Listed Building Consent

A location plan is always required and 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 scales may be appropriate.

The plan must show:

• at least two named roads and all surrounding buildings or land (unless this would require a plan greater than a scale of 1:2500)
• the application site (the whole planning unit)
• a north point
• the scale clearly identified

The plan used should:

• not be a Land Registry document
• show OS Crown copyright as an acknowledgement
• 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

The application site boundary must 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 the building.

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

Site plans may be created through a number of online retailers. You can find guidance on the Planning Portal - Maps plans and planning applications: what to submit

The relevant certificate must be completed, signed and dated. Only one certificate should be completed.

Certificate A should only be completed if the applicant is the sole owner (defined as a person with a freehold interest or leasehold interest with at least seven years left to run) of the land to which the application relates.

Certificate B should be completed if the applicant is not the sole owner but knows the names and addresses of all the other owners (this certificate should also be signed in the event of shared accesses).

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 the owners. The relevant notice to owners must be completed and sent to all known owners and published in a local newspaper.

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.

• Householder notice (for householder applications only)
• The notice to be served on owners
• The notice to be published in the papers

A copy of the notice should be submitted to the local authority.

All planning applications must include the appropriate agricultural holdings certificate in order to be considered by the local authority. Please note that, as of the 6 June 2013, the agricultural holdings certificate now forms part of the ownership certificates.

If the land to which the application relates forms an agricultural holding or part of an agricultural holding as defined by the Agricultural Holdings Act 1986, and comprises land subject to an agricultural tenancy, all agricultural tenants must be notified prior to the submission of an application.

You must either confirm that none of the land to which the application relates is, or is part of, an agricultural holding, or otherwise give notice to all tenants on the agricultural holding.

If you are the sole tenant of the agricultural holding, insert 'sole tenant - not applicable' in the table under Certificate B.

• Householder notice (for householder developments only)
• The notice to be served on the owners
• The notice to be published in the paper

A copy of the notice should be submitted to the local authority.

Applications must be accompanied by plans and drawings or information necessary to describe the subject of the application including:

• existing and proposed block plans of the site (for example at a scale of 1:100 or 1:200) showing any site boundaries and neighbouring properties
• existing and proposed elevations (for example at a scale of 1:50 or 1:100). Drawings must show complete elevations, partial drawings are not acceptable
• existing and proposed floor plans (for example at a scale of 1:50 or 1:100). Drawings must show complete floor plans, partial drawings are not acceptable
• existing and proposed site sections and finished floor and site levels (for example at a scale of 1:50 or 1:100)
• existing and proposed roof plans (for example at a scale of 1:50 or 1:100) - required only for complex roof structures

Always required for major development (that is development of 10 or more dwelllings (or 0.5 hectares for residential development where the number of dwellings is unknown) for the creation of more than a 1000 square metres of floor space and where the site is greater than 1 hectare), and alterations to a listed building.

If the site is within a conservation area a design and access statement will also be required for proposals involving the creation of one or more dwellings or a building or buildings where the floor area created by the development is 100 square metres or more measured externally, including householder developments if applicable.

A design and 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 proposal
• explain the policy adopted as to access and how policies relating to access in relevant development plan documents (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.

Further guidance:

• CABE guidance - Design Council - Design and access statements: How to write, read and use them
• National Planning Practice Guidance (NPPG) - National information requirements

This is required for all applications where the proposed development is likely to have an impact on Biodiversity. The local authority has adopted a Biodiversity checklist in order to identify whether surveys will be required for a proposal. The checklist must be filled out and submitted with all applications.

A project level Habitat Regulations Assessment (HRA) may be required where a development is within the Breckland SAC, Breckland SPA or an adjoining constraint zone (constrain zones are defined in the relevant Core Strategy Policy CS2).

Where a scoping survey recommends further surveys need to be undertaken, these should also be provided.

Biodiversity surveys must be up date (normally not more than two years old, or as stipulated in good practice guidance).

More information:

• Association of Local Government Ecologists (ALGE)
• Chartered Institute of Ecology and Environmental Management (CIEEM)
• Circular 06/2005
• Forest Heath Local Plan
• National Planning Policy Framework (in particular Paragraphs 109-119)
• Natural England
• St Edmundsbury Local Plan
• Suffolk Biodiversity Partnership
• Suffolk County Council Local Validation Requirements pages 13-21
• Suffolk Wildlife Trust

All applications where the development is likely to have an impact on designated or non-designated heritage assets (identified at pre-application stage) will require a heritage statement. For Householder applications this will be required for:

• works in the curtilage of a listed building
• works in a conservation area
  

Annex 2 (Glossary) of the National Planning Policy Framework (NPPF) defines a heritage asset as 'A building, monument, site, place, area or landscape identified as have a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage assets include designated heritage assets and assets identified by the local planning authority (including local listing)'

A statement should include:

• a description of the significance of any heritage assets affected, including any contribution made by their setting
• the relevant historic environment record should be consulted.
• an assessment of the affected heritage asset(s) using appropriate expertise where necessary to describe the significance of the heritage asset
• an assessment of the impact of the proposal on the significance of the heritage asset and any reasoned justification for the proposal
• where an application site includes new building or ground disturbance on or adjoining a heritage asset of archaeological interest, or where a site has the potential to include heritage assets with archaeological interest, a desk-based archaeological assessment (and where necessary an appropriate level of field evaluation) should be compiled in accordance with paragraph 128 of the NPPF.

Heritage Statements should be proportionate to the proposed development.

A copy of the listing held by English Heritage will not be accepted as a heritage statement.

Assessments may form part of an Environmental Statement, where a proposal would fall within the guidelines of an Environmental Impact Assessment (EIA) development.

More information:

• National Planning Policy Framework
• National Planning Practice Guidance - Conserving and enhancing the historic environment
• Suffolk County Council Archaeological Service
• Historic England

A structural survey is required for applications that affect the structural integrity of the building and involve the substantial conversion, demolition, extension or alteration of:

• a listed building or non-designated heritage asset        
• the conversion of a former agricultural building to a new use
• the demolition (including any part demolition) of an agricultural building

Structural surveys should be carried out by a suitably qualified professional and should, where appropriate, identify any remedial works to ensure the retention of the building.

A structural survey submitted in relation to a heritage asset (designated or otherwise) must include an extensive photographic survey detailing the current structural condition, and, where applicable, a schedule of repairs necessary to make the building structurally sound.

More information:

• Structural Survey
• Institute of Structural Engineers

This is required for applications for Listed Building Consent for works (including repairs) to the fabric of a listed building itself (that is, not new additions).

The schedule should comprise a detailed description of the proposed works including:

• their extent
• a specification for the materials to be used
• methodology for carrying out the works
• the order in which they are to be undertaken

This could be included in a heritage statement.

This is required for all applications which include the replacement of existing, or the provision of new, windows, doors and surrounds, conservatories or shop fronts, within or to heritage assets.

Elevational drawings showing proposed windows, doors and their surroundings at a scale of 1:10 and horizontal and vertical cross-section drawings at a scale of 1:2 showing the details of the glazing bars, sills, heads, methods of opening and glazing.

For conservatories, the elevational and cross-sectional drawings (to the scales identified above) must include a continuous horizontal cross-section  through windows and doors, and details of the glazing bars, sills, heads, cornice and methods of glazing and opening.

For shopfronts, the elevational and cross-sectional drawings (to the scales identified above) must include details of the glazing bars, sills, heads, fascia, pilasters, stallriser, cornice, method of glazing, shopfront lettering and colour scheme.

It may be possible to agree these details by condition in some instances.