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Commercial or residential developments
Planning permission and additional requirements for building new homes or commercial properties.
Before you apply:
Additional considerations before submitting your application
Beyond planning permission:
Larger developments require additional assessments and may need other permissions or approvals.
We recommend:
Consult with your local planning authority early in the process, especially for major developments.
What counts as an outbuilding:
Flood risk assessment
Land contamination
Groundwater protection
Environmental impact
Building regulations
Community Infrastructure Levy
Flood risk assessment
When required:
Development in Flood Zone 2, 3, or 3b
Sites of 1 hectare or more in Flood Zone 1
Areas with critical drainage problems
Sites at risk of surface water flooding
What you need to provide:
Flood Risk Assessment (FRA)
Sequential test (for major and non-major development)
Exception test (for vulnerable development in high-risk zones)
Sustainable drainage systems (SuDS) strategy
Failure to provide adequate flood risk information may result in:
Application not validated
Environment Agency objection
Planning permission refused
Land contamination assessment
Land affected by substances that are potentially hazardous to people or the environment,
often from historical industrial use (brownfield land).
When to consider:
Development on previously used (brownfield) land
Sites with known or suspected contamination
Sites near former industrial areas
What you need to provide:
Land contamination risk assessment
Site investigation reports
Remediation strategy (if contamination found)
Why it matters:
Protects human health and environment
Enables safe development
Secures environmental improvement
Avoids delays and refusals
Failure to address contamination may result in:
Planning delays or refusal
Environmental health objections
Future liability risks
Groundwater Protection
When to consider:
Development that could affect groundwater quality
Sites with potential pollution risks
Sites near water sources or aquifers
What you need to provide:
Groundwater protection assessment
Evidence that development will not pollute water sources
Details of sustainable drainage
Failure to address groundwater protection may result in:
Environment Agency objection
Planning permission refused
Additional permit requirements
Additional permissions:
Some activities may require an Environmental Permit from the Environment Agency in addition to planning permission.
Additional requirements for development
Consultations before applying:
Environment Agency
(flooding, water, sewerage)
Highway authority
(road safety, traffic)
Health and Safety Executive (if using dangerous chemicals)
Local parish or town council
Affected neighbours
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Disclaimer
This guidance is for general information only and is not legal advice. Planning requirements vary by council and property. You should check your local planning authority's specific requirements before submitting an application or starting work. This guidance applies to England and Wales. When in doubt, contact your local planning authority or seek professional planning advice.
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