Outline Planning Permission with some matters reserved (PF05)

Always required

Please ensure that you have completed every section of the application form before submitting. Where sections or questions are not relevant please state this on the form.

The associated help file for this type of application can be found online.

Apply using 

• Planning Portal
• Downloadable form

Please note: "Apply online" websites are provided by private companies who may charge additional fees for their services. Peterborough City Council offer no technical support for customers using these sites, if you encounter an issue please contact the relevant website service helpdesk. If you opt to download and complete the application form instead it is your responsibility to ensure that the forms, the appropriate supporting documentation and correct fee are sent to Peterborough City Council either by email or post.

Always required, except where the application:

• is the first revision of an application for development of the same character or description on the same site by the same applicant within 12 months of making the earlier application if withdrawn or the date of decision if granted or refused and NOT a duplicate application made by the same applicant within 28 days;

For details of our planning fees please see the fee schedule

You can now pay online directly to Peterborough City Council.

Always required

This must be an up-to-date Ordnance Survey based location plan at an appropriate scale, usually 1:1250 or 1:2500. In the case of large sites other drawing scales maybe appropriate.

The plan must show:

• at least 2 main roads and all surrounding buildings or land;
• the application site (the whole planning unit) ;
• a north point;
• a scale bar.

The application site boundary should be edged clearly with a red line. It should include all land necessary to carry out the proposed development; for example, land required for access to the site from a public highway, visibility splays, landscaping, car parking and open areas around buildings.

A blue line should be drawn around any other land owned by the applicant, close to or adjoining the application site.

We will expect this to be on an A4 size plan or larger.

A sample location plan can be viewed online.

Ordnance Survey map extracts are available from Planning Services or any Ordnance Survey Mapping and Data Centre.

The plan used should:

• Not be a Land Registry document
• Not be used for multiple applications
• Show OS Crown copyright as an acknowledgement
• Not be a photocopy or screen grab image
• Not to be copied from existing OS mapping, if using hand drawn maps such as standard streets
• Show the correct licence number if you wish to print or copy maps for applications

Copyright information

Please be aware that plans based on Ordnance Survey data are Crown copyright and other plans and drawings are the copyright of their authors. The details of any applicable copyright should appear on the original plans concerned. Using copyright protected plans could result in legal action being taken against you by the copyright holder. You are advised to contact the copyright holder before using such plans in making any application.

Updated: February 2017
Status: National requirement
Source: Town and Country Planning (Development Management Procedure) (England) Order 2015

The relevant certificate must be completed, signed and dated (part of application form). Only one certificate should be completed.

Certificate A should be completed if the applicant is the sole owner of the land to which the application relates or holds an unexpired lease with a term of 7 or more years remaining.

Certificate B should be completed if the applicant is not the sole owner but knows the names and addresses of all the other owners.

The Notice to Owners (Notice 1) must also be completed and sent to all known owners.

A copy of the notice must be sent with the application to the local authority.

Certificate C should be completed if the applicant does not own all of the land to which the application relates and does not know the name and address of all of the owners.

The Notice to Owners (Notice 1) must be completed and sent to all known owners.

Where the owner is unknown the Notice to Unknown Owners (Notice 2) needs to be published in a local newspaper.

A copy of the notice must be sent with the application to the local authority.

Certificate D should be completed if the applicant does not own all of the land to which the application relates and does not know the names and addresses of any of the owners.

The Notice to Unknown Owners (Notice 2) needs to be published in a local newspaper.

A copy of the notice must be sent with the application to the local authority.

Updated: February 2017
Status: National requirement
Source: Town and Country Planning (Development Management Procedure) (England) Order 2015

Only required for

• Major development, or;
• If the site is within a Conservation Area** and the proposal is for:
  - One or more dwellings
  - A building or buildings where the floor area created by the development is 100 square metres or more (measured externally)

A Design & Access Statement should:

• Explain the design principles and concepts that have been applied to the development
• Demonstrate the steps that have been taken to appraise the context of the development and how the design of the development takes that context into account in relation to the proposed use
• Explain the policy adopted as to access and how policies relating to access in relevant DPDs 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, and
• Explain how specific issues which might affect access to the development have been addressed.

Please note: If your proposal is within a Conservation Area (but a Design and Access Statement is not required - see above) it is still advisable to go to our conservation area page and review the conservation area appraisal and the design and development in selected villages SPD prior to designing your development.

You can check if your site is within a Conservation Area by using our interactive map.

This can be combined with a Heritage Statement if required.

Updated: February 2017
Status: National requirement
Source: Town and Country Planning (Development Management Procedure) (England) Order 2015

Always required

Existing site layout plans to a recognised scale (1:100, 1:200 or 1:500 as appropriate)

The Site Layout Plan should show:

• the direction of North;
• a scale bar or metric measurements;

In addition, the Site Layout Plan should show the following unless these would not influence or be affected by the proposed development:

• all the buildings, roads and footpaths on land adjoining the site including access arrangements;
• all public rights of way crossing or adjoining the site (footpath, bridleway, restricted byway or byway open to all traffic);
• the position of all trees on the site, and those on adjacent land;
• the extent and type of any hard surfacing;
• boundary treatment including walls or fencing;
• existing car parking and turning arrangements.
• any existing bin and cycle stores.

Please ensure that all plans submitted as part of your application are accurately labelled and numbered.

A sample block plan can be viewed online.

Ordnance Survey map extracts are available from any Ordnance Survey Mapping and Data Centre.

Status: National requirement
Source: Town and Country Planning (Development Management Procedure) (England) Order 2015

Always required

Proposed site layout plans to a recognised scale (1:100, 1:200 or 1:500 as appropriate)

The Site Layout Plan should show:

• the direction of North;
• a scale bar or metric measurements;

In addition, the Site Layout Plan should show the following unless these would not influence or be affected by the proposed development:

• all the buildings, roads and footpaths on land adjoining the site including access arrangements;
• all public rights of way crossing or adjoining the site (footpath, bridleway, restricted byway or byway open to all traffic);
• the position of all trees on the site, and those on adjacent land;
• the extent and type of any hard surfacing;
• boundary treatment including walls or fencing
• proposed car parking and turning arrangements.
• proposed bin and cycle stores.

A sample block plan can be viewed online.

Please ensure that all plans submitted as part of your application are accurately labelled and numbered.

Ordnance Survey map extracts are available from Planning Services or any Ordnance Survey Mapping and Data Centre.

Status: National requirement
Source: Town and Country Planning (Development Management Procedure) (England) Order 2015

Always required

Details submitted will depend on which matters are reserved but may include:

• Proposed layout plan at an appropriate scale (1:100, 1:200 or 1:500 depending upon the size of the site), including as appropriate access points and details of how these link into the existing highway network, provision for walking/cycling including connections to the adjacent highway network, parking arrangements (all car parking spaces should be labelled so it is clear which space belongs to which building/dwelling), open space provision
• Detailed drawings showing the proposed elevations to an appropriate scale (usually 1:100)
• Street scenes to show the key relationships between the new development and existing buildings/ key streets within the new development
• Drawings showing the full proposed floor layout plans/house types to an appropriate scale, usually 1:100
• Roof plan(s) to show the shape of the roof at an appropriate scale, usually 1:50 or 1:100 correct overall dimensions in metric measurements included. Details such as the material, vents and their location should be shown
• Section drawings to show how proposals relate to existing ground levels or where ground levels would be modified. Levels should also be taken into account in the formulation of design and access statements.
• Detailed hard and soft landscaping plans to show new hard surfacing materials, location of facilities such as cycle parking, retained and proposed new landscaping including details of planting species and densities.

Please ensure that all plans submitted as part of your application are accurately labelled, numbered and include a scale bar of metric measurements.

Prior to making a submission the applicant should check the conditions of the outline permission to ensure that any material which is specified as being required at the reserved matters stage is provide.

This not part of the local list.

Environmental Impact Assessment (EIA) is governed by the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (hereafter called the regulations).

The regulations set out the procedures to be followed by both applicants and local planning authorities where a development project may have significant impact upon the environment. This brief note is no substitute for these regulations and in most instances applicants proposing the sort of development likely to be subject to EIA will seek advice from their own consultants.

The type of development requiring submission of an Environmental Statement (ES – the document that will need to accompany a planning application if the proposal is EIA development) will fall into two categories as set out in Schedule 1 and Schedule 2 to the regulations.

Schedule 1 development lists a variety of development types with thresholds where submission of an ES is mandatory.
Schedule 2 development lists a variety of development types with thresholds which if met, require the local planning authority (LPA) to determine if the development is EIA development or not. This process is called adopting a “screening opinion.”

Screening opinions

An applicant or developer can, under the regulations request that the LPA (or the relevant Secretary of State) provide a screening opinion prior to the submission of an application. The LPA will take into account various factors such as scale of the development, its location in terms of the surrounding type of environment and how severe the impacts might be. Such criteria is listed in Schedule 3 to the regulations.

If a developer is unsure whether a proposal is EIA development or not, we advise that a request for a screening opinion is submitted at the earliest possible stage in the development process and well before submission of a planning application. At present screening opinion requests do not require a fee and the requirements for requesting a screening opinion are set out in Part 5 of the regulations. The LPA has 21 days to respond to such requests.

Where a screening opinion has not been carried out.

If an application is submitted which might appear to require a screening opinion, the LPA can treat such application as requiring a screening opinion before accepting the submission as a validly made planning application. In such rare occasions we will adopt a screening opinion (within 21 days) before validating an application and undertaking consultation.

If the application requires an Environmental Statement and does not have one, we will encourage the applicant not to submit the application until the ES is ready. Otherwise the application will be made invalid.

Applications which are for EIA development are subject to particular consultation including newspaper notices and site notices. Therefore whether development is or is not EIA development needs to be clear before validation and consultation takes place. This is to ensure legal requirements are fulfilled, the proposals are publicly available and anyone with an interest has a fair opportunity to make their views known.

Should a screening opinion be issued which states that the proposed project is EIA development, the developer can then submit an outline of the matters the developer considers should form part of the ES. The LPA must respond to such requests within 5 weeks. The LPA reply is called the “scoping opinion.” There is presently no fee to make a scoping request.

Both screening requests/opinions and scoping requests/opinions are publicly available documents and will be published as such on our website.

Note: The regulations are being reviewed by the government in light of the decision to leave the European Union but are likely to be retained in a similar form for the time being.

Updated: February 2017
Status: Local requirement

In order to determine whether you need to submit a site specific flood risk assessment (FRA) as part of your application do the following:

1. Establish which flood risk zone your site falls within using our Interactive Map Click on and expand the Flood Zones option to be able to show this information on the map.

• Zone 3 is an area that could be affected by flooding either from rivers or the sea, if there were no defences. This area could be flooded from:
  - a river by a flood that has a 1 per cent (1 in 100) or greater chance of happening each year.
  - the sea by a flood that has a 0.5 per cent (1 in 200) chance of happening each year.
• Zone 2 is the extent of an extreme flood from rivers or the sea if there were no defences. These areas could be affected by a major flood with up to a 0.1 per cent (1 in 1000) chance of occurring each year.
• Zone 1 is the area not shown as being in Zones 2 or 3 and considered to be at low risk of flooding from rivers or the sea. Please note that other sources of flood risk are not shown on these maps so your site may still be in an area of risk from surface water or groundwater flooding.

2. Follow the Environment Agency's Flood Risk Standing Advice which will help you determine whether an FRA needs to be submitted.

If your proposal requires a full FRA (i.e. more than the simple form that is applicable for some smaller developments) you are strongly advised to discuss the scope and content of the flood risk assessment with the Environment Agency and the Council before you start work on it.

Note regarding areas not shown as being within Flood Zones 2 or 3

Where a site falls outside of Flood Zone 2 or 3 there may still be the need for an FRA if the site has specific drainage issues which can cause flood risk. The Environment Agency has information on their website which can be found using the links below.

Sites that are over 1 hectare or that are within a Critical Drainage Area.

Sequential test

Where a sequential test is required in accordance with paragraph 103 of the National Planning Policy Framework, the applicant is required to provide the evidence to demonstrate the sequential test is passed with the submitted application (normally as part of an FRA). This is required by paragraph 030 of the National Planning Practice Guidance.

Where no such sequential test evidence is provided the application will be invalid.

Where a site is allocated for development in the Development Plan there is no need for a sequential test in accordance with paragraph 104 of the National Planning Policy Framework.

The sequential test is not required for minor development in Flood Zones 2 & 3. Minor development is as follows:

• Minor non-residential extensions; industrial/commercial/leisure extensions etc with a footprint less than 250 sq metres
• Alterations: development that does not increase the size of buildings e.g. alterations to external appearance.
• Householder development: e.g. sheds, garages, games rooms etc. As well as extensions within the curtilage of a dwellinghouse*.

*The definition excludes any proposed development that would create a separate dwelling within the curtilage of the existing dwellinghouse e.g. subdivision into flats.

Updated: February 2017
Status: National requirement
Source: National Planning Policy Framework (March 2012)

Required on all applications for major development from 6 April 2015.

The application must be submitted with a preliminary SuDS (Sustainable Drainage System) drainage strategy which includes the following;

• Flow routes including low flow, overflow and exceedance routes
• Details of how runoff is collected from roofs, roads and other hard surfaces to keep water at or near the surface
• Source Control techniques for each sub-catchment
• Site Control features with approximate volumes and flow control locations and details
• Confirmation of conveyance features from place to place
• Confirmation of appropriate “treatment stages” within each “sub-catchment” and “management train”
• Confirmation of sub-catchments with location of flow controls
• Regional (Catchment) Controls in public open space where appropriate
• Confirm and demonstrate how the SuDS are integrated into the landscape, with sketches and sections as appropriate, including a management plan for the development
• Confirm the destination of the “controlled flow of clean water” from the site – the ground by infiltration, a watercourse or the surface water sewer

For more information view our SuDS webpages and our design and evaluation guide. This explains what is required in more detail and how best to achieve it. 

Alternatively, submit details in accordance with a submission list agreed with the local planning authority through a written pre-application response with regard to the same proposal.

Following the introduction of CIL Planning Obligations will only be used to fund on-site or site related infrastructure. Should a Planning Obligation be required, for example to deliver Affordable Housing, the applicant will need to submit a Draft Heads of Term form using the template available.

Status: Local requirement

Level One: Basic Information

Required for all Minor Proposals (including householder) where trees are on or adjacent to the proposed site.

Unless otherwise confirmed in writing by the PCC  tree officer OR a PCC planning officer as part of pre-application advice, the following is required;

All trees are a material planning consideration. You must therefore provide the following:

• location of all trees (where the diameter of the stem (trunk) measures over 75mm measured at 1.5m above ground level) within the red line site boundary; and/or
• location of all trees (where the diameter of the stem (trunk) measures over 75mm measured at 1.5m above ground level) within 15m of the proposed area of work and accesses; and
• list of all trees to be removed; and
• schedule of any proposed pruning to retained trees.

The above information does not need to be submitted by a qualified arboriculturalist or landscape architect so long as the location of trees is clearly presented on the block plan and any accompanying information.

Level Two: Detailed information to British Standard

Unless otherwise confirmed in writing by the PCC Tree Officer OR PCC Planning Officer as part of pre-application advice, the following is required;

Where trees on an application (and/or within 15 metres of the proposed development) site are:

• protected by a Tree Preservation Order; or
• located within a Conservation Area; or
• the proposal is for major development

The following must be submitted:

• Tree survey
• Arboricultural Impacts Assessment
• Tree Protection Plan

The above must be in accordance with BS5837:2012: Trees in relation to design, demolition and construction.

All root protection area infringements during demolition, construction and landscaping (e.g. installation of boundary walls/fences) should be identified and appropriate solutions specified within the Arboricultural Impacts Assessment and/or on the Tree Protection Plan. The existing proposed drainage, soakaway and service runs should also be plotted on the Tree Protection Plan, Site Plan and Landscaping Plan (where applicable).

Notes: 1. We may be flexible where the site area is large and makes the application a major application but where the actual development area, any construction compound and site access are located more than 15m from any trees.

2. For very large developments especially residential sites being developed in phases, the requirements for reserved matters should be discussed and agreed beforehand with the relevant planning officer.

Updated: February 2017
Status: Local requirement
Source: National Planning Policy Framework, part 7 (March 2012)

Biodiversity Checklist - May be required

The Biodiversity checklist for Minor Proposals is required for all household and minor development which creates new floorspace (minor development is that which falls below the thresholds for major development)

The Biodiversity checklist for Major Proposals is required for all major development except where the development is change of use only. 

We require the checklist to be completed because we have a duty to consider the conservation of biodiversity when determining all types of planning application; this includes having regard to safeguarding of species protected under the Wildlife and Countryside Act 1981, the Conservation of Habitats and Species Regulations 2010 (The Habitats Regulations) and the Badgers Act 1992.

• Biodiversity Checklist for major proposals
• Biodiversity Checklist for minor proposals
• Biodiversity Checklist guidance notes

If you answer "yes" to the questions in the checklist you will be required to carry out a survey or obtain a statement from a suitably qualified ecologist. Please see the checklists for the requirements.

Further guidance for developers on how to incorporate and take account of biodiversity in developments;

• Guidance notes for developers

Status: Local requirement

Always required for developments requiring open space i.e. developments of 10 dwellings or more or residential developments of 0.5 hectares or more – the amounts in square metres of each type of open space shall be set out using the form linked below, in a stand-alone document or within the Design and Access Statement/Environmental Statement (clearly labelled/Titled).  This shall be accompanied by a suitably scaled plan showing the location of each type of Open Space Type within the site and annotated to show the area of each landscape component.

For large residential sites/sites likely to be developed in phases, the requirements at reserved matters stage should be discussed with the relevant planning officer and agreed prior to submission.

Updated: February 2017
Status: Local requirement
Source: PP14 and Appendix B of the Peterborough Planning Policies DPD.

Required for any application that proposes works within areas of potential archaeological importance.

You can check whether or not your site is within such an area using our Interactive Map. This link will load all relevant mapping layers and will take some time to open, please be patient.

The interactive map shows constraints e.g. listed buildings. scheduled monuments and distribution of known heritage assets.

However, advice regarding specific sites and evaluation requirements can be obtained from the City Council's archaeology service.

Status: Local requirement

Required for all development proposals that would affect any designated heritage asset.  The Heritage Statement must;

• Describe and assess the significance of the asset and/or its setting to determine its architectural, historic, artistic or archaeological interest; and
• Identify the impact of works on the special character of the asset; and
• Provide a clear justification for the works, especially if these would harm the asset or its setting, so that the harm can be weighed against public benefits

The level of detail required should be proportionate to the asset’s importance and sufficient to understand the potential impact of the proposal on its significance and/or setting

Please note: A heritage asset includes Conservation Areas, listed buildings, locally listed buildings, scheduled monuments, listed parks and gardens, areas of archaeological importance.

Can be combined with a Design and Access Statement if required.

Updated: February 2017
Status: National requirement
Source: NPPF & Policy PP17 of the Peterborough Planning Policies DPD

A structural survey will be required in support of an application if the proposal involves demolition or alteration of historic fabric i.e. to a listed building or building of local historic importance or  if the proposals involves demolition of an unlisted building within a Conservation Area (i.e. “relevant demolition” for the purposed of section 196D of the Town and Country Planning Act 1990) unless written confirmation that such a survey is not required has first been obtained from the Council’s Historic Environment Team.  In this case the written confirmation that a survey is not required must be submitted with the planning application.

The City Council’s Historic Environment team (Sam Falco) should be contacted via 01733 454408 for advice on the nature/extent of the required information/survey.  Alternatively, email planningcontrol@peterborough.gov.uk 

 A structural survey is required where the application is for the conversion of a former agricultural building to a new use (except where the conversion falls within the Prior Approval procedures and a planning application is not required unless it is not evident that the building as it stands is capable of being converted and will need new structural elements).  

Updated: February 2017
Status: Local requirement

Land Contamination Assessment

Required where site contamination is known or suspected.  A landfill statement will be required for any new building located within 250 metres of a closed landfill or site on the Contaminated Land Register unless contained within the Contamination Assessment.  Where an applicant relies on a previously approved contamination assessment it must be made clear which report (Title, reference and date) is being relied on.  The LPA reserves the right to request the re-submission of that report where necessary.

Updated: February 2017
Status: Local requirement
Source: Policy PP20 of the Peterborough Planning Policies DPD

Required for developments for the creation of retail and/or leisure floorspace greater than 2,500 square metres in out of town centre locations, which are not in accordance with the currently adopted development plan.

This should include an assessment of:

• the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal; and
• the impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and wider area, up to five years from the time the application is made. For major schemes where the full impact will not be realised in five years, the impact should also be assessed up to ten years from the time the application is made.

Additionally require a sequential test for all main town centre uses that are not located in the city centre, a district or local centre in accordance with paragraph 24 of the NPPF.  Main town centre uses are defined in the glossary to the National Planning Practice Guidance.

Status: Local requirement
Source: National Planning Policy Framework, para 26 (March 2012)

Required for all developments that are likely to generate significant amounts of movement.

It should include all existing and proposed commercial and residential vehicular and pedestrian movements to and from the site. Loading areas and arrangements for manoeuvring, servicing and parking of vehicles should also be clearly identified. It should describe and analyse existing transport conditions, how the development would affect those conditions and any measures proposed to overcome any problems.

Larger scale development proposals, the assessment should illustrate accessibility to the site by all modes of transport, and the likely modal split of journeys to and from the site.

It should also give details of proposed measures to improve access by public transport, walking and cycling, to reduce the need for parking associated with the proposal and to mitigate transport impacts.

Minor developments which will have some traffic implications but not significant enough to warrant a full transport assessment, a transport statement must be included but this can be included in the Design and Access Statement (under access) or in a Planning Statement etc. It must briefly set out the traffic implications of the development and how the design and layout of the proposal responds to this.

Indicative thresholds can be found in Appendix B of the DfT Guidance.

Further guidance can be found in the Manual for Streets and Guidance on Transport Assessment published by the DfT (March 2007).

Status: Local requirement
Source: National Planning Policy Framework, para 32 (March 2012)

Required for proposals including 15 or more dwellings

For proposals for 15 or more dwellings 20% of these should meet Lifetime Homes standards. In addition, where the proposal is for 50 of more dwellings, 2% of the total should meet the standard for wheelchair homes.

Please indicate on the proposed block plan which units will be the Lifetime Homes and provide a statement which sets out how the standard will be met.

Status: Local requirement
Source: Policy CS8 of the Peterborough Core Strategy

Required for all new development which gives rise to potential noise nuisance and/or vibration to surrounding area and for all new residential development that may be subject to noise nuisance from adjacent sites or trunk roads.

Updated: February 2017
Status: Local requirement
Source: Policy PP3 the Peterborough Planning Policies DPD

Required if the development proposals could impact upon air quality or there are potential pollutants.

The assessment should indicate the change in air quality resulting from the development and outlining appropriate mitigation measures as necessary.

Status: Local requirement