Harrogate Borough Council Validation Criteria for Planning Applications Applications for Planning Permission

Harrogate Borough Council Validation Criteria for
Planning Applications
VERSION 1.14 – Updated to include revised fee for the Affordable Housing proforma, and link to Development Appraisals for when our affordable
housing thresholds are challenged.
Applications for Planning Permission
This guide has been developed to assist you in the submission of applications (excluding applications for discharge of, variation of or compliance with
conditions, applications for certificates of lawfulness, time extension and non-material amendments). The aim of this guide is to help to make sure
that the right information is submitted with an application to ensure the Council is able to deal with your application as quickly and comprehensively
as possible. This checklist brings together existing information requirements to be submitted alongside a planning application and is not intended to
impose additional requirements on applicants.
Planning applications which are not submitted with the correct information as stated in this document, may be treated as invalid until such time as
the required information has been submitted.
When an application is found to be invalid the Receiving Officer will try to contact the applicant, or agent if there is one, by telephone, and in any
event will send out a letter/email specifying the details required to validate the application.
If after 4 weeks the required information has either not been submitted, or written confirmation received of when it will be submitted, the application
and any associated fee will be returned.
Exceptionally further information may be required for a specific application, over and above the requirements within this document.
A right of appeal for non-determination is where an applicant considers that we require validation particulars or evidence that do not meet the
requirements set out in the Order .
The Order provides that the applicant may send, in response to an invalidity letter or other such communication, an “Article 10A” notice:i)
setting out which particulars or evidence the applicant considers is not a reasonable requirement having regard to the scale and nature of
the development nor are about a matter which it is reasonable to think will be material in the determination of the application.
ii)
Setting out the reasons the applicant relies on in holding that view
Validation Criteria
iii)
Requesting we waive the requirement(s)
We will notify the applicant no later than 8 / 13 weeks following receipt of the application that we no longer require the details (a “validation notice")
or if the details are required a “non-validation notice”).
If the Article 10A Notice is received within 7 working days of the 8/13 week time period or later then we have 7 working days from its receipt to notify
the applicant.
If an application is “non-validated” we are, as with a “validated” one, required to make a determination within the 8/13 week period otherwise the
applicant may proceed to appeal on grounds of non-determination
We strongly encourage you to obtain pre-application advice to assist you in putting together your development proposals.
Scale, Plan Size and Numbers of Documents Required
Numbers of application forms and plans submitted via:
Planning Portal :1
Post: 1 original and 3 copies
All plans must be drawn to an appropriate metric scale.
Floor Plans, Elevations etc.: 1:50, 1:100, 1:200, 1:500
Location Plans: 1:2500, 1:1250
Plans should be A4 or A3 size wherever possible and it would be helpful if coloured three dimensional imagery is provided for at least the main street
elevation for major applications to help schemes to be shown in their context.
Plans must show the direction of North
All information must be clear enough so that the quality of detail is not compromised when scanned and viewed electronically e.g. faint lines are
unacceptable.
Payment of fees can be made through the Council’s website or by calling 01423 500600 and asking for the Development Management Support team.
If paying through the website make note of the receipt number and submit this with your application. Failure to do this may result in a delay in
validating your application.
2
Validation Criteria
Householder applications can only be used for development within the curtilage of a dwelling house.
Outline applications still require supporting information such as land contamination, DAS, biodiversity, flood risk etc.
Biodiversity pro forma is required even if the answer is no for all boxes.
Vulnerable end uses need information on land contamination.
NR – National Requirement
LR – Local Requirement
AR – Advisory Requirement
Contents
Application Form
Fee
Ownership Certificate
Notice to be served on owners
Location Plan
Site/Block Plan
Existing and Proposed Elevations
Existing and Proposed Floor Plans
Existing and Proposed Site Cross Sections
Roof Plans
Outline Planning Permission
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Validation Criteria
Design and Access Statement
Heritage Statement Listed Buildings
Environment Impact Assessment (EIA)
Affordable Housing Pro Forma
Agricultural Workers Dwelling Pro Forma
Biodiversity Pro Forma
Coal Mining Risk Assessment
Contamination Risk Assessment
Drainage – Non Mains Drainage Assessment
Extra Care Housing
Flood Risk Assessment
Fume Extraction and Ventilation
Marketing Statement Care Homes
Marketing Statement Community Facilities
Marketing Statement Hotels
Noise Impact Assessment
Open Space Provision
Planning Statement – Statement of Community Involvement
Retail Impact Assessment – Sequential Test for Town Centre Uses
Structural Survey
Sustainable Construction and Design
Telecommunication Supporting Information
Transport Assessment and Travel Plan
4
Validation Criteria
Tree Assessment
5
Validation Criteria
NR
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Application Form
All applications
Use the Planning Portal to submit your application online.
1 if submitted electronically
The simplest way to submit an application is online
via the Planning Portal. Registration is easy and
you can complete you application form, upload
supporting documents and pay fees online.
If you need a paper form you can download as required. The
Planning Portal has a step by step guide to help you pick the
right form.
4 if submitted by post
The benefits of applying online include:
• You can work on your application in draft
before submission
•
Immediate delivery and acknowledgment
•
Savings on postage and printing costs
•
Online help function when completing
your application
All sections and questions must be answered.
Declaration must be signed and dated.
Provide full contact details of the applicant and/or agent
(where appropriate).
If submitting a paper application four copies of the
completed standard application form including the
declaration will be required.
Fee
NR
All applications
Except for:
a) Where applications are only required
because permitted development rights
For other circumstances where fee exemptions or
concessions apply please refer to our Schedule of Fees
You can use the Planning Portal Fee Calculator to work out
how much you will need to pay.
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Validation Criteria
Information
Required
Types of Application and Criteria
have been removed
b) Conservation Area applications for
demolition works
c) Deletion/variation of a Legal Agreement
(S106)
d) Hedgerow Removal Notices
e) Listed building applications
f) Overhead Lines
g) S211 Notification of tree works in
Conservation Areas
h) Stop up or divert a public right of way
i) Works to trees protected by a Tree
Preservation Order.
NR
Guidance and Links to Further
Information
Payment can be made through the Council’s website or by
calling 01423 500600 and asking for the Development
Management Support team.
If paying through the website make note of the receipt
number and submit this with your application. Failure to do
this could result in a delay in validating your application.
Ownership Certificate
All applications
Complete:
This in part of the form.
Except for:
a) Applications for Lawful Development
Certificates (existing or proposed)
b) Reserved matters applications
c) Advertisements
d) Tree works
e) Prior notifications
Certificate A if the applicant is the sole owner of the site or
you have a leasehold* interest which has at least 7 years to
run and the site is not part of an agricultural holding**.
1 copy if submitted
electronically
4 if submitted by post
Certificate B if the applicant is not the owner of the site (or
only owns part) and the applicant knows who owns the site
(or the other parts) or there is an agricultural tenant on any
part of the land/building. (See C4 below)
Certificate C if there is more than one owner and the
applicant knows some but not all of the owners of the site.
(See C4 below)
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Certificate D if the applicant does not know any owners of
the site. (See C4 below)
*Long leaseholders (with more than 7 years remaining) are
treated as owners and should complete Certificate A.
**Agricultural holding has the meaning derived from the
definition of agricultural tenant in section 65(8) of the Town
and Country Planning Act 1990.
Note: By law you must notify all people who have an interest
in the site. This is necessary even when only a small part of
your building such as guttering or foundations goes over the
boundary of the application land.
NR
Notice to be served on
owners – Article 11
All applications where ownership certificates B, C
or D have been completed.
A notice must be served on all owners and/or published in
the press in accordance with the instructions on the
Certificate.
A copy of the notice must be included in the application
submission.
There are separate notices for householder and nonhouseholder development
Where certificates C or D have been completed, a copy of
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
the article published in the newspaper must also be
provided
Location Plan
NR
1 if submitted electronically
4 if submitted by post (3 for
an advertisement
application)
All applications
Except for:
a) Advertisement applications where the sign
is located on an existing building;
b) Reserved matters applications only if
layout not reserved
c) Extensions to temporary permissions;
d) Applications to vary or delete planning
conditions
Based on an up to date Ordnance Survey map, drawn to an
appropriate metric scale e.g. 1:1250, 1:2500 and in the case
of advertisement applications show the direction of north.
Site boundaries must (except for advertisement
applications) be edged clearly with a red line and include all
land necessary to carry out the development, e.g. all land
required for access to the site from a public highway,
visibility splays, landscaping, car parking and open areas
around buildings etc.
A blue line should be drawn round any other land owned or
controlled by the applicant, close to or adjoining the
application site. (Except for advertisement applications)
A4 size should be used wherever possible and show at least
2 named roads and surrounding buildings and be site
centred. Properties should be named or numbered to
ensure the exact location is clear.
• Identify the proposed position of any advertisement.
• You can purchase 4 original location plans from the
Planning Portal.
• Ordnance Survey plans can also be obtained from the
Council on payment of a fee.
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Validation Criteria
NR
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Site/Block Plan
All applications
1 copy if submitted
electronically
Except:
a) Advertisements where the sign is located
on an existing building.
b) Reserved matters.
c) Extensions of temporary permission.
d) Applications to vary or delete planning
conditions
This is a plan that shows the existing and proposed layout of
the application site including any buildings.
a) Draw to an appropriate metric scale e.g. 1:100,1:200
or 1:500
b) Show the direction of North and a scale bar and
notes stating whether the plan is enlarged from an
Ordnance Survey Map or drawn from a survey.
c) Show the proposed development in relation to site
boundaries and other existing buildings on the site,
with written dimensions including those to the site
boundaries.
d) Show all public rights of way crossing the site.
e) Show the position of all trees on the site, and those
on adjacent land.
f) Show all buildings, roads and footpaths on land
adjoining the site including access arrangements
(unless these would not be affected by the proposed
development.
g) Show the site boundaries, type and height of
boundary treatment (e.g. walls, fences hedges).
h) Show existing and proposed buildings and trees,
which are to be retained or removed. Show the
position of any immediately adjacent buildings/
structures or trees outside the site.
i) Show access roads, turning areas and car parking
bays where relevant giving dimensions.
j) Show drainage runs.
4 if submitted by post (3 for
an advertisement
application)
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Validation Criteria
NR
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Existing and Proposed
Elevations
All applications proposing new buildings or
alterations to the exterior of existing buildings.
Including changes of use where external
alterations are proposed.
a) Draw to an appropriate metric scale e.g. 1:50 or 1:100.
In the same form, scale and orientation.
b) Show clearly the proposed works in relation to what is
already there and the height of buildings above ground
level.
c) All elevations should clearly indicate the existing and
proposed building materials and the style, materials and
finish of windows and doors.
d) Any blank elevations must be included; if only to show
that this is in fact the case.
e) Where any proposed elevation joins another building or
is in close proximity, the drawings should clearly show
the relationship between buildings, and detail the
positions of the openings on each property.
f) For new buildings it is useful to have a 3D visualisation of
the “true Elevation” i.e. axonometric or photomontage
or model.
1 copy if submitted
electronically
4 copies if submitted by post
Except:
a) Advertisement applications
b) Works to trees
c) Extensions to temporary permission
d) Applications to vary or delete planning
conditions
Advertisement applications require the following:a) Existing and proposed elevations to a scale of 1:50 or
1:100
b) A drawing to a scale of 1:50 or 1:100 showing the
advertisement size, siting, materials and colours to be
used
c) Height above ground of the advert
d) Extent of projection and details of method and colours
of illumination (if applicable)
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Validation Criteria
NR
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Existing and Proposed Floor
Plans
All applications proposing new or amended
floorspace and/or proposals to alter existing
buildings.
a) Draw to an appropriate metric scale e.g. 1:50 or 1:100.
b) Show precise dimensions of the overall size of the site,
and width of access roads
c) Show the exact location of any proposed building
dimensioned to two existing fixed points on the site
boundary
d) Must show the proposed openings to accord with the
elevations
e) Drawings should show details of existing buildings where
relevant, in relation to proposed buildings
f) Where existing buildings or walls are to be demolished
these should be clearly shown
g) For change of use applications (where internal
alterations are proposed – must show existing and
proposed layout of rooms
1 copy if submitted
electronically
4 copies if submitted by post
NR
Existing and Proposed Site
Cross Sections
Finished floor and site
levels
1 if submitted electronically
4 copies if submitted by post
Except:
a) Prior Notification Application
b) Works to trees
c) Extensions to temporary permission
d) Applications to vary or delete planning
conditions
All applications proposing changes to site levels or
where existing levels across the site vary more
than 1 metre
Engineering operations
All new buildings (excluding household and
commercial extensions
Except:
a) Advertisement applications
b) Works to trees
c) Extensions to temporary permission
d) Applications to vary or delete planning
a) Show a cross section(s) through the proposed building(s)
b) Draw to an appropriate metric scale e.g. 1:50 or 1:100.
c) Where there is a change in ground levels drawings
should show existing and proposed with levels related to
a fixed datum point nearby which will not be affected by
the proposed works.
d) Plans should show the proposals in relation to adjoining
land and buildings
e) In all cases where a proposal involves a change in
ground levels, drawings should show both existing and
finished levels to include details of foundations,
retaining structures and how eaves relate to adjacent
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Validation Criteria
Information
Required
Types of Application and Criteria
conditions
e) Prior Notification Application
Roof Plans
NR
1 if submitted electronically
4 if submitted by post
Outline Planning Permission
Guidance and Links to Further
Information
f)
All applications where alterations to the existing
roof are proposed
a) Draw to an appropriate metric scale e.g. 1:50 or
1:100.
b) Show the shape of the existing and proposed roof
c) Show details of the roofing material, any rooflights,
flues and any vents and their location on the roof
Except:
a) Advertisement applications
b) Works to trees
c) Extensions to temporary permission
d) Applications to vary or delete planning
conditions
e) Prior Notification Application
Outline Planning Applications
NR
•
•
•
NR
Design and Access
Statement (DAS)
A Design & Access Statement is required with the
following types of application only:
land and boundaries. Details should explain how any
encroachment on adjacent land is to be avoided
Where no changes to site levels are proposed, and
finished floor levels are not to be raised, stating this on
the plans will be acceptable
Use – the use or uses proposed for the development and
any distinct development zones within the site identified
Amount of development - the amount proposed for
each use
Indicative access points – an area or areas in which the
access point or points will be situated (Where these
matters are reserved for subsequent approval)
The Design & Access Statement should comprise the
following:
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Validation Criteria
Information
Required
Types of Application and Criteria
a) MAJOR Development
b) One or more dwelling houses within a
Conservation Area or World Heritage Site
c) New building (s) within a Conservation
Area or World Heritage Site where the
floor space created is >100m2
Guidance and Links to Further
Information
a) The design principles and concepts that have been
applied to the development
b) How issues relating to access to the development
have been dealt with
The Design & Access Statement shall:
Exemptions
a)
A design and access statement is not required for
planning applications involving:
b)
(a) permission to develop land without compliance
with conditions previously attached, made
pursuant to section 73 of the Act;
c)
(b) engineering or mining operations;
d)
(c) a material change in the use of land or buildings
– Please note that for an application to convert a
Building to residential use a Design & Access
Statement will be required.
e)
Explain the design principles and concepts that have
been applied ot the development
Demonstrate the steps taken to appraise the
context of the development and how the design of
the development takes that context into account
Explain the policy adopted as to access, and how
policies relating to access in relevant local
development documents 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 outcomes of any such consultation
Explain how any specific issues which might affect
access to the development have been addressed.
(d) development which is waste development
Heritage Statement Listed
Buildings –
Development proposals affecting the fabric of the
building or either directly or indirectly affecting a
A Heritage Statement are required for applications for
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Validation Criteria
Information
Required
NR
Types of Application and Criteria
Listed Building
Guidance and Links to Further
Information
listed building consent, other than those for replacement
consent.
The statement has to explain—
-
the design principles and concepts that have been
applied to the works
how the design principles and concepts that have
been applied to the
works take account of—
(i)
the special architectural or historic
importance of the building;
(ii)
the particular physical features of the
building that justify its designation as a listed
building; and
(iii)
the building’s setting
-
how in respect of applications, which do not relate
solely to the interior of a listed building, issues
relating to access to the building have been dealt
with. Specifically —
(i)
explaining the policy that has been adopted
as to access, including what alternative
means of access have been considered, and
how policies relating to access in relevant
local development documents have been
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
taken into account
(ii)
explaining how that access policy takes
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; and the
building’s setting
(iii)
stating what, if any, consultation has been
undertaken on issues relating to access and
what account has been taken of the
outcome of any such consultation
(iv)
explaining how any specific issues which
might affect access to the building have
been addressed
Descriptions of Listed Buildings can be seen using the
Heritage Gateway.
NR
Environmental Impact
Assessment (EIA)
Environmental Statement
Screening and Scoping
Opinions
Major developments which are of more than local
importance;
Town and Country Planning (Environmental Impact
Assessment) Regulations 2011
Developments which are proposed for particularly
environmentally sensitive or vulnerable locations:
Where an EIA is mandatory
An EIA must be undertaken for development proposals that
fall within the types listed in Schedule 2 of the Regulations
16
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Developments with unusually complex and
potentially hazardous environmental effects
shows the types of developments in Annex 2 to the
Directive.
(e.g. integrated industrial chemical plants, large scale
thermal and nuclear power stations, and metal production
plants). Applicants are advised to seek a scoping opinion
from the Council before starting work on the EIA. An
Environmental Statement should be submitted alongside the
planning application. This directive is enacted in the UK
legislation listed below.
Schedule 1 of the Regulations shows the types of
developments in Annex 1 to the Directive
Where an EIA may be required
Where an applicant is uncertain whether a development
proposal requires an EIA (development of the types listed in
Schedule 2 of the Regulations), you should seek a Screening
Opinion from the Council before submitting the planning
application. If it is agreed that an EIA is required you should
then seek a scoping opinion and submit the Environmental
Statement alongside the planning application.
Submission Requirements for Screening and Scoping
Opinions:
a) A brief description of the nature and purpose of the
proposal and its possible environmental effects, giving a
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
broad indication of their likely scale;
b) A plan indicating the proposed location of the
development which should:
• Be based on an up to date map
• Be drawn to an appropriate metric scale e.g. 1:1250,
1:2500
• Use A4 or A3 paper where possible
• Show at least two named roads and surrounding
buildings
• Clearly show the edges of the site boundaries with a
red line. (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, car parking and open areas
around buildings)
• Show the direction of north
Where an Environmental Statement is required, it should
include all the information set out in Annex C of Circular
02/99: Environmental Impact Assessment
Establishing whether a development requires and EIA is a
simple flowchart to guide you through part of the process.
Affordable Housing Pro
Forma
All planning applications for residential
development on sites of 15 dwellings/0.5ha in
Before you submit a planning application you will need to
complete an Affordable Housing Proforma for either:
18
Validation Criteria
Information
Required
LR
Types of Application and Criteria
Harrogate, Knaresborough and Ripon, and sites of
3 dwellings/0.1ha elsewhere, are subject to Saved
Policy H5 of the Harrogate and District Local Plan
as amended 2004, which requires an element of
affordable housing subject to financial viability.
If you wish to challenge the Council’s affordable
housing target on the grounds of financial viability
this should be done prior to submitting a planning
application and to do so you will need to submit a
Development Appraisal. Current affordable
housing targets are 50% on draft green field site
allocations and 40% on all other qualifying sites.
Should a challenge to the Council’s affordable
housing target on the grounds of financial viability
be made, this should be via a financial viability
appraisal. Current affordable housing targets are
50% on allocated green field sites and 40% on all
other qualifying sites.
The charge for examining, negotiating on and
reporting on a Development Appraisal is carried
out by the Councils Principal Development officer
and is separate from the charge for the Affordable
Housing Pro form.
Guidance and Links to Further
Information
•
•
Mixed Market and Affordable Housing
Rural Exception Site Proposal
The proforma should be signed off by the Principal
Development Officer. The charge for pre application
discussion and agreement of the amount and type of
affordable housing as described on the proforma now stands
at £110
The plans submitted with the applications should indicate
which are the affordable housing plots, with the footprint,
parking and gardens coloured brown.
There should also be a schedule of the affordable housing
comprising:
a) Plot Number
b) House type
c) Floor space in square metres
The development appraisal charge is up to £2500
depending on the complexity and time taken to
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
carry out the work. A charge of £500 is payable up
front to fund this work. Refunds and extra
payments will need to be made as appropriate
Payment must be made using our online system
The Development Appraisal document provides
information on the sort of evidence applicants are
expected to submit – this should take place prior to
the submission of the application and the
Affordable Housing Proforma.
LR
LR
Agricultural Workers
Dwelling Assessment
Applications for new dwellings to be occupied by
agricultural workers
Complete the form giving full details of the agricultural
business.
Agricultural Workers Dwelling Assessment Form
Biodiversity Pro Forma
(Protected species, wildlife
and habitats)
Tables 1 and 2 of Guidance
Notes
a) Full applications, which are not domestic
b) Domestic works which involve the removal or
disturbance to the roof or roof structure
including loft conversions
c) Works within the curtilage of a church
d) Conservation Area applications
e) Listed Building applications
f) Lawful Development Certificates for proposed
You may also be required to submit an Ecological Survey and
Assessment – the Guidance Notes will explain when, and
then what is required.
Note – if an Ecological Survey & Assessment identifies that
further survey(s) are required, these must be submitted
before the application can be registered as valid.
Exceptions - when a full Survey & Assessment
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Validation Criteria
Information
Required
Types of Application and Criteria
use
g) Outline applications
h) Reserved Matters applications
i) Applications to delete or vary conditions
Guidance and Links to Further
Information
may not be required:
Following consultation by the applicant at the preapplication stage, the Council has stated, in writing, that no
protected species Surveys & Assessments are required.
If it is clear that no protected species or priority habitats are
present, despite the Applicant answering ‘Yes’ to any
question in Table 1 (indicating that they are likely to be
present). The applicant should provide evidence with the
application to demonstrate that such species are absent
(this may be in the form of a letter, or a brief report, from a
suitably qualified and experienced person, or a relevant local
nature conservation organisation).
In relation to bats, Natural England Standing Advice indicates
that there is less likelihood of the potential to impact on bats
in the following situations:
a) Urban setting or highly urbanised area with few
feeding places
b) Small or cluttered roof void (especially for longeared bats)
c) Heavily disturbed
d) Modern construction with few gaps around soffits or
eaves (but be aware these may be used by
pipistrelles in particular)
e) Prefabricated with steel and sheet materials
f) Active industrial premises
g) Roof shaded from the sun
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
If you believe that these situations apply to your proposals,
you may wish to apply for an exemption to having to
undertake a survey.
LR
Coal Mining Risk
Assessment
All applications for new development within the
Coal Authority’s Coal Mining Referral Areas
Exceptions:
a) Reserved Matters
Required for:
Full and Outline Planning applications – not
change of use or householder
Coal mining referral areas are based on records where the
Coal Authority has determined from records where potential
land stability and other safety risks associated with former
coal mining activities are likely to be greatest.
All new developments in these areas will require a “Coal
Mining Risk Assessment” (CMRA) to be prepared and
submitted with the planning application. The document Risk
Based Approach to Development Management Resources
for Developers is a Coal Authority publication giving detailed
information on the types of development where a “Coal
Mining Risk Assessment” (CMRA) is required, guidance on
what information must be included in a Coal Mining Risk
Assessment Report and how householder applications are
dealt with.
A risk assessment report must contain site specific
information on any past, current and proposed surface and
underground coal mining activity together with other safety
and ground stability information and should be carried out
by a suitably qualified person who is familiar with ground
stability and mining legacy related issues.
Plans showing the Coal Mining Development Referral Area
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Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
for Harrogate district together with links to other useful
information can be seen on the Coal Authority’s website.
You can also use the Interactive Map to view selected coal
mining information for your area of interest.
Information can be obtained from The Coal Authority’s
Property Search Service (Tel: 0845 762 6848 or via The Coal
Authority website:
http://coal.decc.gov.uk/en/coal/cms/services/reports/repor
ts.aspx
The site specific information for the proposed development
must then be considered by a competent person to assess
the risks and propose any mitigation/remediation measures
to address the risks.
The definition of a competent person can be found on The
Coal Authority website.
LR
Contamination Risk
Assessment
Land which may be affected
by contamination.
Phase 1 - Desk Top Study,
Site Walkover and Initial Risk
Assessment
Applications for:
a) All residential developments (houses, flats,
nursing homes etc.)
b) Allotments
c) Children’s play areas
d) Playing fields
e) Mixed use developments including
vulnerable end uses
The Development on Land Affected By Contamination
Technical Guidance for Developers, Landowners and
Consultants has been developed by the Council and other
Local Authorities in the Yorkshire and Humber Region and
provides detailed guidance on what is required which is:
a) For a single new build dwelling in a garden
Phase 1 – Desktop Study, Site Walkover and Initial Risk
23
Validation Criteria
Information
Required
Pre Application Discussion
with Contaminated Land
Officer
Types of Application and Criteria
f) Nurseries and crèches
g) Schools
Guidance and Links to Further
Information
Assessment for any existing, historical or other end uses.
Examples of Contaminating Land Uses
a) Abattoirs, animal waste processing and burial of
diseased livestock
b) Asbestos, cement, lime and gypsum manufacture
c) Chemicals (organic and inorganic), pesticides,
acids/alkalis manufacture
d) Coal and mineral mining and processing, both deep
mines and opencast
e) Dry cleaning premises
f) Electrical and electronic equipment manufacture and
repair
g) Food processing industry and catering establishments
h) Gasworks, coal carbonisation plants, power stations
i) Glass making and ceramics manufacture
j) Heavy engineering and engineering works, e.g. car
manufacture, shipbuilding
k) Laboratories – all types
l) Landfill, storage and incineration of waste
m) Military and Defence related activities
n) Munitions and explosives production, testing and
storage sites
o) Paper and pulp manufacture, printing works and
photographic processing
p) Petroleum storage and distribution sites, oil refineries
q) Pharmaceuticals, solvents, paints, detergents and
cosmetics manufacture
24
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
r) Railway depots, dockyards (including filled in dock
basins), garages, road haulage depots, airports
s) Rubber industry, including tyre manufacture
t) Sewage works, farms, stables and kennels
u) Smelters, foundries, steel works, metal processing and
finishing works
v) Textile industry, including tanning and dyestuffs
w) Timber treatment
Other uses and types of land that might be contaminated
include:
a) Radioactive substances used in industrial activities
not mentioned above e.g. gas mantle production
and luminising works
b) Burial sites and graveyards
c) Agriculture – excessive use or spills of pesticides,
herbicides, fungicides, sewage sludge and farm
waste disposal.
d) Naturally- occurring radioactivity, including radon
e) Naturally -occurring elevated concentrations of
metals and other substances
f) Methane and carbon monoxide production and
emissions in coal mining areas, wetlands, peat
moors or former wetlands
Guidance on the completion of this information should be
sought from Mary Jones the Area Environmental Health
Officer with responsibility for Contaminated land on 01423
25
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
556861
Drainage Impact
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Non Mains Drainage
Assessment and Form
Applications proposing non mains drainage to
package sewage treatment plans, septic tanks, cess
pools or if the development would add an
additional 25%* to the existing system’s capacity.
This form will need to be completed to assess whether your
non-mains connected system is acceptable.
*calculated on number of bedrooms for domestic
properties or floor space for other types of
development.
In addition to this form,
Foul drainage assessment form
Proposed Treatment Plants – A percolation test must be
carried out and the results submitted with the application
unless the treatment plant is to be draining into a
watercourse.
Proposed Septic Tanks and Cess Pools – A full impact
assessment must be submitted before the application can
be registered. This should confirm that the adverse effects
summarised in factors (a) to (k) below will not arise. This
assessment should focus on the likely effects on the
environment, amenity and public health and, in particular, it
should include a thorough examination of the impact of
disposal of the final effluent, whether it is discharged to a
water course or disposed of by soakage into the ground.
a) Contravention of recognised practices
b) Adverse effect on water sources/resources
c) Health hazard or nuisance
26
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
d)
e)
f)
g)
h)
i)
j)
k)
Damage to controlled waters
Damage to the environment and amenity
Overloading the existing capacity of the area
Absence of suitable outlets
Unsuitable soakage characteristics
High water table
Rising ground water levels
Flooding
Non mains drainage supporting information
For information on licensed and unlicensed water
abstractions contact the Environment Agency
(enquiries@environment-agency.gov.uk) and/or
Environmental Protection (ep@harrogate.gov.uk)
Please note that the submission of incorrect or
incomplete information could lead to lengthy delays in
assessing your planning application.
Neighbouring landowners should also be contacted.
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Extra Care Housing Pro
Forma
Planning applications for dwellings - where
residents will live in individual apartment/flats, i.e.
with cooking and cleaning facilities, but who
receive care.
Consultation with North Yorkshire County Council’s Adult
and Community Services should take place. See the pro
forma for further details of the requirements.
See also Affordable Housing pro forma which also should be
27
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
submitted.
Flood Risk Assessment
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Planning Applications for development proposals
of 1ha or greater in Flood Zone 1. All proposals for
new development, which are located in Flood
Zones 2 and 3, or other areas where the
Environment Agency, Internal Drainage Boards
have indicated there may be drainage problems.
This should identify and assess the risks of all forms of
flooding to and from the development and demonstrate
how these flood risks will be managed taking climate change
into account.
The Environment Agency’s Flood Risk Standing Advice, gives
information to be included in a Flood Risk Assessment,
depending on the type of development and location should
be consulted.
Maps of flood zones are available from the Environment
Agency Website.
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Fume Extraction and
Ventilation Details
Pre Application Discussion is
recommended.
Applications for:
Restaurants, cafes and takeaways – A3/A4/A5 Uses
Any other development to include a commercial
kitchen such as a hotel.
Details of the ventilation and fume extraction systems both
on plan and elevations and manufacturers specifications
must be submitted together with an acoustic report
outlining details of background noise levels, details of
measures to mitigate noise and/or fume emissions and
vibration.
Further information to support the application:
a) Details of refuse storage and removal.
b) Access (details of ramps including gradient) and
toilet arrangements to enable disabled access
should be addressed in the application.
c) Additional information to support the application
28
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
such as a covering letter setting out hours/days of
operation, intended number of covers for
restaurants, i.e. table/chairs.
d) Extent of kitchen area and nos. of tables and chairs
(Class A3/A4/A5 uses) is helpful if ascertaining
whether a change of use has occurred from Class A1.
e) If alterations to shop front or adverts are shown, has
appropriate application been submitted or does
description of development reflect this?
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Harrogate Borough Council
Minute
All applications made by or for Harrogate Borough
Council
Must be accompanied by a copy of the minute recording
Cabinet Member approval, or for works of a minor works,
either signed by an Executive Director, other than the
Director of Development Services, or providing evidence of
Executive Director approval for the application to be made.
The application must also state whether the development is
to be provided by the council (RG3), or whether it is the
intention that the development be provided by other means,
such as the land to be sold off to a developer (RG4).
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Joinery Details
Listed Buildings
Details of e.g. doors and windows should be shown to a
larger scale of 1:10, 1:5, or 1:1 as appropriate.
Marketing Statement – Care
Homes
Applications resulting in the loss of care homes
unless
Documentary evidence is submitted showing that
the previous elderly care home has been suitably
The marketing statement should include:
a) Copy of the sales particulars prepared.
b) Details of the original price and the new guide price
c) Schedule of the advertising carried out with copies
29
Validation Criteria
Information
Required
Types of Application and Criteria
replaced elsewhere. This could comprise more
independent living accommodation such as extra
care housing and Category 2 sheltered housing as
well as traditional nursing and residential homes.
Guidance and Links to Further
Information
d)
e)
f)
g)
h)
of the advertisements and details of where the
advertisements were placed and when, along with
an estimate of the expenditure incurred from
advertising.
The confirmed number of sales particulars which
have been distributed, along with a breakdown of
where the enquiries resulted from, for example,
from the “For Sale” or “To Let” board,
advertisements etc.
Details of the number of viewings carried out.
Resulting offers and why they were dismissed.
Confirmation of whether a “For Sale” or “To Let”
board was erected and the dates displayed, or if not,
the reasons behind the decision.
Timetable of events from the initial appointment of
the agent to current date.
Additional information required:
a) the last three years trading accounts, with an indication
of room occupancy.
b) the latest Annual Inspection Report.
c) an itemised list of costs that would be incurred in meeting
actions identified in the Report to meet standards.
d) a statement of how the required improvements would
have to be financed.
This information will be treated as confidential and will be
forwarded on this basis only to the relevant consultees.
30
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Documentary evidence that the previous facility has been
replaced elsewhere will form part of the public file
It is expected that the property will have been advertised for
at least a year at a price which reflects its existing use. If the
Borough Council agrees there are special circumstances, a
shorter marketing period may be approved.
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Marketing Statement –
Community Facilities
Marketing Statement –
Hotels
Proposal resulting in the loss of community
facilities unless submitted with documentary
evidence that the previous existing facility has
been suitably replaced elsewhere.
Loss of hotels with 30+ bedrooms –
Unless documentary evidence is submitted to
The application will be held as invalid until the information is
received or until the applicant/agent confirms in writing that
they want to proceed without supplying the information.
Additional information required for Licensed premises:
a) The last three years trading accounts, with a
breakdown of the percentages of income from food
and drink.
b) If a dining facility is provided, details of the market
aimed at and the number of covers available.
c) Who the licence is currently held with and when it is
due for renewal.
d) The opening times for the premises.
This information will be treated as confidential and will be
forwarded on this basis only to the relevant consultees.
The marketing statement should include all the following
information
31
Validation Criteria
Information
Required
LR
Types of Application and Criteria
show that the loss of the hotel would have no
significant adverse impact on the supply of visitor
accommodation available in the area. (For
locations outside Harrogate town only).
Guidance and Links to Further
Information
a) Copy of the sales particulars prepared.
b) Details of the original price and the new guide price
c) Schedule of the advertising carried out with copies
of the advertisements and details of where the
advertisements were placed and when, along with
an estimate of the expenditure incurred from
advertising.
d) The confirmed number of sales particulars which
have been distributed, along with a breakdown of
where the enquiries resulted from, for example,
from the “For Sale” or “To Let” board,
advertisements etc.
e) Details of the number of viewings carried out.
f) Resulting offers and why they were dismissed.
g) Confirmation of whether a “For Sale” or “To Let”
board was erected and the dates displayed, or if not,
the reasons behind the decision.
h) Timetable of events from the initial appointment of
the agent to current date.
This information will be treated as confidential and will be
forwarded on this basis to the relevant consultees.
It is expected that the property will have been advertised for
at least a year at a price which reflects its existing use. If the
Borough Council agrees there are special circumstances, a
shorter marketing period may be approved.
Or
32
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Outside of Harrogate Town Only - Documentary evidence
that there will be no significant adverse impact on the
supply of visitor accommodation
The application will be held as invalid until the information is
received or until the applicant/agent confirms in writing that
they want to proceed without supplying the information.
The Documentary evidence that the previous facility has
been replaced elsewhere or Outside of Harrogate Town Only
- Documentary evidence that there will be no significant
adverse impact on the supply of visitor accommodation will
form part of the public file.
Noise Impact Assessments
LR
Proposals which raise issues of disturbance
a) Industrial or commercial uses near to
residential property.
b) New residential property near to
transportation noise sources.
c) New residential property near to existing
industrial or commercial premises where
industrial noise is the dominant source.
d) New entertainment premises near to
residential property and new residential
property near to places of entertainment.
Noise Advice Scenarios
Noise can be a major factor to consider in any new
development. This design advice is to help those involved in
designing development to achieve an acceptable noise
environment for people living and working in the area. The
following advice indicates the noise levels that may be
considered acceptable for various scenarios. Look at which
of the following scenarios best describes your development
and follow the advice given.
Noise Impact Assessments good practice guidance and
scenarios
Extraction and Ventilation Equipment
33
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
If the only element of an application requiring noise impact
information is an extraction system or condenser unit the as
long as the manufacturers details include either the ‘sound
power level’ or the ‘sound pressure level’ this will suffice and
a full noise assessment would not be required.
If a full noise impact assessment is required and cannot be
carried out at the site then it should be carried out at a
similar site elsewhere.
For further advice contact the Environmental Protection
team at Harrogate Borough Council on: 01423 556633.
Open Space
Applications for residential development
Plans should show any areas of existing or proposed open
space within or adjoining the application site. ‘Open space’
here includes space falling within the definitions of that term
in the Town and Country Planning Act 1990 or PPG17
Planning Statement –
including Statement of
Community Involvement
Required for MAJOR planning applications only.
Except:
Information should include how the proposed development
accords with policies in the Local Development Framework
(LDF), development plan, supplementary planning
documents or development briefs.
It should also include details of pre-application discussion
with the Council and any pre-application community
involvement undertaken prior to submission. However, a
separate statement on community involvement may also be
34
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
appropriate.
Page 16 of the Statement of Community Involvement gives
additional advice on what potential applicants are expected
to do.
Retail Impact Assessment
Sequential Test for Town
Centre Uses
For all retail and leisure developments over
2500m2 gross floor space:
Current guidance can be found in PPS 6: PPS 4: Planning for
Sustainable Economic Growth,
The assessment should include the need for development,
whether it is of an appropriate scale, that there are no sites
close to a centre for the development, that there are no
unacceptable impacts on existing centres, and if locations
are accessible. Click here to access Harrogate Borough
Councils Retail Study.
The following supporting information may also be required
depending on the size/nature of the development:



Structural Survey
Applications for change of use and alterations of
Sustainable Construction & Design Validation
Certificate
Reducing Travel by Car & Improving Accessibility
Validation Certificate
Transport Assessment/Transport Statement/Travel
Plan Validation Certificate
Details which must be included in a Structural Survey written
35
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
existing buildings outside a Development Limit as
defined in the Harrogate and District Local Plan
report
Listed Buildings where the structural condition of
the building requires it or it is to be converted to a
new use.
a) Footings – these will not be deep but any
exposed footings should be noted
b) Settlement – position and reason for settlement
i.e. failure of footings, tree growth, water course
etc.
c) Ground conditions – including water table level
d) Wall Construction – solid brick or stone, double
leaf for example stone/rubble/stone. Pointing
detail, for example flush, bagged, weathered.
e) Bowing or bulging of walls, cracking and the
reason for failure e.g. lintel failure, lack of
restraint at eaves.
f) Erosion of wall materials - brick, stone or
displacement of cobbles due to mortar failure.
g) Rising/Penetrating Damp
h) Frost damage
i) Sulphate attack - e.g. breakdown of renders or
cementatious product.
j) Timber structure - frame intermediate floors or
roof.
k) Condition of timber - including fungal attack and
beetle infestation
l) Floor construction - ground floor finish and
condition.
m) Upper floors' construction beams, joist size and
centres
n) Roof construction - including finish and fixing
36
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
detail, rafter size and centres, purlins, trusses
o) Roof Condition - sagging between supporting
walls, purlins or other movement. Slipped or
missing slates/tiles. Areas replaced with
corrugated asbestos cement and the like.
p) Metal columns, ties and any corrosion of same.
q) Existence of any vermin and birds.
r) Nesting of any owls or bats. Do not disturb any
bat roosts - it is illegal.
For listed buildings a methodology statement indicating on
measured drawings of the building as existing, any structural
problems and a clear methodology for their rectification or
alteration including a proposed sequence of works and
details of temporary works and propping.
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Sustainable Construction
and Design:
Validation Certificate
Pre Assessment Estimator
Applications for:
• new build detached non –residential
development (including outline applications
where appearance and layout is considered,
and reserved matters applications)
• non residential conversion or extension of over
500m2
• new build dwelling(s) (including outline
applications where appearance and/or layout
is considered, and reserved matters
applications
All applicants (save those for storage buildings, unheated
buildings or agricultural buildings) need to submit a
completed Sustainable Construction and Design Validation
Certificate.
37
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Exemptions:
 Buildings for storage, unheated buildings and
agricultural buildings
 Outline applications where appearance and
layout are not being considered (validation
certificate still required)
LR
Telecommunication
Supporting Information
Confirmation that development is by or on behalf of a
telecommunications code system for operation for the
purpose of the operator’s telecoms systems (Class A of Part
24.)
Evidence that the use of an existing mast, building or
structure has been considered.
Statement that the proposed mobile phone base station,
when operational will meet ICNIRP guidelines.
Confirmation of the frequency and modulation
characteristics, and details of power output in relation to
antenna.
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Reducing Travel by Car and
Improving Accessibility
Pre Application Discussion
Validation Certificate
1) A residential development of 10 or more
dwellings, or where the number of
dwellings is not given, the site area is 0.3
hectares or more and located in or
adjacent to the built up areas of Harrogate,
Knaresborough, Ripon, Boroughbridge,
Applicants must complete and submit the Validation
Certificate with their application to confirm that preapplication discussions have taken place.
38
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Masham and Pateley Bridge.
2) A non residential development within one
of the following categories where the gross
floor space is equal to or greater than the
following:
a) Food Retail/Non food retail 1000sq m
b) A2 offices/B1 business/B2 industry 2500 sq
m
c) C2 residential 2500sq m
d) (institutions/hospitals)
e) D1 non res. Institutions 2500 sq m
f) D2 Assembly and Leisure 2500 sq m
g) Cinemas and Conference centres 1000 sq
m
h) Stadia 1500 seats
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Transport Assessment
Transport Statement Travel
Plan:
Pre Application Discussion
Validation Certificate
Where proposals are likely to have significant
transport implications a Transport Assessment may
be required and in some cases a Travel Statement
may be needed and a Travel Plan. This will be used
to determine whether the impact of the
development on transport is acceptable and what
mitigation measures will be required.
The coverage and detail of the Transport
Applicants must carry out pre application discussions
regarding the likely transport impact of their proposals and
to agree requirements for a Transport Assessment,
Transport Statement and/or a Travel Plan with a member of
the Transport and Development Team at North Yorkshire
County Council, tel: 08458 72 73 74.
Applicants must complete and submit the Validation
Certificate with their application to confirm that these preapplication discussions have taken place as well as the
39
Validation Criteria
Information
Required
Types of Application and Criteria
Guidance and Links to Further
Information
Assessment should reflect the scale of
development and the extent of the transport
implication of the proposal.
relevant information required. See link below;
Pre Application Discussion Validation Certificate
A travel plan should outline the way in which the
transport implications of the development are
going to be managed in order to ensure the
minimum environmental, social and economic
impacts.
Development proposals of the types listed below
and which equal or the floor area provided are
likely to have significant transport implications
Thresholds:
• Food Retail (A1) 250sq m
 Non Food Retail (A1) 800sq m
 A2 financial and professional services 1000
sq m
 A3 restaurants and cafes 300 sq m
 A4 drinking establishments 300sq m
 A5 hot food takeaway 250sq m
 B1 business 1500sq m
 B2 general industrial 2500sq m
 B8 storage or distribution 3000sq m
 C1 hotels 75 bedrooms
 C2 residential institutions 30 beds
 Hospitals/nursing homes
40
Validation Criteria
Information
Required
Types of Application and Criteria








Tree Assessment
Guidance and Links to Further
Information
C2 residential institutions 50 students
Residential education
C2 residential institutions 250 residents
Institutional hostels
C3 dwelling houses 50 units
D1 Non residential Institutions 500 sq m
D2 assembly and leisure 500 sq m
Discussion with the Highway Authority
Applications for works to trees covered by a Tree
Preservation Order
Survey information should be provided using BS5837:2005 A
guide for trees in relation to construction
To find out more about protected trees, click here.
41
Harrogate Borough Council Validation Criteria for Planning
Applications
Justification for Criteria - Legislative and Policy Framework
Application Form
Town and Country Planning (Development Management Procedure)(England) Order 2010
Town and Country Planning (Application) Regulations 1988
Town and Country Planning (Control of Advertisements)(England) Regulations 2007
Fee
Town and Country Planning Fees Regulations 2009
Ownership Certificate
Town and Country Planning Act 1990, Section 65(5)
Town and Country Planning (Development Management Procedure) (England) Order 2010
Article 11 – Notice to be served on
owners
Town and Country Planning Act 1990
Town and Country Planning (Development Management Procedure) (England) Order 2010
Location Plan
The Town and Country Planning (Development Management Procedure) (England) Order 2010)
The Town and Country Planning (Application) Regulations 1988
Town and Country Planning (Control of Advertisements) (England) Regulations 2007
Site/Block Plan
Town and Country Planning (Development Management Procedure) (England) Order 2010
The Town and Country Planning (Application) Regulations 1988
Existing and Proposed Floor Plans Existing
and Proposed Elevations
Site Cross Sections
Roof Plans
Town and Country Planning (Development Management Procedure) (England) Order 2010
The Town and Country Planning (Application) Regulations 1988
Town and Country Planning (Control of Advertisements) (England) Regulations 2007
Outline Planning Applications –
Information statutorily required
Town and Country Planning (Development Management Procedure) (England) Order 2010
DCLG Circular 01/2006
Design and Access Statement
Planning and Compulsory Purchase Act 2004 Section 42
Validation Criteria
DCLG Circular 01/2006 - Guidance on Changes to the Development Control System
Town and Country Planning Act 1990 Section 327A
The Town and Country Planning (Development Management Procedure) (England) Order 2010)
Heritage Statements
National Planning Policy Framework (Paragraphs 17 and 128-141)
Conservation Area Character Appraisals Supplementary Planning Documents
The Planning (Applications for Planning Permission, Listed Buildings and Conservation Areas) (Amendment)
(England) Regulations 2006
Environmental Statement Screening and
Scoping Opinions
Town and Country Planning (Environmental Impact Assessment Regulations) 2011
Circular 2/99: Environmental Impact Assessment
Town and Country Planning (Environmental Impact Assessment) (England and Wales)
Regulations 1999.
EIA Directive 97/11/EC
Affordable Housing Pro Forma
National Planning Policy Framework (Paragraphs 50 and 54)
Harrogate District Local Development Framework Core Strategy Policy HLP4
SPD?
Agricultural Workers Dwelling Pro Forma
Local Development Framework Core Strategy Policy SG3
Biodiversity Pro Forma Tables 1 and 2
National Planning Policy Framework Paragraphs 118 and 119
Wildlife and Countryside Act 1981
Protection of Badgers Act 1992
Habitats Regulations 2010
Circular 06/2005: Biodiversity and Geological Conservation – Statutory Obligations and their Impact within the
Planning System
Planning for Biodiversity and Geological Conservation: A Guide to Good Practice
Coal Mining Risk Assessment
National Planning Policy Framework Paragraphs 120 and 121
Contamination Risk Assessment- Land
which may be affected by contamination
National Planning Policy Framework Paragraphs 120 and 121
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Validation Criteria
Drainage Impact Non Mains Drainage
Assessment
National Planning Policy Framework Paragraph 120
Circular 03/99: Planning Requirement in respect of the Use of Non-Mains Sewerage incorporating Septic Tanks in
New Development
Extra Care Housing
Harrogate District Local Development Framework Core Strategy Policy C1
Flood Risk Assessment
National Planning Policy Framework Paragraph 103
Fume Extraction and Ventilation Details
National Planning Policy Framework Paragraphs 9 and 14
Harrogate District Local Development Framework Core Strategy Policy SG4
Marketing Statement Care Homes
Harrogate District Local Plan Saved Policy CFX
Marketing Statement Community
Facilities
Harrogate District Local Plan Saved Policy CFX
Marketing Statement Hotels
Harrogate District Local Plan Saved Policy TRX
Noise Impact Assessments
National Planning Policy Framework Paragraph 123
Harrogate District Local Development Framework Core Strategy – Policy SG4
Open Space Provision
Harrogate District Local Development Framework Core Strategy – Policy C1
Planning Statement – including
Statement of Community Involvement
National Planning Policy Framework Paragraph 69
44