Validation guidance

A correct and complete application form is required for all applications.

Information required

The submission of the relevant completed application form for the proposed development including the full name and address of the applicant and/or agent together with associated certificates and any declarations.

Links to guidance, national and local policy

PPG – National Validation Requirements

PPG – Application Form

Application forms can be viewed in the following link:

Planning Application Templates

A correct and complete ownership certificate and/or agricultural land declaration is required for all applications.

Information required

All applications should be accompanied by a relevant ownership certificate and, where applicable, an Agricultural Land Declaration.

The certificate provides details about the ownership of the application site and /or confirms that the appropriate notice has been served on any other owner/s (and agricultural tenants).

Links to guidance, national and local policy

Schedule 2 of the Town and Country Planning Development Management Procedure) (England) Order 2015

PPG – Ownership Certificate and Agricultural Land Declaration

An application is not valid and cannot be determined by the LPA, unless the relevant certificate has been completed. It is an offence to complete a false or misleading certificate, either knowingly or recklessly, with a maximum fine of up to £5,000.

A site location plan is required for all applications

Information required

All applications, as a minimum need to be accompanied by a site location plan that shows the application site in relation to the surrounding area.

This should include a north arrow, a scale bar and/or should be scaled at 1:1250 or 1:2500. The location plan should identify sufficient roads (minimum of 2) and/or buildings on land adjoining the application site to ensure that the exact location of the application site is clear.

The application site should be clearly edged with a red line on the site location plan. It should include all land necessary to carry out the proposed development (e.g., land required for access to the site from a public highway, visibility splays, landscaping, biodiversity enhancement areas, car parking and open areas around buildings).

Any other land owned by the applicant, close to or adjoining the application site should be outlined in blue.

Links to guidance, national and local policy

Development Management Procedure Order 2015

PPG – Plans and Drawings

Existing and proposed plans are needed for all applications

Information required

All applications should be accompanied by plans and information proportionate and necessary to describe the development, the subject of the application. These must be to an identified scale and all plans must show the direction of North. Submitted plans should include:

• Existing and Proposed Block plan – scale 1:200
• Existing and Proposed Site plans -scale 1:100, 1:200 or 1:500
• Existing and Proposed Elevation plans - scale 1:100
• Existing and Proposed Floor plans - scale 1:100
• Existing and proposed Roof plans- scale 1:100
• Existing and proposed site sections and land levels where there will be alterations to land levels as part of the development. Such details should include buildings immediately adjoining the site, where those levels differ; and contour plans (at 0.25 intervals) and longitudinal plans (typically at a scale of 1:100).
• Street scene elevations where there is a street scene, and/or all major developments where a street scene is created.
• All access and parking arrangements

For applications involving semi-permanent structures, such as static caravans, the structure(s) should be marked on proposed site plan along with details of design and scale.

The above does not apply to applications made pursuant to s73 or s73A(2)(c) of the 1990 Act or is an application of a kind referred to in article 20(1)(b) or (c). Such applications will require plans to show the changes and include a schedule of the proposed changes indicating which plans are to be substituted/added

Links to guidance, national and local policy

Article 7, Part 3, of The Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended)

Local Plan

Policy EN1 - Sustainable Design

There is a specific requirement in Paddock Wood NDP for areas of growth proposed around Paddock Wood – information to be submitted on street hierarchy in the area, supplemented by a set of illustrative cross-sections Policy PWAM2: Street Hierarchy paragraph 9.13.

Information required

All applications submitted shall include all the information required as set out in each relevant condition, unless submitted as a partial discharge.

Links to guidance, national and local policy

Planning Portal - discharge of conditions

GOV.UK Discharging and modifying conditions

Article 27 of the Town and Country Planning (Development Management Procedure) Order 2015 (as amended).

A design and access statement is needed for applications for

• Major development
• Applications in a conservation area, where the proposal consists of: one or more dwellings or  building/s with a floor space of 100 square metres or more.
• Applications for listed building consent

Information required

For applications for planning permission, the statement should:

(a) explain the design principles and concepts that have been applied to the proposed development

(b) demonstrate the steps taken to appraise the context of the proposed development, and how the design takes that context into account

(c) explain the approach to access including details of any consultation undertaken in relation to access issues and how this has been taken into account.

The statement should also have regard to:

Minimum design standards set out in  Local Plan Policy EN3

The housing mix analysis referred to in Local Plan Policy H1

Other local design guides e.g. High Weald AONB Design Guide

For applications for Listed Building Consent, the statement must include an explanation of the design principles and concepts that have been applied to the proposed works, and must show how they have taken account of:

The special architectural or historic importance of the building

The particular physical features of the building that justify its designation as a Listed Building

The buildings setting

The D&A must also explain the approach to access, including what alternative means of access have been considered, and how local policies have been taken into account, unless the proposed works only affects the interior.

The D&A for listed building consent must provide information on any consultation undertaken and how the outcome of this consultation has informed the proposal. Statements must explain how any issues which might affect access to the building have been addressed.

Where a parallel planning and Listed Building application is submitted, a combined D&A should address both.

Links to guidance, national and local policy

PPG – Design and Access Statement

PPG - Making an application

Planning Portal - What is a Design and Access Statement?

Local Plan policies: EN1: Sustainable Design

EN2: Sustainable Design standards

H1: Housing mix

H2: Housing Density

Brenchley and Matfield NDP:

Policy D6 - Climate change, environmental sustainability and resilience

See also 2 further sections below – Heritage Impact Statement/Assessment and the Listed Building Consent checklist below for further details on what should be submitted with a Listed Building Consent application.

A Fire Statement setting out fire safety considerations specific to development must be submitted with applications for:

1. 2 or more dwellings or education accommodation, and
2. meets a height of 18m or more or is 7 or more storeys in height.

The above criteria would also apply to the development/conversion of an existing building or development within the curtilage of any building to which the above criteria applies.

Information required

Fire Statements must be submitted on a form published by the Secretary of State - see templates here.

All particulars specified in the form should be completed and the following (but not limited to):

• the principles, concepts and approach relating to fire safety that have been applied to each building in the development
• the site layout
• emergency vehicle access and water supplies for firefighting purposes
• what, if any, consultation has been undertaken relating to fire safety and what account has been taken

Links to guidance, national and local policy

Further guidance, including exemptions to the requirement, can be found here:

PPG – Fire Safety and High-Rise Residential Buildings

Required for All applications except where there are specific exemptions. The specific exemptions are:

• Development no larger than 0.2 ha providing it does not impact an onsite priority habitat
• Temporary permissions which do not exceed 5 years or impact on an onsite priority habitat
• householder development
• development impacting habitat of below 25 sqm, or 5m for linear habitats e.g. hedgerows
• permitted development including prior approval applications

Information required

Applicants are required to submit information on Biodiversity Net Gain or exemption.

This should be presented as either a:

• Biodiversity Net Gain Statement to show how the application has considered BNG in accordance with policy and legislation; or
• Biodiversity Exemption Statement identifying the reasons why the application may be exempt.

Further details can be found on the Council’s Biodiversity Net Gain webpage.

Where development is subject to BNG requirements the application must legally be accompanied by:

• Completed Statutory Metric showing the pre-development Biodiversity Value of all on-site habitats (including irreplaceable habitats) undertaken by a competent person. This should include full calculations and habitat condition assessments, as well as the publication date and version of metric used. Where an earlier date than the application date is used, the date and reasons for doing so should be specified;
• Plan to an identified scale and showing the direction of North to show all on-site habitats as listed in the Metric;
• Statement confirming whether the biodiversity value of the onsite habitat is lower on the date of application (or an earlier date) because of the carrying on of activities (‘degradation’).

Links to guidance, national and local policy

NPPFNational Decision Making policy N2: Improving the Natural Environment and N6: Areas of particular importance for biodiversity and geodiversity

Local Plan policy EN9: Biodiversity

Further details can be found in:

paragraph 17 of Schedule 7A of the Environment Act 2021

The Biodiversity Gain (Town and Country Planning) (Amendments and Transitional Provisions) (England) Regulations 2026

Biodiversity net gain: exempt developments - GOV.UK

PPG - Biodiversity Net Gain - Submitting a Planning Application

PPG - Biodiversity Net Gain

GOV.UK - Statutory Biodiversity Metric Tools and Guides

Further information on Biodiversity Net Gain can also be found on the Council’s website covering the approach to matters of detail, strategic significance and what it considers to be “significant” in terms of onsite Biodiversity Net gain.

(See also the Biodiversity Gain Statement under local validation requirements section below).

Only required for Outline applications.

Information required

Outline applications should include information about the proposed use/s and amount of development proposed for each use, on an indicative basis where they relate to matters which will form part of future Reserved Matters. An application must indicate the area/s where access/s will be situated, even if access is reserved, in accordance with article 5(3) of the Development Management Procedure Order 2015

Links to guidance, national and local policy

PPG – Outline Planning Applications

Part 3, Article 5, of The Town and Country Planning (Development Management Procedure) (England) Order 2015

Information required

Applications subject to an Environmental Impact Assessment (EIA) must be accompanied with an Environmental Statement and non-technical summary.

Links to guidance, national and local policy

PPG – Applications Subject to Environmental Impact Assessment

PPG – Environmental Impact Assessment

Is required for applications that:

• Sustainable drainage systems and watercourses
• Major applications and developmentwhich could affect drainage on or around the site
• Applications in an area at risk of flooding such as Flood Zones 2 or 3, or at risk of surface water flooding

Information required

Sustainable Urban Drainage Strategy should include all the information set out in the PPG – What Information on Sustainable Drainage Needs to be Submitted With a Planning Application?

A statement outlining how the national SuDS standards have been achieved, as required by national development making policy F8. Applies to development proposals which could affect drainage on or around the development site.

Links to guidance, national and local policy

NPPFNational Decision Making policy F8: Sustainable drainage systems and watercourses

NPPF 2024 paragraph 182

PPG – Flood Risk Assessment and Sustainable Drainage Strategy

PPG – What Information on Sustainable Drainage Needs to be Submitted With a Planning Application?

KCC Sustainable Drainage Planning Guidance

Local Plan policies: EN25: Flood risk

EN26: Sustainable Drainage

Brenchley and Matfield NDP Policy D8: Surface Water Management

A heritage impact statement/assessment is needed for the following types of applications:

• Listed building consent applications
• planning applications affecting a Listed Building or a conservation area
• applications affecting non-designated heritage assets (including historic landscapes)

Information required

Heritage Impact Statements/Assessments should identify the heritage significance of the asset affected, the works proposed, and how these will affect that significance (including any contribution made by its setting). This is proportionate to the amount of work proposed and the significance of the asset. It should include photographs and a schedule of proposed works. All heritage statements should include as a minimum:

• Description of asset - Describe what it is and why it is significant, for a Listed Building you should consult the Historic England listing entry and the local historic environment record
• Assessment of impact - How the proposed works affect heritage significance, including any impact on architectural and historic merit or setting; e.g. any damage to historic fabric, removal or blocking of architectural features, changes to a historic layout. Any positive impacts such as revealing historic features and reinstating original proportions should also be included
• Mitigation of impact – have the proposals been designed to limit any detrimental impact to heritage significance? E.g. choosing historically sympathetic materials and developing a sensitive design that responds to the historic context of the site/ area.

Links to guidance, national and local policy

PPG - Historic Environment

Heritage Gateway

Historic England Advice Note 12 - Statements of Heritage Significance

Local Plan policy: EN4: Historic Environment, including Heritage Assets

Capel NDP Policy C5 - Conserving heritage assets

Cranbrook and Sissinghurst NDPPolicy HD4.8 - Design of New Buildings Within or Within the Setting of Conservation Areas

Goudhurst NDPPolicy D4 – Inside Conservation Areas (paragraph 264)

Lamberhurst NDPPolicy D7 – Conservations areas

Paddock Wood NDPPolicy PWHD2: Local Heritage Assets (paragraph 7.22

A Flood Risk Assessment is required for applications where development is:

• within Environment Agency (EA) Flood Zones 2, 3 or 3b
• within Flood Zone 1 with a site area of 1 hectare or more
• within Flood Zone 1 where the site is at increased risk of flooding from rivers or sea during its lifetime
• within Flood Zone 1 where the site is at risk of flooding from surface water
• within areas identified by the EA with critical drainage problems
• within Flood Zone 1 where the Tunbridge Wells Strategic Flood Risk Assessment (SFRA ) shows it will be at increased risk of flooding during its lifetime
• within Flood Zone 1 where the proposal increases the vulnerability classificationand where the TW SFRA identifies the site to be at risk from other sources of flooding

Information required

A site-specific flood risk assessment appropriate to the scale, nature, and location of development.

The assessment should:

• identify and assess the risks of all forms of flooding to and from the development including surface water drainage
• demonstrate how these flood risks will be managed, taking climate change into account
• identify any flood incidents in the vicinity
• ensure the development will be safe for its lifetime
• ensure that flood risk will not be increased elsewhere, including flood risk from all sources

Links to guidance, national and local policy

NPPF National Decision-Making policy F4: Assessing flood risk for decision-making

PPG - Preparing a Flood Risk Assessment Standing Advice

PPG - Flood Risk Assessment for Planning Applications

PPG - Flood Risk and Coastal Change

Government's Flood Map for Planningfor all EA designations /advice

Local Plan policies: EN25 – Flood Risk

Brenchley and Matfield Neighbourhood Plan: Policy D7 – Flood Risk Management

An Ecology and Protected Species Survey is required for all development likely to affect notable or protected species, semi natural habitats or sites designated for the protection of species or habitats or in:

• Local Wildlife Site (LWS)
• Site of Special Scientific Interest (SSSI)
• Special Protection Area (SPA)

Information required

Our survey requirements are:

• Where semi-natural habitats will be disturbed by or lost to development, a Preliminary Ecological Appraisal will be required at submission.
• If the development is likely to affect notable or protected species, then species-specific surveys will be required (such as badger or bat surveys) at submission.

Barns/semi-derelict buildings and all barn conversions are expected to submit a bat survey at submission.

Links to guidance, national and local policy

NPPF National Decision-Making policy N2: Protecting the Natural Environment

PPG - Natural Environment (Paragraph: 018 Reference ID: 8-018-20190721 is of particular relevance)

Natural England Standing Advice

Magic Mapping website

Local Plan policy: EN10 - Protection of designated sites and habitats

Benenden NDP: Policy LE5 – New Green Spaces

Lamberhurst NDP: Policy L4 – Bio-diversity

A Tree Survey or Arboricultural Assessment is required for all development that affects any trees, particularly:

• Protected by a Tree Preservation Order
• In a conservation area
• Within or affects ancient woodlands or ancient and veteran trees
• In a historic park and garden
• Within a Nature Conservation Site
• In an Area of Landscape Importance, Important Landscape Approach or Arcadian Area
• Considered to be important landscape or townscape trees
• Which make an important contribution to green infrastructure or ecological networks

Information required

A tree survey carried out in accordance with BS 5837: Trees in Relation to Design, Demolition and Construction and should contain information about each tree on the site that has a stem diameter above 75mm measured at 1.5m above ground level, and those trees of smaller diameter that are of particular interest or potential value, including the:

• Tree reference number
• Tree species
• Height
• Stem diameter taken at 1.5m from ground level
• Branch/crown spread (in directions North, South, East and West)
• Height of crown clearance above ground
• Age class
• Physiological condition
• Structural condition
• Preliminary management requirements
• Estimated safe useful life expectancy
• Category grading (see BS 5837)

Links to guidance, national and local policy

NPPF National Decision-Making policy N3: Trees in New Development

Local Plan policies:  EN12 - Trees, Woodland, Hedges, and Development

EN13 - Ancient woodland and veteran trees

Proposed site allocations under Section 5 of the Local Plan may also require a tree survey/arboricultural assessment to be submitted

Brenchley and Matfield NDP: Policy LE7 - Trees and Hedges

Goudhurst NDP: Policy L7 - Trees

Required for all TPO and TCA applications

Information required

Proposals must include:

• A description of proposed works
• A plan (not an aerial image) showing the position of trees listed in the 'Description of Works' on the application form. It must identify trees by species and a reference number (eg: T1 (Oak). It must also include road names and building numbers
• Reasons for proposed work

Where trees are felled, proposals for planting replacement trees (inc. quantity, species, position, size or reasons for not replanting).

Links to guidance, national and local policy

PPG – Protecting Trees in Conservation Areas

Regulation 16 The Town and Country Planning (Tree Preservation) (England) Regulations 2012

Local Plan policies: EN12 - Trees, Woodland, Hedges and Development

EN13 - Ancient Woodland and Veteran Trees

Information required

The Planning Statement should set out:

• Policy compliance - How the development proposals are consistent with the relevant development plan and national decision-making policies
• Pre-application engagement (normally for major applications). This should demonstrate that the views of the local community have been sought and considered in the formulation of the development proposals, to include:
  • details of all consultation held with neighbours to the site, the local community and other stakeholders at a level appropriate to the proposal
  • any issues identified through the consultation
  • how these issues have been responded to and the proposal amended.

If consultation is not carried out, the reasons should be included.

• Planning obligations (for 10 dwellings plus applications and/or all development likely to need a S106 agreement or other obligations and/or all applications where financial or other contributions are required). This should include a draft legal agreement (using TWBC’s draft S106 template with all amendments track changed) or as a minimum draft Heads of Terms; with full contact details of acting solicitor and Land Registry title documents.

Links to guidance, national and local policy

NPPF National Decision Making policy National Decision Making Policy DM1: Preparing Development Proposals

Pre-application engagement

Local Plan policies: Policy EN1 – Sustainable Design (9) Community Engagement

Statement of Community Involvement (section 4) for further information:

Council’s Statement of Community Involvement Webpage

PPG - Consultation and pre-decision matters

Planning obligations

PPG - Planning Obligations

Section 106 of the Town and Country Planning Act 1990

TWBC Section 106 Planning Obligations guidance

Required for applications where:

• no affordable housing is provided but is required under planning policies
• all the financial contributions cannot be met

Information required

A report to include all the details set out in guidance to be submitted at validation stage and a commitment to the payment of all TWBC costs associated with its assessment.

It is for the applicant to demonstrate whether particular circumstances justify the need for a viability assessment. All viability assessments should reflect the recommended approach in the PPG and standardised inputs.

Links to guidance, national and local policy

NPPF National Decision-Making policy DM5: Development Viability

PPG - Viability

Local Plan : Policy H3 - Affordable Housing

Please note, developers will be expected to cover the full costs of all assessments.

The full viability report is a public document relevant to the assessment of the application and will be added to the public file and website. The LPA review will also be a public document.

A Retail/Town Centre Uses Impact Assessment will be required forretail and leisure above the following thresholds outside of the town and rural service centres:

• Proposal is within the catchment of Royal Tunbridge Wells: 1,000sqm (net)
• Proposal is within the catchment of Southborough, Paddock Wood, Cranbrook, and/orHawkhurst: 280sqm (net)

Information required

The town centre impact assessment should include:

• the impact of the proposal on existing, committed, and planned public and private investment in the above centres in the catchment area of the proposal
• 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 10 years from the time the application is made
• the impact test should be undertaken in a proportionate and locally appropriate way, commensurate to the scale of development proposed

Links to guidance, national and local policy

NPPF National Decision-Making policy TC4: Assessing the Impact of development on town centres

PPG - Town Centres and Retail paragraphs: 014 Reference ID: 2b-014-20190722

015 Reference ID: 2b-015-20190722

017 Reference ID: 2b-017-20190722

018 Reference ID: 2b-018-20190722

Local Plan Policy ED10 - Sequential Test and Local Impact Test

Required for Telecommunication applications

Information required

• Pre-submission consultation information. Information on the outcome of pre-submission consultations (in particular with the relevant body).
• Evidence that the applicant has sought to keep the number of radio and electronic communications masts and the sites for such installations to a minimum in accordance with policy CO1
• CNIRP statement that self certifies that the cumulative exposure, when operational, will not exceed International Commission guidelines on non-ionising radiation protection (ICNIRP).

Links to guidance, national and local policy

NPPFNational Decision-Making CO2: Supporting information for telecommunications proposals

Local Plan Policy ED3: Digital Communications and Fibre to the Premises (FTTP)

Decommissioning and restoration details for renewable and low carbon energy generation and electricity network infrastructure

Information required

Proposals for decommissioning and site restoration, including details of how these measures are expected to be implemented.

Links to guidance, national and local policy

NPPF National Decision-Making policy W3: Renewable and low carbon energy development and electricity network infrastructure

PPG - Renewable and low carbon energy

A Transport Assessment (TA)/Statement (including Travel Plans) is required for all major new development or a satisfactory Transport Statement having regard to the location of the development if it has existing traffic issues or lack of transport infrastructure.

Must include an assessment of both individual and cumulative impacts on the transport network

Information required

Transport Statement or Transport Assessment (depending on the extent and significance of the transport issues involved). This could include Travel Plans.

The scope and level of detail in a Transport Assessment or Statement will vary from site to site.

Transport Assessments are thorough and more detailed assessments of the transport implications of a development, inc. assessment of both individual and cumulative impacts on the transport network.

The Transport Assessment should outline the Vision as set out in

DfT Circular 1/22 Strategic road network and the delivery of sustainable development, updated Dec 2022

The Monitor and Manage strategy for the proposal should also be outlined and described to the Highway Authorities (KCC Highways and National Highways) for their agreement and all modes of transport covered.

Transport Statements are a ‘lighter-touch’ evaluation to be used where this would be more proportionate to the potential impact of the development (such as anticipated limited transport impacts).

Assessment/statement should demonstrate how the location and design of the development promotes sustainable forms of transport and should include:

• a non-technical summary
• details of the proposed development
• details of existing transport conditions and the functional classification of the nearby road network
• details of neighbouring uses
• data of existing public transport provision, inc. provision/ frequency of services and proposed measures to improve public transport
• traffic impact compared to existing site use
• data about current traffic flows and junctions
• impact upon all modes of transport inc. pedestrians, cyclists and people with disabilities
• accessibility impact
• details of loading areas and arrangements for manoeuvring, servicing and parking
• proposed modal split
• assessment years
• a strategy for implementation and co-ordination of a travel plan
• Outline of vision
• The Monitor and Manage strategy for the proposal
• environmental impacts in relation to environmentally sensitive areas (eg. air quality management areas or noise sensitive areas);
• any proposed measures to reduce the need for parking and to mitigate transport impact
• proposed measures to improve accessibility by alternatives to the private car
• assessment of accident records

Links to guidance, national and local policy

NPPFNational Decision-Making policy TR6: Assessing transport Impacts

PPG - Travel Plans, Transport Assessments and Statements Paragraphs 013 to 015 are of particular relevance

Kent Parking Standards 2025

Local Plan policies:  STR6 - Transport and Parking

TP1: Transport Assessments/Statements, Travel Plans, and Mitigation

TP2: Transport Design and Accessibility

TP3: Parking Standards

Required for all proposals resulting in the loss of existing open space, sports, or playing fields, or recreational buildings and land

Information required

An assessment to clearly show that the sport, open space or recreation facilities in question is surplus to requirements in terms of quantity, contribution to local character and setting and that there is no need for an alternative community, sports, or recreational use; if there is still a need, how alternative provision will be met.

Links to guidance, national and local policy

NPPFNational Decision-Making policy HC7: Development affecting existing recreational land and facilities

PPG - Open space, sports and recreation facilities, public rights of way and local green space

Local Plan : Policy OSSR1 - Retention of Open Space

A Ground conditions/Land Contamination Report is required for all development where

• Previous risk-sensitive uses on or adjoining the site are likely to have given rise to contamination, such as landfill sites, former industrial and commercial processes, petrol filling stations, institutional uses, storage of chemicals (inc. farms)
• Areas which may be affected by natural or background occurrence of potentially hazardous substances (radon, ground gases or elevated concentrations of metallic elements)
• When initial desktop and walkover study suggests contaminants may be present

Information required

A Risk Assessment/site investigation information undertaken by a competent person (as defined in Annex 2 of the NPPF 2024) which includes:

• A desk study,
• Site walkover report,
• Preliminary risk assessment, detailing the methodology by which risks will be addressed and ensuring the treatment and/or removal of all contaminants prior to the commencement of development,
• The risk assessment should also identify the potential pollutant or contaminant sources, pathways and receptors and evaluate the risks.

All investigations of land potentially contaminated should be carried out in accordance with established procedures (BS10175 Investigation of Potentially Contaminated Sites – Code of Practice).

Links to guidance, national and local policy

NPPFNational Decision-Making policy P2: Ground Conditions

PPG - Land Affected by Contamination (007 Reference ID: 33-007-20190722)

Tunbridge Wells Contaminated Land SPD

You may also consult Environmental Protection for further guidance EHadmin@midkent.gov.uk

Local Plan Policy EN28 - Land Contamination

Required for all applications for Listed Building Consent (to be read in conjunction with first requirement – completed application form above)

Information required

• Listed Building status (Grade I / II* / II)
• Planning application reference
• Description of works
• Retrospective or proposed works specified
• Justification for works
• Existing and proposed plans, elevations, sections
• Site location plan (1:1250)
• Block / site plan (1:500)
• Roof, floor, and joinery details (if relevant)
• Heritage Statement / Impact Assessment of a suitable standard
• Photographs of existing building (if applicable)
• Photographs prior to works (if retrospective)
• (Any photographs need to be sufficient to assess the impact of the proposal)
• All plans legible and to scale
• Previous LBC conditions referenced
• Details of any pre-application advice

An Air Quality Assessment is required for all development for:

• Proposals that are likely to generate high levels of air pollution, such as significant industrial developments
• Proposals (major and, in certain situations, minor) located within or adjoining an Air Quality Management Area (AQMA) or result in a significant increase in traffic passing through any AQMA
• Proposals that require a Transport Assessment
• Proposals for biomass boilers

Information required

The assessment should be proportionate to the nature and scale of development proposed and the potential impacts, taking into account existing air quality conditions and cost calculations. This should include:

• description of baseline conditions and any air quality concerns affecting the area, and how these could change with and without the proposed development
• consideration of any sensitive habitats (including designated sites of importance for biodiversity)
• the assessment methods to be adopted and any requirements for the verification of modelling air quality
• the basis for assessing impacts and determining the significance of an impact
• the cumulative or in-combination effects arising from several developments
• construction phase impacts
• acceptable mitigation measures to reduce or remove adverse effects
• measures that could deliver improved air quality even when legally binding limits for concentrations of major air pollutants are not being breached.

For biomass boilers the following should be included:

• The thermal capacity of the biomass technology, and its make and model;
• The type of fuel to be used (ideally should be locally sourced);
• Confirmation that it will be an approved appliance, compliant with Defra’s latest guidance and the Clean Air Act;
• The precise location of the proposed stack(s).

Links to guidance, national and local policy

NPPF National Decision-Making policy P3: Living conditions and pollution

Institute of Air Quality Management – Land Use Planning & Development Control: Planning for Air Quality

PPG - Air Quality (Paragraph: 007 Reference ID: 32-007-20191101)

TWBC Air Quality Topic Paper 2021

Local Plan policies: EN21 - Air Quality

EN22 - Air Quality Management Areas

EN23 - Biomass Technology

A Noise Impact Assessment is required for:

• All proposals which generate noise such as sports, industrial developments using machinery, refrigeration plant and equipment.
• All proposals which are noise-sensitive - housing, schools, offices which are likely to be exposed to significant or unacceptable noise disturbance such as adjacent roads, railways and industrial sources.

Information required

Applications should be supported by a Noise Impact Assessment undertaken by a competent person, (as defined by Annex 2 of the NPPF 2024) and should include:

• baseline data relating to existing background noise levels including frequency analysis;
• identification of sensitive receptors and measuring points (considering not only the distance, but topography etc.);
• a description of the likely noise emissions during construction and an assessment of effects on the area affected
• information on how the design minimises and/or mitigates noise to avoid significant adverse impacts on health and quality of life
• where cumulative effects are possible, scenarios should be developed to determine the likely cumulative impact
• an assessment of the impact of any residual increase in noise upon noise sensitive receptors and the surrounding area, in particular protected areas of tranquillity
• a noise monitoring and mitigation/management scheme

Links to guidance and National/Local policy

NPPFNational Decision-Making policy P3: Living conditions and pollution

PPG - Noise

Noise Policy Statement for England

Tunbridge Wells Noise and Vibration SPD

You may also wish to consult the Council’s Environmental Protection Team for further guidanceEHadmin@midkent.gov.uk

Local Plan Policy EN27 – Noise

An Energy Strategy Report is required for:

• All major development proposals - 10 + dwellings or 1000sqm + of non-residential floor area

An Energy Statement is required for:

• All minor development

Information required

The level of detail should be proportionate to the size of development, but both should demonstrate:

• how the energy hierarchy in Policy EN3: Climate Change, Mitigation and Adaptation has been followed
• how energy reduction targets will be achieved
• how waste will be minimised and recycling increased
• how water resources will be conserved
• how green infrastructure and sustainable drainage will be incorporated
• how pollution will be minimised
• how the use of sustainable design and materials will be maximised
• adaptation to Climate Change

Links to guidance, national and local policy

NPPF National Decision-Making policy CC2: Mitigation of climate change

Local Plan policies: Policy EN3 - Climate Change Mitigation and Adaptation

Compliance with policy should be demonstrated with a design stage Energy Strategy Report (major development) or Energy Statement (minor development), which is revisited during construction to confirm its predictions are still valid and thus avoid a ‘performance gap’. Both submissions should contain adequate information to demonstrate how the energy hierarchy has been applied.

Tunbridge Wells Energy Topic Paper 2021

A Structural Survey or Statement is required for all development where:

• It is important to know if the building is of permanent, substantial construction and capable of conversion rather than reconstruction or modification -  barn conversions or conversion of rural buildings
• Applications to Listed Buildings where works are proposed that involve demolition or affect the structural integrity of a building
• Replacement dwellings outside the LBD, to justify that it is constructed to a poor quality or with poor quality materials and it would not be viable to rectify through refurbishment

Information required

A Structural Survey (to be carried out by a qualified structural engineer) should include:

• Full details of the current structural integrity of all elements of the building proposed to be converted, altered or demolished
• Full details of any repairs or demolition works necessary to facilitate the works being sought
• Marked up plans clearly identifying the extent of fabric/building to be retained, demolished, repaired or re-built

Links to guidance, national and local policy

NPPF National Decision-Making policy GB7 1 (b): Development which is not inappropriate in the Green Belt

Local Plan: Policy ED5 - Conversion of Rural Buildings outside the Limits to Built Development

Possibly H10 - Replacement Dwellings outside the LBD

Ventilation and extraction details are required for all applications that involve

• Installation of external ventilation/extraction equipment inc.:
• Hot food takeaways
• Bars, pubs, restaurants
• Launderettes
• Other retail, business, industrial, leisure or other development where substantial ventilation/extraction equipment is to be installed

Information required

The statement should include information that will enable the assessment of noise and odour impacts on the amenity of the area including impacts on residential amenity:

• details of the position and design of ventilation and extraction equipment
• an odour assessment and details of any required mitigation measures
• a noise assessment and details of any required mitigation measures

Links to guidance, national and local policy

NPPFNational Decision Making policy P3: Living Conditions and Pollution

You may also wish to consult Environmental Protection for further guidance EHadmin@midkent.gov.uk

Volume calculations are required for all applications for extensions and replacement buildings in the rural area (outside the Limits to Built Development)

Information required

Existing and proposed volume calculations to enable the assessment of applications for extensions to dwellings and replacement dwellings outside the Limits to Built Development

Links to guidance, national and local policy

Local Plan policies: H10 - Replacement Dwellings Outside the Limits to Built Development

H11 - Residential Extensions, Alterations, Outbuildings, and Annexes

An Affordable Housing Statement is required for all application proposing or required to provide on-site affordable housing.

Information required

Should include, as a minimum:

• Total no. of all residential units
• No. of affordable units
• Plot no. of each affordable unit
• Location of each affordable unit indicated on a plan
• Tenure type of each affordable units (e.g. social rent, intermediate housing)
• No. of bedrooms per unit
• Details of any Registered Provider who will be buying or managing the affordable housing
• The building standards for each affordable unit; all units should meet Part M4(2). Where affordable housing is designed for households with a disability, the homes should meet the higher M4(3) standards.

For applications in the High Weald National Landscape (HWNL) which propose 6-9 dwellings, a financial contribution is required toward off-site affordable housing, details of the proposed off-site contribution (based on 20% of gross no. of units on greenfield land, and 15% of gross no. of units on sites comprising over half brownfield land) should be provided and justified.

Where on-site affordable housing is not considered viable, the Affordable Housing Statement should set out how any of the exceptional circumstances listed in Policy H3 have been met.

Links to guidance, national and local policy

NPPFNational Decision Making policy HO8: Providing affordable homes and policy DM5: Development Viability

PPG - Viability

Local Plan: Policy H3: Affordable Housing (including applications in the HWNL)

Policy H6: Housing for Older People and People with Disabilities

For eligible developments where on-site affordable housing is not considered viable a full viability assessment should also be provided – see the Viability Appraisal section above in this list.

A Biodiversity Gain Statement is required for all qualifying development.

Information required

In addition to  national requirements for BNG all material matters that may interact with the provision of BNG need to be submitted.

A statement, (the Biodiversity Gain Statement) and supporting Statutory Metric for biodiversity losses and gains, setting out how the development will achieve a minimum 10% gain in Biodiversity through on and/or offsite provision and how it will be secured (condition/obligation/financially), maintained and monitored for a minimum of 30 years. This should include a commentary of how the proposals comply with the Biodiversity Net Gain Hierarchy.

A planning obligation may need to be entered into and the draft heads of terms.

Links to guidance, national and local policy

Paragraph 13 of Schedule 7A of the Environment Act 2021 requires that a Biodiversity Gain Plan (BGP) be submitted and approved to discharge the mandatorybiodiversity gain condition prior to the commencement of development. A government template for the Biodiversity Gain Plan is available. Applicants should submit a draft with the application instead of the Biodiversity Gain Statement.

PPG - Biodiversity Net Gain - Submitting a Planning Application

PPG - Biodiversity Net Gain

GOV.UK - Statutory Biodiversity Metric Tools and Guides

Council’s website: Biodiversity Net Gain

NPPFNational Decision Making policy N2:  Improving the natural environment

Local Plan: Policy EN9 – Biodiversity (This is a local requirement separate to the national BNG requirement above)

A Farmstead Assessment is required for all development that affects a designated historic farmstead.

Information required

An assessment of the farmstead taking into account the Farmstead Assessments Guidance Supplementary Planning Document, in relation to its:

• character, which results from its historic development and function as a whole site, including routeways and spaces within and around it and how it is linked to the surrounding landscape and settlement
• significance, a factor that can be key in determination
• sensitivity or capacity for the change proposed

Links to guidance, national and local policy

Farmsteads Assessment Guidance SPD

Local Plan: Policy EN18 - Rural Landscape

A Self/Custom Build application form is required for all residential development identified as falling within the definition of a self/custom build.

Information required

All applications for self/custom build dwellings should set out in the application form that the proposal is for self/custom build.

Links to guidance, national and local policy

Self-build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016)

PPG - Self-Build and Custom Housebuilding

TWBC self-build and custom housebuilding register webpage

Local Plan: Policy H8 -  Self-Build and Custom Housebuilding

A Landscape and Visual Impact Assessment (LVIA) is required for

• All major or other development in the National Landscape or its setting, where expected to significantly impact the National Landscape
• Proposals likely to have a significant effect on landscape character or visual amenity

Information required

A Landscape and Visual Impact Assessment in accordance with Guidance for Landscape and Visual Impact Assessment (Third Edition Landscape Institute) and supporting technical guidance. The assessment should include:

• A baseline assessment
• Clear explanation of the methodology employed
• Assessment of effects on landscape and/or townscape character
• Assessment of effects on views
• Assessment of effects on the site, on the immediate and wider area
• Assessment of effects on protected areas

Links to guidance, national and local policy

NPPFNational Decision Making policy N4: Protected Landscapes

Guidance for Landscape and Visual Impact Assessment (Third Edition Landscape Institute)

HWNL Management Plan

TWBC Landscape Character Assessment

Local Plan policies:  EN18 - Rural Landscape

EN19 - High Weald AONB

Brenchley and Matfield NDP policies: H8 - Site-Specific Policies for AL/BM2

LE4 - Valued Views

Capel NDP Policy: C10 – Protection of locally significant views

Hawkhurst NDP policies: HD1(b) - Exceptions for Larger-Scale Developments (10 or More Dwellings)

Pembury NDP Policy P11: Locally Significant Views (paragraph 8.35)

High Weald Parish Information Maps

A landscaping scheme is required for all development proposals affecting the urban or rural landscape

Information required

An integral landscaping scheme (hard and soft) which contributes to and enhances the natural and local environment, including sympathetic boundary treatments and green infrastructure. The scheme should include:

• a plan detailing the external works including hard and soft landscaping and future landscape features  (trees/planting, flood management measures, roads/paths, fencing/walls, screening, noise bunds)
• an evaluation of the importance of existing landscape features to the character and function of the area, how the proposal maintains and enhances the area and mitigates any negative impacts
• measures to retain existing landscape features (important trees and hedges) or encourage natural regeneration
• planting specifications (inc. soil preparation/planting method, spacing/ seed types, plant species, stock size, means of protection/ support, timing of planting)
• evidence that the ground is suitable for the proposed planting scheme (soil type, volumes and condition)
• details/materials for landscape features e.g. hedge banks, walls, fencing, surfacing
• details of ongoing management of planting / landscaping
• evidence schemes are co-ordinated with street lighting and below ground services

Links to guidance, national and local policy

Local Plan policies:  EN1 - Sustainable Design

EN4 - Historic Environment, including Heritage Assets

EN16 - Landscape within the Built environment

EN18 - Rural Landscape

EN19 - High Weald National Landscape

ED6 - Rural Businesses and Recreational/Leisure (including equestrian)     uses in the Countryside

Benenden NDP: SSP1 - Land adjacent to Feoffee Cottages, Walkhurst Road, Benenden

Goudhurst Neighbourhood NDP: Policy D1 – Design Considerations

High Weald Parish Information Maps

An Archaeological Assessment is required for all sites that have potential to include heritage assets with archaeological interest.

Information required

An archaeological desk-top assessment which should include the following information:

• a description of the significance of the heritage assets affected by the proposed development and their contribution to the site
• a desk-based assessment of the impact of the proposal. It should show the sources that have been considered and the expertise that has been consulted
• any relevant supporting documentation, such as plans showing historic features that may exist on or adjacent to the site. This includes listed buildings and structures, historic parks and gardens, and historic battlefields

A field study evaluation may also be required.

Links to guidance, national and local policy

NPPFNational Decision Making policy HE10: Loss or removal of heritage assets

Historic England Advice Note 17 – Planning and Archaeology

Local Plan policies: EN4 - Historic Environment, including Heritage Assets

Benenden NPD: SSP2 - Uphill, New Pond Road, Benenden

Lamberhurst NDP: Policy D6 – Historic Environment

A Diversification/farm business plan is required for proposals for rural diversification - food/dairy production, farm shops, tourism accommodation, niche businesses, woodland related activities.

Information required

A diversification/farm business plan which demonstrates the proposed development would not cause severance or disruption to the agricultural holding and would not necessitate the need for new buildings to continue farm operations as a result of the loss/reuse of existing buildings for other uses.

Links to guidance, national and local policy

NPPFNational Decision Making policy E4: Rural business development

Local Plan: Policy ED4 - Rural Diversification

Brenchley and Matfield NDP Policy BE4 - Agricultural diversification

A Rural Workers’ dwellings supporting statement is required for all applications for new dwellings for rural workers employed in agriculture, forestry, and commercial equestrian, and other types of rural employment.

Information required

Statement to identify the need for development and financial soundness of the rural worker’s business. This should cover existing and future requirements and the number of workers.

The size and scale of any dwelling would need to be appropriate for the purpose  required and the needs of the business to provide reasonable family accommodation.

Links to guidance, national and local policy

NPPFNational Decision Making policy HO11: Isolated homes in the countryside

PPG - Housing Needs of Different Groups

Local Plan: Policy H7 - Rural Workers’ Dwellings

A lighting impact assessment is needed for all applications where outdoor lighting is proposed in rural or light sensitive locations (High Weald National Landscape) or where there are concerns about light pollution or lighting may give rise to a nuisance.

Information required

The assessment should illustrate proposed lighting levels including illuminance contour plots for 0.2, 0.5, 1.0, 5.0, and 10 Lux as a minimum on day 1 of installation.

Lighting engineers should work with landscape architects and ecologists as necessary to ensure the landscape and ecological sensitivities of a site are considered.

Links to guidance, national and local policy

NPPFNational Decision Making policy P3 2(e): Living conditions and pollution

PPG - Light Pollution

The Institute of Lighting Professionals Guidance Note GN01: the Reduction of Obtrusive Light

HWNL Advice Note: Dark Skies in the High Weald

Local Plan policies: EN8 - Outdoor Lighting and Dark Skies

ED6 - Rural Businesses and Recreational/Leisure (including equestrian) Uses in the Countryside

A Viability or marketing information report is required for all proposals that would result in the loss of:

• an existing employment use
• tourism accommodation
• community facility/service
• recreational buildings/facilities that are operated on a commercial basis

Information required

Such applications should be supported by:

• a viability report, prepared by a relevant professional, including financial accounts, marketing information, illustrating efforts to promote, improve, and market the building, for sale or rent, at a reasonable value which reflects the existing use and condition of the building (a min. of 2 independent valuations of the building required) have not been successful, and the use is no longer viable;
• such information should include: the history of previous uses, period/s of vacancy, details of agent/s, copies of brochures, advertisements, and dates (showing that the property has been marketed at local & regional level); records of the response and interest; and any offers received with reasons for being rejected
• evidence there is no prospect of existing buildings/use,  the partial or comprehensive redevelopment of the existing buildings/use, continuing in current use or other employment/community use for the building or the site’s location
• the marketing information should cover a sustained period of at least 18 months (12 months for recreational buildings) before an application is submitted
• review may be required by an independent consultant and it is expected that the applicant will cover this cost

Links to guidance, national and local policy

NPPF National Decision Making policy HC6: Retention of key community facilities and public service infrastructure

Local Plan policies:  ED2 - retention of existing employment sites and buildings

ED5 - Conversion of Rural Buildings outside the Limits to Built Development

ED7 - Retention of, and improvements to existing, and the promotion of new, tourist accommodation and attractions

ED12 - Retention of Local Services and Facilities

OSSR1 - Retention of Open Space

Benenden Neighbourhood NDP policies: BE3 - Shops and Public Houses

BE4 - Community Facilities

Brenchley and Matfield NDP: Policy BE1 - Retention or Redevelopment of Agricultural Buildings and Commercial Sites for Residential Use

Capel NDP Policy C12 – Protection of Public Houses

Goudhurst NDP: Policy B2 - Retention of Business Premises

Hawkhurst NDP: Policy CM4 - Loss of Retail

Lamberhurst NPD policies: C1 - Community Facilities of Value

B2 - Tourism, Hospitality and Retail

A Waste Management Strategy is required for all development that proposes a change to or new refuse/recycling facilities.

Information required

• A strategy and scaled plans to show the location/s of all refuse/recycling storage and, where relevant, refuse/recycling collection points.
• Statement to clarify sufficient provision for the whole development has been provided.
• Set out how all waste will be managed on a regular basis.

Links to guidance, national and local policy

Local Plan Policy: EN1- Sustainable Design (criteria 1 – Design, character and site context and 10 – waste storage)

To comply with any advice provided by the council’s Waste Services department and the provision of sufficient refuse and recycling storage facilities.

A Habitat Regulations Assessment is required for all development within or close to the 7km zone of influence for Ashdown Forest Special Protection Area or Special Area for Conservation.

Information required

Proposals may need to be screened under the Habitat Regulations to see if they require an appropriate assessment where they are within or close to the 7km zone of influence for Ashdown Forest. Where such assessments are required applicants shall provide a Shadow Habitat Regulations Assessment to assist in undertaking the formal screening and assessment.

Developments within the 7km zone are likely to be required to make a financial contribution to mitigation projects for the Ashdown Forest.

Links to guidance, national and local policy

The Conservation of Habitats and Species Regulations 2017

PPG - Construction Near Protected Areas and Wildlife

Tunbridge Wells Habitats Regulations Assessment 2020

Full details of the type of development and tariffs can be found on the Council’s  Protecting Ashdown Forest webpage.

Local Plan policies: EN10 - Protection of designated sites and Habitats

EN11 - Ashdown Forest Special Protection Area and Special Area of Conservation