What Documents Does Your Planning Application Need?

The relevant application form (householder, full planning, listed building consent, etc.) completed in full.

Planning application fees are set nationally and vary by development type and scale — paying the wrong amount will stop your application being registered.

A signed certificate (A, B, C or D) confirming ownership of the site, with notice given to any other owners where required.

An up-to-date, scaled plan (typically 1:1250 or 1:2500) showing the application site edged in red.

Scaled drawings showing the development as it exists now and as proposed, consistent with the application description.

For change of use applications, evidence establishing the site's current lawful use class.

Assesses the impact of the proposal on a listed building's significance or on a conservation area's character.

Certifies that a telecommunications mast or apparatus complies with international guidelines on public exposure to radio frequency emissions.

Explains the design approach and access arrangements. Required for major development and, in most councils, for applications affecting listed buildings or conservation areas.

Since February 2024, most developments in England must demonstrate a measurable biodiversity net gain using the statutory Biodiversity Metric (or the Small Sites Metric for smaller schemes), prepared by a qualified ecologist.

Sets out the planning policy case for the proposal — often combined with, or referencing, the Design & Access Statement on larger schemes.

Sets out how surface water will be managed sustainably where a development materially increases hard surfacing or impermeable area.

Sets out how the local community was consulted before submission. Typically required for major applications and schemes subject to Environmental Impact Assessment.

Demonstrates how the development meets local and national energy efficiency and carbon reduction policy requirements.

Assesses the effect of a retail or leisure proposal on the vitality and viability of existing town centres, required above a locally set floorspace threshold.

Required where the change of use involves habitat loss, external works, or an increase in built footprint — a pure change of use with no external works is normally exempt.

An assessment of flood risk to and from the site, and how it will be managed.

Where a site is in a medium or high flood risk zone, this demonstrates that no reasonably available site at lower flood risk could accommodate the development instead.

Required where a retail, leisure or other main town centre use is proposed outside a defined town centre, showing that no suitable town centre or edge-of-centre site is available.

Needed where trees on or near the site could be affected, particularly those protected by a Tree Preservation Order or within a conservation area.

May be required where the site or nearby habitat could support protected species (bats, great crested newts, etc.), and often feeds into the BNG metric.

Assesses noise affecting the proposed development (e.g. from a road, railway or industrial use) or noise generated by it affecting neighbours, and any mitigation needed.

Assesses the impact of the development on local air quality, and the impact of existing air quality on future occupants — particularly relevant near busy roads.

Assesses the effect of a proposed building's scale and massing on the daylight and sunlight received by neighbouring properties, following BRE methodology.

Assesses the effect of a development on the landscape character of an area and on views from surrounding vantage points.

Required for developments likely to generate significant additional traffic or that raise access or parking concerns — the level of detail scales with the size of the scheme.

Highways and transport infrastructure schemes are assessed on their traffic, access and movement impacts as a matter of course — a Transport Statement or full Transport Assessment (with a Travel Plan for larger schemes) is expected with every application, not just where a threshold is crossed.

Required where the site has a history of industrial, agricultural or other potentially contaminative use.

Sets out the fire safety strategy for a building, required for taller or higher-risk residential buildings under the Building Safety Act regime.

Sets out how construction traffic, deliveries, hours of working, dust and noise will be managed to limit disruption to neighbours and the road network.

Sets out how odour and waste from horses or livestock will be managed where a facility is close to neighbouring properties.

Demonstrates how the development meets local and national energy efficiency and carbon reduction policy requirements. Not a national requirement for single dwellings, but increasingly required by London boroughs and some southern authorities.

Assesses reflection from solar panels affecting nearby roads, railways, or airfields/airports — commonly requested by highways and aviation consultees.

Assesses the effect of moving turbine blades casting intermittent shadows on nearby homes and workplaces at certain times of day.

Sets out fire and thermal-runaway risk mitigation for a battery energy storage system (BESS), typically prepared with input from the local fire and rescue service.

Is this checklist specific to my council?

No — this tool gives generic national guidance based on your type of development. Every council also publishes its own local validation list, which can require additional documents. Contact us and we'll confirm exactly what your specific council needs.

Is this checklist a substitute for professional advice?

No. It's a starting point to help you understand roughly what to expect. Getting the detail wrong — the wrong scale of drawing, an incomplete Design & Access Statement, a missing survey — is one of the most common reasons applications are invalidated or delayed.

How is this different from the invalid application tool?

This checklist is for anyone planning ahead, before they've submitted anything. If your council has already told you your application is invalid, or you want a fast fix, use our invalid planning application tool instead.

What is a BNG metric and do I need one?

A BNG (Biodiversity Net Gain) metric is the statutory calculation, using Natural England's Biodiversity Metric or the simplified Small Sites Metric, that shows a development delivers at least a 10% net gain in biodiversity value. It has been mandatory for most planning applications in England since February 2024, with limited exemptions such as householder applications. See our dedicated Ecology & BNG service for full detail.

What is a Sequential Test in planning?

'Sequential Test' refers to two different national policy tests. A flood risk sequential test shows that no reasonably available site at lower flood risk could accommodate your development, and applies to sites in Flood Zone 2 or 3. A retail/town centre sequential test applies to retail, leisure and other main town centre uses proposed outside a defined town centre, showing no suitable town centre or edge-of-centre site is available.

When do I need a Noise Impact Assessment?

A Noise Impact Assessment is typically needed where a site is affected by an existing noise source (a busy road, railway, industrial use or licensed premises), or where your proposal would introduce a noisy use near existing homes. It assesses the noise impact and sets out any mitigation needed to protect future or existing residents.