How to prepare a valid planning application

Other supporting documents - for major and strategic schemes

The type, scale and location of the proposed development determine which documents are needed.

This page sets out additional supporting documents for major and strategic applications. These requirements only apply to developments that create or affect 10 or more homes, or over 1,000sqm floorspace.

• Affordable Housing Statement

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Submit an Affordable Housing Statement including: Details of the affordable housing provision Complete the Housing Delivery Monitoring Schedule: Table A – Housing Mix Table B – Accommodation Schedule Table C Part 1 – Housing Monitor Table C Part 1 will be required at the Section 106 Legal Agreement stage	Major and strategic applications.	To demonstrate that planning policy requirements are being met for affordable housing.   Relevant planning policy: Southwark Plan 2022 policies SP1, SP2, P1, P4, P5, P6, P15, IP16 London Plan 2021 Policies H4, H5, H6, H11, H16	Refer to the council's Affordable Housing SPD

  Make sure you:

  • ensure that the Affordable Housing Statement Includes: 

    •    a completed Housing Delivery Monitoring Schedule (see template) 
    
    •    details of existing provision and tenure of homes on site if applicable
    
    •    details of the approach and justification for the level of affordable housing
    
    •    details of tenure integration or tenure blindness
    
    •    details of any Registered Providers acting as partners in the development along with details of nomination rights 
    
    •    details on how the affordable housing units are to be allocated and managed
    
    •    details as to how the affordable homes will remain affordable in perpetuity
    
    •    evidence of the site search if affordable housing is proposed off-site

   

  Download the Housing Delivery Monitoring Schedule ^{(xlsx, 73kb)}. 

• Air Quality Assessment

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Demonstrate that the development would be air quality neutral or positive.	Major applications in the Air Quality Management Area (AQMA).	To ensure that development does not have a negative impact on air quality in the borough.   Relevant planning policy: Southwark Plan 2022 policy P65 London Plan 2022 Policy SI1	Check whether your site is in an AQMA.   Refer to Planning Practice Guidance on air quality (external website).   Refer to the Greater London Authority's draft guidance on air quality neutral (external website) and air quality positive (external website).   Refer to the council's Environmental Protection Team's technical guidance on air quality (PDF, 3mb).

  Make sure you:

  • take into account that Southwark's Air Quality Management Area covers most of the borough 

  • ensure that the assessment includes:

    • baseline details for the site and local area 

    • assessment methodology 

    • construction phase impact 

    • development impacts

    • any proposed mitigation measures 

• Air Quality Positive Assessment 

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Demonstrate that the development would be air quality positive.  An Air Quality Positive statement will need to be submitted outlining the Air Quality Positive approach.	Masterplans. Development briefs for large-scale development proposals subject to an Environmental Impact Assessment (EIA) Development referable to the Mayor under the Mayor of London Order 2008.	To ensure that development has a positive impact on air quality in the borough.    Relevant planning policy: Southwark Plan 2022 policy P65 London Plan 2022 Policy SI1	Check whether your site is in an AQMA.    Refer to Planning Practice Guidance on air quality (external website).   Refer to the Greater London Authority's draft guidance on air quality positive (external website).   Refer to the council's Environmental Protection Team's technical guidance on air quality (PDF, 3mb).

  Make sure you:

  • submit an Air Quality Positive Statement outlining the Air Quality Positive approach taken as part of the EIA. If the outline permission was subject to an Air Quality Positive Assessment, this guidance should be considered in the reserved matters.

  • include in the Air Quality Positive Statement: 

    • description of the development Method statement 

    • summary of site air quality constraints and opportunities  

    • a map of constraints and opportunities 

    • a matrix of adopted measures that will benefit air quality and minimise exposure to poor air quality on the site  

    • rationale for adoption/non-adoption of measures  

    • glossary of technical evaluations and assessments that have informed the measures adopted 

    • consultation Implementation Plan covering how measures will be secured. For example against variation in the future and actions to be taken if the predicted outcomes are not achieved  

    • monitoring plan 

  • demonstrate that: 

    • the design has been informed by air quality considerations 

    • each measure is justified and appropriate to improve air quality and reduce exposure to air pollution 

    • the projected benefits of air quality are evidenced

    • justification is given for any measures that reduce air quality.

• Be Seen Monitoring Spreadsheet

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Complete and submit the Greater London Authority (GLA) monitoring template as a stand-alone document.	Major applications.	To support accurate energy monitoring throughout and beyond the planning process.   Relevant planning policy: Southwark Plan 2022 policy P70 London Plan 2022 Policy SI2	Refer to further guidance on 'Be seen' monitoring (external website) from the GLA.   Download the GLA monitoring template (external download).

  Make sure you:

  • ensure you also submit the template to the GLA via their submission portal (external website)

  • update and submit the template at the pre-application, planning application and post-construction stages

  • be aware that monitoring and reporting will continue post-construction to assess the performance gap

• BREEAM Pre-assessment

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Submit a BREEAM pre-assessment, which illustrates how the ''Excellent'' rating has been achieved. Submit dynamic thermal modelling where required.	applications for non-residential development and non self-contained residential development over 500sqm  applications for domestic refurbishment for conversion, extension and change of use of residential floorspace over 500sqm  applications for non-domestic refurbishment for conversion, extension and change of use of non-residential floorspace over 500sqm	To provide an assessment of how the proposal will contribute towards energy and carbon reduction targets. To assess which heat and energy sources have been considered to achieve the greatest carbon reduction considering on-site constraints.    Relevant planning policy: Southwark Plan 2022 policy P69  London Plan 2021 Policies SI2 and SI3	Refer to further information on BREEAM Certification (external website).

  Make sure you:

  • submit a BREEAM pre-assessment where a BREEAM “Excellent” rating is required 

  • use dynamic thermal modelling where there is a risk of overheating (for example single aspect south- or west-facing homes)

• Circular Economy Statement

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Complete the Greater London Authority's (GLA) draft statement template including: a Bill of Materials and a Recycling and Waste Reporting Form	Major referable applications.	To demonstrate consideration of waste reduction and Circular Economy Principles in new development.   Relevant planning policy: Southwark Plan 2022 policy P62 London Plan 2021 Policy SI7	The GLA provides full guidance including the statement templates (external website).

  Make sure you:

  • submit an up-to-date Circular Economy Statement at the pre-application, planning application and post-construction stages

  • ensure you:

    • consider strategies to facilitate the transition towards a circular built environment

    • report against numerical targets that will facilitate monitoring of waste and recycling

    • recognise opportunities to benefit from greater efficiencies that can help to save resources, materials and money

• Construction Environment Management Plan

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Demonstrate how negative impacts of the construction process on the environment and amenity of neighbouring occupiers will be managed and mitigated.	Major applications	To ensure that development does not cause harm to the amenity of local residents during the demolition and constriction of buildings.   Relevant planning policy: Southwark Plan 2022 policies P16, P44, P48, P49, P61, P63, P64, P65 London Plan 2021 Policies D9, SI1, SI2, SI7, T7	Refer to the council's Technical Guidance on Demolition and Construction (download). There is more information available about the management of construction in Southwark.  Further guidance is set out in the Mayor’s Control of Dust and Emissions SPG (external website).  The CEMP may only be in draft format or require amendments before a final version is acceptable. If an applicant has not yet tendered the construction contract, a planning condition or S106 obligation will require a CEMP to be submitted post-determination.

• Development Consultation Charter Documents

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  An Early Engagement Strategy (EES) including: 1. A fact-based audit, including:   identification of the stakeholders relevant to the site   site layout, community buildings and local heritage  accessibility and movement  social infrastructure and community initiatives which contribute towards climate change mitigation 2. An approach to the proposed engagement statement (a summary of how developers will engage with stakeholders including events and activities)	Pre-applications for Major applications with 10 or more proposed residential units	To provide details about the site covering the different social and cultural significance of the site in the local context and the ways in which the developer intends to engage with the community in preparing a full planning application.   To show that you have met the requirements of the council's Development Consultation Charter.    Relevant planning policy:  Southwark Plan 2022 policies SP2, P1, P7, P8, P12, P31, P33, P46, P47, P65	Download the Early Engagement Strategy template (docx, 28kb)    Details of how to complete an Early Engagement Strategy (docx, 28kb) are set out in the council's Statement of Community Involvement and Development Consultation Charter.
  An Engagement Summary (ES) provides an overview of the engagement that took place with local stakeholders prior to the submission of the planning application. This should include: an updated facts-based audit from the EES​ (if there was a pre-application) summary of engagement activities​ summary of stakeholder views outline changes made to the scheme because of stakeholder feedback in a ‘You said, we did’ format, with justifications for any comments not reflected ​in changes social Value Statement describing the economic, social and environmental impacts of the development monitoring data​ listing the consultation events and initiatives that have taken place	All council schemes All major applications with 10 or more proposed residential units	To provide details about community engagement undertaken by the applicant or developer before the planning application is submitted.   To show that you have met the requirements of the council's Development Consultation Charter.   Relevant planning policy: Southwark Plan 2022 policies SP2, P34, P35, P45, P46	Download the Engagement Summary template (docx, 28kb). Details of how to complete the Engagement Summary are set out in the council's Statement of Community Involvement and Development Consultation Charter
  An Equalities Impact Assessment (EQIA) explaining: how the planning application promotes equality across protected characteristic groups how protected characteristic groups may be negatively affected by the proposal detailed actions to mitigate any identified negative impacts on groups with protected characteristics	All major applications with 10 or more proposed residential units    All applications which involve the loss of community facilities in predominant use by protected characteristic communities as defined by the Equality Act 2010	To provide an analysis of the potential positive and negative impacts of the proposal on groups with protected characteristics and identify mitigations for any negative impacts.   To meet the requirements of the Development Consultation Charter and Statement of Community Involvement.   Relevant planning policy: Southwark Plan 2022 policies SP2, P1, P7, P8, P12, P31, P33, P46, P47, P65	Download the Equality Impact Assessment (EQIA) template (docx, 29kb).   Details of how to complete an Equalities Impact Assessment are set out in the council's Statement of Community Involvement and Development Consultation Charter.

  Make sure you:

  • update and resubmit an addendum to the Engagement Summary if further engagement is undertaken by the applicant that will need to be considered before a decision is made on the application

• Educational Needs Assessment

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Report on child yield from the development and how the development relates to Southwark’s Pupil Place Planning Report.	Proposals requiring an Environmental Impact Assessment.    Development eligible for all development on Schedule 1.   Must be considered for all development on Schedule 2 as set out in the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.	To assess school provision in the area, and to plan future school places.     Relevant planning policy: Southwark Plan 2022 policy P27	Refer to Southwark’s Pupil Place Planning Report.

• Environmental Impact Assessment

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Provide an assessment of the environmental consequences of the proposed development to inform decision-making.	All proposals defined under Schedule 1 of the 2017 regulations (external website).	This is a national requirement set out in The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (external website).	Refer to the Planning Practice Guidance (external website) for further information on Environmental Impact Assessments.

  Make sure you:

  • check if your proposal requires an Environmental Impact Assessment

  • carefully follow the Environmental Impact Assessment process (external website)

  • ensure the assessment includes the information specified in regulation 18(3) and meets the requirements of regulation 18(4) of The Town and Country Planning (Environmental Impact Assessment) Regulations 2017

  • produce an Environmental Statement as defined in parts 1 and 2 of Schedule 4 of The Town and Country Planning (Environmental Impact Assessment) Regulations 2017

  • ensure the assessment is prepared by competent experts

  • include a statement from the developer outlining the relevant expertise and qualifications of the experts

   

• Energy Statement 

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Provide an assessment of how carbon reduction has been achieved on-site. This should include:  Details on how carbon reduction has been achieved on site  An assessment of energy and heat sources considered by the development An assessment of the 'be lean, be clean, be green and be seen' targets set out in the London Plan (displayed as percentages in a table) The energy statement should be compiled against the Part L Building Regulation 2021 for all schemes submitted after 1st January 2023 and be in line with GLA Energy Assessment Guidance.    Submit a GLA Carbon Emission Reporting Spreadsheet as an appendix to the Energy Statement in full	Major and strategic applications.	To provide an assessment of how the proposal will contribute toward energy and carbon reduction targets.   Relevant planning policy: Southwark Plan 2022 policies P69 and P70 London Plan 2021 Policies SI2 and SI3	Find the Greater London Authority (GLA) Guidance (external website).    Further information can be found on the Southwark Planning FAQs page.

• Fire Statement 

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Submit details on how the proposed development meets the highest fire safety standards, in order to meet the requirements of London Plan 2021 Policy D12 (B).	Major, strategic and outline applications.	To ensure the highest fire safety standards are achieved on all development in the borough.   Relevant planning policy: London Plan 2021 Policy D12 (B)	Refer to further guidance by the Greater London Authority on the requirements of a fire safety strategy (external website).    Refer to further guidance on London Plan policy D12 (B) (external download).

  Make sure you:

  • include all information required in the London Plan Policy D12 (B) further guidance document, including:

    • the buildings construction methods, products and materials used (including manufacturer details)

    • the means of escape for all building users: suitably designed stair cores, escape for building users who are disabled or require level access and associated evacuation strategy

    • features that reduce the risk to life: fire alarm systems, passive and active fire safety measures and associated management and maintenance plans

    • access for fire service personnel and equipment

    • how provision will be made within the curtilage of the site to enable fire appliances to gain access to the building  

    • ensuring that any potential future modifications to the building will take into account and not compromise the base build fire safety and protection measures

• Gateway 1 Form 

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Submit the Gateway 1 Form provided by the Secretary of State.	Applications featuring a relevant building*.     *A relevant building: contains two or more dwellings or educational accommodation AND is 18 metres or more in height; or contains 7 or more storeys	To ensure the highest fire safety standards are achieved on all development in the borough.   Relevant planning policy: London Plan 2021 Policy D12 (A) Article 9A of The Town and Country Planning (Development Management Procedure) (England) Order 2015	Refer to further guidance and the Gateway 1 form (external website).

  Make sure you:

  • include:  

    • the principles, concepts and approaches 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  

    • consultation undertaken on issues relating to the fire safety of the development; and what account has been taken of this  

    • any policies relating to fire safety in relevant local development documents have been considered  

  • fill out the Gateway 1 form provided on the Department for Levelling Up, Housing and Communities website to ensure that the HSE can provide a response

• Landscaping Details

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Submit landscaping details including: site plans showing all retained and proposed trees (on and adjacent to the site) tree trenches and pits the location and extent of any sustainable urban drainage systems (SuDS), particularly attenuation tanks a planting schedule of species, sizes and numbers, and typical planting cross sections	All major and strategic applications.	To inform the assessment of green infrastructure on site.   Relevant planning policy: Southwark Plan 2022 policies P59, P60 and P61 London Plan 2021 Policies G1, G5, G6 and G7	Download the council's trees and plants species palette (xls, 71kb) to inform the planting schedule.   Where trees are proposed in engineered pits, confirm the sustainable soil volumes (external website). These should be in connected trenches where possible.

  Make sure you:

  • where trees are proposed, submit an irrigation and young tree maintenance schedule

  • use the recommended tree maintenance schedule:

    • for trees with a stem girths of 8 to 16cm, the schedule should be for a minimum of three years

    • for trees with a stem girths above 16cm, the schedule should be for a minimum of five years

• Industrial Specification Requirements 

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Provide details of the industrial fit out and design of the development.	Applications proposing industrial floorspace, including: research and development (E(g)(ii) light industrial (E(g)(iii) general industrial (B2) storage and distribution (B8).	To ensure that the industrial use and specification of the development will fulfil the identified need and be appropriate to the surrounding uses (for example co-location with new homes).    Relevant planning policy: Southwark Plan 2022 policies P29  London Plan 2021 Policies E5, E6 and E7	Refer to the Draft Old Kent Road Area Action Plan Policy AAP5 and relevant OKR Sub areas and Site Allocations.

  Make sure you:

  • include:

    • net changes to industrial floorspace of the scheme (sqm GIA and type/use class) 

    • number and size of industrial units proposed, ceiling heights, location of any columns, location, weight capacity and dimensions of any service lifts

    • industrial layout plan to show access and highways arrangements, vehicle servicing points, parking and turning space for large vehicles

    • industrial fit-out specification (to include mechanical and electrical fit-out, heating and cooling provision, kitchen and WC facilities, sprinklers) 

    • marketing strategy to demonstrate how the industrial floorspace will be suitable for industrial occupiers and sectors to meet current demand  

• Jobs and Training Specification - Construction and completed development

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Set out the number and type of jobs and training delivered by new development through the construction process and the proposed land uses in the completed development.	Applications providing over 1,000sqm new gross floorspace.	To provide jobs in Southwark in line with targets in the Borough Plan and Green New Deal.    Relevant planning policy: Southwark Plan 2022 policy P28 London Plan 2021 Policies E8 and E11	Refer to the council's Section 106 and CIL SPD.

  Make sure you:

  • be aware:

    • applications for 5,000sqm or more of gross new floorspace must provide training and jobs for local people in the construction stage 

    • applications for 2,500sqm or more of gross non-residential floorspace must provide training and jobs for local people in the final development  

    • applications for 1,000sqm or more of gross new floorspace must allow local businesses to tender for the procurement of goods and services generated by the development both during and after construction  

• Micro-Climate Assessment 

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Assess the impact of the development on the local climate of the development site.	Applications for: tall buildings (over 30m except where they are 25m in the Thames Special Policy Area) taller buildings (significantly higher than surrounding buildings or their emerging context but are not significantly taller to qualify as tall buildings) where the council has advised that microclimate impacts are anticipated	To provide further detail on the development impacts to wind, sunlight, daylight, temperature, humidity, overshadowing and solar glare.   Relevant planning policy: Southwark Plan 2022 policy P17 London Plan 2021 Policies D8 and D9

• Noise Impact Assessment (additional)

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Submit information about any plant that is being installed as part of the development.	Major applications providing new plant equipment.	To ensure that development does not cause harm to the amenity of local residents due to excessive noise.   Relevant planning policy: Southwark Plan 2022 policy P55 and P70	Refer to the council's technical guidance on amenity

  Make sure you:

  • ensure the plant is shown in the proposed drawings

  • include information about:

    • how the plant will meet the council's design policies in terms of appearance

    • the noise specification of the plant; how it will come within the council's policies on noise, proximity to residential premises, noise attenuation measures

    • how the plant will comply with the council's policy to improve on Building Regulations carbon reduction by 40%; show projected calculations of energy used and source of generation

  • include other information listed as part of the 'Noise Impact Assessment' requirement on the Supporting Documents page

• Old Kent Road Schedule of Development form

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Complete and submit the Schedule of Development form.	Major applications for sites within the Old Kent Road Opportunity Area boundary.	To support the assessment and monitoring of development in the Old Kent Road area.	Download the Schedule of Development form.   Refer to more information about development in the Old Kent Road.

• Planning Statement

  What you need to do	When is it needed?	Why is it needed?
  Provide further details about the application site and the proposed development.	Major and strategic applications.	To ensure the application conforms with national, regional and local planning policy.

  Make sure you:

  • provide details of:

    • the site location

    • the planning history of the site

    • the proposed development

    • an assessment of the development against all relevant national and local planning policy

    • any other material considerations

  • include details of consultations with the local planning authority, wider community, and statutory consultees undertaken prior to submission, if relevant

  • note that you can also submit a Planning Statement with the householder and minor applications in order to provide further details, if relevant

• Draft Heads of Terms for Section 106 agreement

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Set out the level of contribution offered under each head of terms.	Major applications where the scale of the proposed development requires the provision of planning obligations.	To ensure the application will deliver planning obligations including affordable housing, employment, and infrastructure needs.   Relevant planning policy: Southwark Plan 2022 policy IP3	Refer to more information about Section 106 agreements.

  Make sure you:

  • meet the cost of the council’s legal fees for confirming and finalising the agreement, title and dealing with completion; this is charged at £250 an hour and for GLA referable schemes at £300 an hour, and VAT is not payable

• Retail Statement  

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Provide an evidence-based audit of existing small shops on the site and details of any affordable retail space proposed.	applications, which might displace small shops   applications for developments over 2,500sqm GIA of retail space (Use Class E(a), (b), (c) and Class F2(a))	To ensure retail floorspace is retained and future retail developments do not harm the vitality and viability of the town centres or planned investment in centres.    Relevant planning policy: Southwark Plan 2022 policies P32 and P35 London Plan 2021 Policy E9	Be aware that any retail development outside town centres, which are not in accordance with the Southwark Plan 2022 must comply with the government's sequential test (external website).

  Make sure you:

  • note that the evidence should show that 10% of space will be provided as small shops for retail developments of 2,500sqm GIA

  • include:

    • a summary of any loss/gain of retail floorspace, separated by use class 

    • measurements of small shops and affordable retail spaces in both floorspace sqms and in units 

    • floor plans and a schedule of sizes and location of small shops

• Staffing and Management Plan (for supporting housing and hostels)

  What you need to do	When is it required?	Why is it needed?
  Provide a plan showing how the property will be managed. Explain how the amenity of occupants and neighbours will be protected.	Applications for supported housing and hostels.	To ensure the provision of good quality supported housing and hostels in the borough.    Relevant planning policy: Southwark Plan 2021 policy P10

  Make sure you:

  • include:

    • the day to day operations of the site including on-site management and security 

    • health and safety standards and procedures 

    • facilities and services on site for use by the residents. For example, laundry services, refuse collection etc  

    • managing maintenance and repairs  

    • accessibility and accommodating residents with a disability 

    • how all internal and external areas of the development will be maintained  

    • how the amenity of the surrounding area will be maintained 

    • cycle and car parking 

• Student Management Plan

  What you need to do	When is it required?	Why is it needed?
  Provide details of the day to day operations of the student accommodation.	Applications for student accommodation.	To ensure the provision of a safe environment in which students can live, whilst taking into account the amenity of the local area.   Relevant planning policy: Southwark Plan 2022 policy P5  London Plan 2021 Policy H15

  Make sure you:

  • include details on:

    • the day to day operations of the site including on-site management and security

    • health and safety standards and procedures 

    • facilities and services on site for use by the residents; for example, laundry services, refuse collection etc  

    • managing maintenance and repairs  

    • accessibility and accommodating students with a disability 

    • how all internal and external areas of the development will be maintained  

    • how the amenity of the surrounding area will be maintained  

    • cycle and car parking  

    • the movement of vehicles in and out of the site; including student drop offs, moving in and out arrangements and the scheduled arrival of delivery vehicles

    • any plans to use the accommodation for short term rentals during months when accommodation is not in use by students - tenancy agreement  

• Sustainable drainage systems (SuDS) proforma

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Complete and submit the council's Sustainable drainage systems (SuDS) proforma that sets out how SuDS will be implemented on the development site.	applications for sites affected by medium or high surface water flood risk major applications	To demonstrate that development would not increase surface flood risk.   Relevant planning policy: Southwark Plan 2022 policy P68 London Plan 2021 Policies SI12 and SI13	Download the proforma.   Refer to the council's further guidance on surface water management.   Refer to SuDS guidance on the Planning Practice Guidance (external website).

  Make sure you:

  • include details of proposed SuDS measures (for example, rainwater recycling and drainage, infiltration devices, filter strips, filter drains, porous pavements, or basins and ponds to hold excess water)

   

  Further guidance:

  How to find out if your application is affected by medium or high surface water flood risk

  1. Go to the Long Term Flood Risk website (external website)

  2. Click ‘start now’, enter the postcode of your site and confirm the address

  3. The website will tell you if your proposal is affected by medium/high surface flood risk

• Urban Greening Factor 

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Submit Urban Greening Factor (UGF) calculations as a separate stand-alone document and should include: A scaled UGF landscape masterplan that is colour-coded according to UGF surface cover types, and which supports the UGF calculation.  This UGF masterplan should be in addition to the submitted landscape masterplan.  A completed UGF table, based on calculations from the GLA UGF calculator	Major applications. The site should achieve at least the minimum score set out in the London Plan policy (0.4 for mainly  residential, 0.3 for mainly commercial)	The UGF is used to evaluate the quantity and quality of surface coverings provided by a development. They are scored based on the quality and type of benefits they offer, in accordance with London Plan policy G5. Note that urban greening includes green features such as green roofs, landscaping, tree planting as well as sustainable drainage systems and permeable surfaces.    Relevant planning policy: Southwark Plan 2022 policy P59 London Plan 2021 Policy G5	Refer to further guidance from the Greater London Authority (external website).   Use the UGF calculator to calculate the UGF score of a scheme (external download). You must submit a copy of this table with the application.

  You must: 

  • Ensure that you have addressed the appropriate score for a mainly residential or mainly commercial development

  • Include any assumptions underpinning a UGF calculation; for example, the year of establishment used to calculate the proposed tree canopy or the assumption made in relation to a combined score for mixed planting

  • Ensure the score provided for a green roof matches the specifications provided

• Townscape Visual Impact Assessment

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Provide an assessment of the visual impact the development may cause on the established townscape and protected views.	Applications impacting: London View Management Framework local views, including views to and from listed assets and conservation areas views in, out and across World Heritage Sites Applications for a tall building	To protect special local and regional views.    Relevant planning policy: Southwark Plan 2022 policies P17, P19, P20, P21, P22, P24, P25 London Plan 2021 Policies HC3 and HC4	Refer to Southwark Maps and select the Conservation layer to show protected views.   The assessment must be completed in accordance with: The Landscape Institute / Institute of Environmental Management and Assessment ‘Guidelines for Landscape and Visual Impact Assessment' (external website) The Department for Transport’s ‘Impacts on Townscape, TAG Unit A3 Environmental Impact Appraisal’ (external website)

  Make sure you:

  • confirm that the assessment has been carried out by suitably qualified individuals who are members of the relevant professional body

• Town Centre Impact Assessment

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Show that the development would comply with the sequential test. Submit an impact assessment to demonstrate that the development would not harm the vitality and viability of centres or planned investment in centres.	Applications with a floor space over 1,000sqm providing main town centre uses outside of town and local centres.	To demonstrate that the development would not harm the vitality and viability of centres or planned investment in centres.   Relevant planning policy: Southwark Plan 2022 policy P36 London Plan 2021 Policy SD7	The government provides guidance on how to complete the sequential test and impact assessments (external website).   Check if your application site is in a town centre.

• 3D Massing Model

  What you need to do	When is it required?	Why is it needed?	Further guidance
  Provide a 3D model of the proposed development.	Major and strategic applications.	To support the evaluation and presentation of the proposed development.   We will use the model for planning purposes, including throughout the planning application process.   Relevant planning policy: Southwark Plan 2022 policies P13, P14, P15, P17 London Plan 2021 Policies D1, D4, D9	We use VUCITY as our interactive digital city platform to assess the impact of the proposed development.   VUCITY provides further details on the file requirements (external website).   We may ask for updated models if the proposed development is amended.

  Make sure you:

  • include:

    • the GBOS geolocation coordinates

    • AOD height

    • the name of the modelling package used to create the file

    • the scale it was created in

  • note that as the model is intended for the evaluation of massing, scale and context, it does not need to be a large-set BIM model with full structural or internal information 

  • ensure that if your modelling package does not geo-locate in GBOS (or you have any issues), zero the coordinates of the model instead 

  • ensure submitted models are:

    • FBX file format (2011-2016) or OBJ file format 

    • less than 128mb in size, and all objects should be grouped onto one layer 

    • Geo-located in GBOS space and conforms to the British National Grid

• Viability Appraisal

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Provide a detailed viability appraisal to include: an executive summary that outlines the key conclusions being drawn from the appraisal in plain English   a fully testable editable electronic or software model that explicitly shows the calculations and assumptions used in the planning application You must pay for the review of the financial viability appraisal or provide a solicitor’s undertaking to pay.	Applications where affordable housing or a payment in lieu is required by planning policy or where any application departs from other planning policy requirements due to viability.	To ensure a transparent and accurate assessment of the viability of the proposed scheme.   Relevant planning policy: Southwark Plan 2022 policies SP1, P1, IP3	Refer to the council'sDevelopment Viability SPD.

• Whole Life-cycle Carbon Assessment

  What you need to do	When is it needed?	Why is it needed?	Further guidance
  Complete and submit the Whole Life-cycle Carbon Assessment template.	Major referable applications.	To demonstrate monitoring and reporting of both operational carbon and embodied carbon (whole life-cycle carbon) in new development.   Relevant planning policy: Southwark Plan 2022 policy P70 London Plan 2022 Policy SI 2	The Greater London Authority provides full guidance including the statement template.

  Make sure you:

  • update and submit the template at the pre-application, planning, and post-construction stages.

Page last updated: 21 November 2023