed before you commit.

Common mistakes to avoid

• Drawings that disagreeA description that says “two-storey extension” while the plans show a single-storey one will be queried at validation.
• Out-of-date or unscaled plansLocation plans must use a current Ordnance Survey base, and every drawing needs a scale bar or stated scale.
• Assuming one council's list applies to anotherRequirements vary. Check the authority where the site is located.
• Leaving biodiversity to the endBNG information can involve an ecologist and a site visit, so allow time for it.

If your application has already been rejected

If you have already submitted and been told it is invalid, don't panic. Our guide on why planning applications are marked invalid covers what happens next and how to fix it quickly.