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1. Air Quality Impact Assessment (AQIA) Policy SPPS Para. 4.11- 4.12, |
AQIA is a process for determining the significance of the impact of new development on ambient air quality, or determining the significance of the impact of local ambient air quality on new development. These impacts need to be quantified and evaluated in the context of existing air quality, air quality objectives or limits. When is it required? An AQIA may be required if a proposed development:
Guidance In determining whether new development requires an AQIA, we will refer to best practice guidance such as Environmental Protection UK and the Institute of Air Quality Management, Land-use Planning & Development Control: Planning For Air Quality (January 2017) Where an AQIA is required, it should be undertaken with reference to the Government’s local air quality management technical guidance (LAQM.TG (16)) and associated air quality screening and assessment tools . Where necessary, the AQIA should also have regard to the requirements of the IAQM Guidance on the Assessment of Dust from Demolition and Construction. The AQIA may take the form of either a simple or detailed assessment but it must be sufficient to determine the significance of air quality impacts. Where the AQIA predicts that new development may give rise to, or experience a significant adverse air quality impact, the assessment should set out the measures to avoid, reduce and, where appropriate, offset the impact in order to ensure that relevant receptors are not exposed to pollution levels in excess of ambient air quality objectives or limits. Information about current and historic ambient pollution levels, Air Quality Management Areas (AQMAs) and the Council’s various air quality reports can be found at: www.airqualityni.co.uk The Belfast City Council Air Quality Action Plan 2015 – 2020 can be found at: Air Quality Action Plan. The Council is currently in the processing of developing a new Action Plan. |
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2. Archaeological Assessment Policy |
An archaeological assessment normally entails a desk based study, by a qualified archaeologist, of existing information including records of previous discoveries, historic maps or geophysical surveys. When is it required? Policy BH3 of PPS 6 Planning, Archaeology and the Built Heritage requires developers to provide an archaeological assessment where the impact of a development proposal on important archaeological remains is unclear, or the relative importance of such remains is uncertain. Guidance Prospective developers need to take into account archaeological considerations and should deal with them from the beginning of the development management process. The needs of archaeology and development can often be reconciled, and potential conflict avoided or much reduced, if applicants discuss their proposals early. The first step is for applicants to consult the Department for Communities’ Historic environment map viewer for known archaeological sites and monuments. Further advice on archaeological requirements can be found on the Department for Communities’ website and its Historic Environment Division. |
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3. Archaeological Field Evaluation Policy |
An archaeological field evaluation involves ground surveys and limited and targeted licensed excavation which is quite distinct from full archaeological excavation. Evaluations of this kind help to define the importance, character and extent of the archaeological remains that may exist in the area of a proposed development, and thus indicate the weight which should be attached to their preservation. They may also provide information useful for identifying potential options for minimising or avoiding damage. When is it required? Policy BH 3 of PPS6 Planning, Archaeology and the Built Heritage requires developers to provide an archaeological field evaluation where the impact of a development proposal on important archaeological remains is unclear, or the relative importance of such remains is uncertain. Guidance Prospective developers need to take into account archaeological considerations and should deal with them from the beginning of the development management process. The needs of archaeology and development can often be reconciled, and potential conflict avoided or much reduced, if applicants discuss their proposals early. The first step is for applicants to consult the Department for Communities’ Historic environment map viewer for known archaeological sites and monuments. Further advice on archaeological requirements can be found on the Department for Communities’ website and its Historic Environment Division. |
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4. Biodiversity Checklist Policy SPPS Par. 6.168-198 |
The Biodiversity Checklist is a ‘step by step’ tool which should be used by applicants to help identify if a development proposal is likely to adversely affect any biodiversity and natural heritage interests and whether further ecological assessments/surveys are required. When is it required? The Biodiversity Checklist should be used for all applications where another biodiversity or ecological survey has not already been completed. Guidance The Biodiversity Checklist can be found on the Department of Agriculture, Environment and Rural Affairs website. The Department also provides standing advice on the development of land that may affect natural heritage assets. In establishing whether a biodiversity survey is needed, the applicant or agent is advised to seek independent advice from an ecologist or suitably qualified person. |
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5. Biodiversity Survey Policy SPPS Par. 6.168-198 |
A Biodiversity Survey (or ecological or wildlife survey) assesses the specific impacts of development proposals on natural heritage, including designated sites and priority habitats; and protected and priority species. When is it required? A Biodiversity Survey is required where:
Guidance Standing advice on the development of land that may affect natural heritage assets can be found on the Department of Agriculture, Environment and Rural Affairs website. In establishing whether a biodiversity survey is needed, the applicant or agent is advised to seek independent advice from an ecologist or suitably qualified person. |
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6. Concept Statement or Concept Masterplan Policy |
A Design Concept Statement demonstrates how a proposed residential scheme has taken account of the main features of the site and its context and how it will meet the criteria set out in Policy QD1, thereby contributing to the promotion of a quality residential environment. Where a Concept Masterplan is required, this will need to indicate in graphic form a scheme for the comprehensive development of the whole area, and include a written statement, detailed appraisals, sketches, plans and other illustrative materials to address all of the relevant matters set out in this Statement and its associated supplementary planning guidance. The Concept Masterplan should also clearly demonstrate how it is intended to implement the scheme. A Design Concept Statement demonstrates how a proposed residential scheme has taken account of the main features of the site and its context and how it will meet the criteria set out in Policy QD1, thereby contributing to the promotion of a quality residential environment. Where a Concept Masterplan is required, this will need to indicate in graphic form a scheme for the comprehensive development of the whole area, and include a written statement, detailed appraisals, sketches, plans and other illustrative materials to address all of the relevant matters set out in this Statement and its associated supplementary planning guidance. The Concept Masterplan should also clearly demonstrate how it is intended to implement the scheme. When is it required? A Design Concept Statement is required to support:
A Concept Master Plan will be required for planning applications involving:
In the case of proposals for the partial development of a site zoned for housing the Concept Master Plan will be expected to demonstrate how the comprehensive planning of the entire zoned area is to be undertaken. Guidance The Design Concept Statement should outline in writing the overall design concept and objectives for the site and include an indicative concept plan, based on the appraisal of the site and its context. The amount of information and level of detail required will depend on the nature, scale and location of the proposed development. Where necessary the Statement should also address any local design considerations identified in Development Plans or Supplementary Planning Guidance and provide information on any improvements to infrastructure required to facilitate the proposed development. For a large scheme or a site in a sensitive location, such as a Conservation Area, Area of Townscape Character or Area of Outstanding Natural Beauty, the type of information and detail required for the Design Concept Statement will include some or all of the detail highlighted at Para 4.46 of PPS 7. For small housing schemes outside sensitive locations, involving the development of a site of up to 0.25 of a hectare or 5 dwellings or less, a short written statement and a diagrammatic layout will generally suffice. Further guidance is contained within Policy QD 2 of PPS 7 Quality Residential Development. |
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7. Construction Environmental Management Plan Policy SPPS Para. 4.11- 4.12PPS2 |
A Construction Environmental Management Plan is a plan developed to avoid, minimise or mitigate any construction effects on the environment. When is it required? A Construction Environmental Management Plan is required to support applications for:
(CEMPs for other forms of development will not normally be required to be submitted until after planning permission has been granted as a condition of planning permission). Guidance The Construction Environmental Management Plan should generally include:
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8. Contaminated Land Report PolicySPPS |
Land contamination can harm human health, drinking water supplies, groundwater and surface water, soils, ecosystems including wildlife, animals and wetlands, and property. It is the responsibility of the developer to ensure that the development is safe and suitable for the purpose for which it is intended, or can be made so by remedial action A Contamination Land Report assesses the suitability of the site for its proposed end use. It sets out the nature of contaminants, the level of risk to future occupants, users of land or environment, and mitigation measures to reduce any risks to an acceptable level. When is it required? A Contaminated Land Report is required where new development is proposed on, or in proximity to, land which has a current or previous use that has the potential for contamination. In those cases, there is possibility of risk to human health or the environment if the proposed development proceeds without proper consideration of contaminated land risks. Examples of potentially contaminated land include:
Guidance A Contaminated Land Report must be produced by a competent person in accordance with the staged risk based approach presented in the ‘Land contamination risk management (LCRM)' guidance published by the UK Environment Agency. A staged approach is required as follows:
It should be noted that references to the Part 2A contaminated land regime within the LCRM do not apply in Northern Ireland. All Land Contamination Assessments must be undertaken having regard to relevant British Standards and industry best practice (as outlined within the LCRM guidance). Applicants are also referred to the information available in the DAERA Developers Guide - Redeveloping Land Affected by Contamination, best practice guidance. The Northern Ireland Environment Agency (NIEA) Land Use Database contains a record of approximately 14,000 sites across Northern Ireland that have had previous industrial land use(s). This database is available via the OSNI Spatial NI - Map Viewer. Other important sources of information in regard to land contamination assessments include historical maps (such as those provided within the PRONI Historical Maps viewer) and geological and hydrogeological information (such as that provided within the GSNI GeoIndex map viewer). It may also be useful to seek environmental information on specific sites from relevant authorities, including the Environmental Health Service in the Council. This should be done prior to the planning application being made. |
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9. Contextual Design Information Policy SPPS Para. 4.23- 4.40 |
Contextual Design Information is visual material, such as a drawing or CGI, which accurately reflects the proposal in its immediate and local context, usually the existing street scene into which the development is to be placed. Planning policy requires careful consideration of the local context, urban character, the needs of residents and the local economy. New development should bring about an improvement of the area and sit comfortably within the area in which it is proposed. When is it required? Contextual Design Information will be required for:
Guidance The type of Contextual Design Information that is required will depend on the nature of the proposals, its location, scale and the expected impacts. Design and the impact of proposals on the urban and rural environment are very important planning considerations. Contextual Design Information demonstrates how a proposal is placed within the established area and accordingly how it fits into its visual context and may include:
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10. Daylight, Sunlight and Overshadowing Assessment Policy SPPS Para. 4.23-4.40 |
A Daylight, Sunlight and Overshadowing Assessment is used to assess the impact of new development on existing surrounding properties and open spaces in terms of daylight and sunlight, as well as the performance of the development for future occupants. New development should maximize sunlight and daylight, both within the new development and to neighbouring properties. Development should seek to minimize overshadowing or blocking of light to adjoining properties. When is it required? An assessment will be required in support of all applications involving:
Guidance To assess the impact of proposals on adjoining properties, including associated gardens or amenity space in respect of loss of daylight and sunlight, it is recommended that a “daylight, vertical sky component, sunlight availability and shadow study” is undertaken and assessed against the criteria set out in: Building Research Establishment Site Layout Planning for Sunlight and Daylight: A Guide to Good Practice (2011) and the British Standard BS8206-2:2008 Lighting for buildings – Part 2: Code of Practice for Daylighting. The information included in the assessment should be sufficient to determine the existing and expected levels of daylight, sunlight and overshadowing on neighbouring properties and the measures that will be taken to mitigate the expected impact of the proposed development. |
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| 11. Demolition Justification Report Policy SPPS PPS 6 Draft BMAP 2015 |
A Demolition Justification Report is a combined report which should include a condition and Structural Survey (section 29), Market Testing Report (section 20) and assessment of alternative proposals for where demolition is proposed for a building of heritage importance. When is it required? A Demolition Justification Report is required where the proposal involves:
Guidance There is a presumption in favour of the retention of both Listed Buildings, and buildings within Conservation Areas and ATCs that make a material contribution to those areas. Policy BH 10 of PPS 6 relates to proposals to demolish, either whole or part, these buildings. Where demolition is proposed, the application will need to address the following:
Further explanation is provided by Policy BH 10, of PPS 6 Planning, Archaeology, and the Built Heritage. The Demolition Justification Report should also refer to the general criteria set out at Para 6.5 of PPS 6. Guidance on whether a building makes a material contribution to a Conservation Area or an Area of Townscape Character can be provided through the Pre-Application Discussion process. |
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12. Drainage Assessment Policy |
A Drainage Assessment (or drainage impact assessment) sets out the drainage issues relevant to new development and the measures to provide the appropriate standard of drainage. The detail of the assessment will be proportionate to the nature of the proposal. When is it required? A Drainage Assessment is required where the thresholds set out in Policy FLD 3 of PPS15: Planning and Flood Risk are met or exceeded:
A Drainage Assessment will also be required for any development proposal, except for minor development, where:
If written consent from DFI Rivers is required under the terms of Schedule 6 of the Drainage (NI) Order 1973, this should be submitted with your application as part of the Drainage Assessment. Guidance Further guidance is provided in Annex D of PPS 15 Planning and Flood Risk. |
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13. Economic Statement Policy |
An Economic Statement sets out the economic effects of new development on the area, whether specific to the neighbourhood in which the proposal would be located, city-wide or region. When is it required?
Guidance An Economic Statement should include:
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14. Employability and Skills Profile Policy |
Chapter 9 of the Developer Contributions Framework sets out the circumstances in which developers will be required to make contributions to employability and skills. An Employability and Skills Profile provides a breakdown of proposed uses and an estimate of potential jobs to be created/displaced as a result of the development. This information will enable the Council to undertake a “skills assessment”, which will inform whether employability and skills interventions are needed as a result of the development. When is it required? An Employability and Skills Profile is required for all applications for Major development, except for applications for environmental improvements, change of use of land or Multi-Use Game Areas (MUGAs) and proposals resulting in the loss of economic development uses. Guidance An Employability and Skills Profile should include: Construction
Operation
The submitted information should be sufficient for the Council to carry out a “skills assessment” to establish whether employability and skills interventions are required. Where interventions are required, the applicant will be required to provide an Employability and Skills Plan. This will normally be secured through a Section 76 Planning Agreement (see section 25). |
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15. Event Management Plan Policy |
An Event Management Plan sets out proposal to minimise the transportation impacts of any events that would be held as a result of new development. When is it required? An Event Management Plan will be required for commercial, recreational and community proposals which will involve the hosting of events that generate significant large numbers of attendees. Guidance An Event Management Plan should be submitted for events that could result in significant travel disruption. The measures should consider the types of trips, in all modes, likely to visit the site, to ensure they can arrive, park if necessary and depart without causing a traffic safety hazard or disruption to other traffic on the network. Where disruption to the network is anticipated, the Event Management Plan should propose measures that are co-ordinated with PSNI, Department for Infrastructure Roads, and the local community as necessary, to mitigate these impacts. It should consider measures to encourage sustainable travel, such as public transport, the use of coaches and off-site park and ride and shuttle bus facilities. |
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| 16. Environmental Statement (EIA) |
An Environmental Statement is a legislative requirement for applications for certain types of development. It sets out the likely significant effects of new development on the environment, whether positive or negative, and can relate to environmental, social and economic impacts. When is it required? Under the Planning (Environmental Impact Assessment) Regulations 2017, certain types of application need to be accompanied by an Environmental Statement. An Environmental Statement is required where:
Guidance The purpose of an Environmental Statement is to assess the environmental, social and economic effects of development. Where an Environmental Statement is needed, the City Council cannot process the planning application without it. The planning application process will be subject to extended consultation in line with the Regulations. The requirement for an Environmental Statement can be discussed as part of the Pre-Application Discussion process. If the development proposal falls under Schedule 2 of the Regulations, the applicant is strongly advised to submit a formal request to the City Council for a screening opinion prior to making the planning application. Applications accompanied by an Environmental Statement are subject to an additional planning fee. |
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17. Flood Risk Assessment Policy |
A Flood Risk Assessment assesses the statistical probability of a flood event occurring combined with the scale of the potential consequences of that event, and sets out measures to manage and mitigate flood risk on new development. When is it required? Policy FLD 1 of PPS 15 Planning and Flood Risk sets out the circumstances when a Flood Risk Assessment is required. This includes new development:
If you consider your application should be deemed as an Exception please set out your evidence as part of your Planning Statement (see section 24). DFI Rivers Agency will only seek to assess a FRA where the City Council has deemed the site to be an exception to FLD1 and PPS 15 and set out its reason for this. Guidance A Flood Risk Assessment must demonstrate that:
Flood Maps can be viewed on the Department for Infrastructure website. |
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18. Landscape and Visual Impact Assessment (LVIA) Policy |
A Landscape and Visual Impact Assessment is the process of evaluating the effects of a proposal on views and on the landscape itself. There is an important distinction between visual effects (the human view or perception) and the landscape effects (which occur whether or not anyone can see them). When is it required? A Landscape and Visual Impact Assessment is required for:
Guidance A Landscape and Visual Impact Assessment considers the impact of new development in the landscape. Understanding the character quality and value of the landscape determines the sensitivity of that landscape to accommodate change through development. The two components of a Landscape and Visual Impact Assessment are:
The Landscape and Visual Impact Assessment should clearly demonstrate an understanding of the difference between them. The sensitivity of receptors (people) to changes in view is dependent upon the activity, location and nature of the view experienced. People engaged in outdoor sports or occupiers of commercial buildings are considered to be of low sensitivity, with road users, footpath users and views from upper storeys of residential properties of medium sensitivity. Residents experiencing views from principal rooms and people visiting well-known beauty spots are considered of high sensitivity to change. A Zone of Visual Influence map (ZVI) or Critical View analysis should also be included. Further information can be obtained from the Guidelines for Landscape and Visual Impact Assessment published jointly by the Landscape Institute and the Institute of Environmental Assessment in 2013. |
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19. Lighting Assessment Policy |
A Lighting Assessment explains how proposals that include largescale external lighting will impact on visual amenity of the area, and the living conditions of local people. When is it required? A Lighting Assessment is required for:
Guidance A Lighting Assessment should include the following as a minimum:
Detailed guidance on conducting an artificial lighting assessment can be found in the ILP ‘Guidance on Undertaking Environmental Lighting Impact Assessments’ Applicants should also refer to the Institute of Lighting Professionals’ publication: Guidance Note for the reduction of obtrusive light (GN01/2011, revised in 2020 GN01/20). Further guidance is provided by Sport England – Outdoor Sports Lighting Briefing Note |
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20. Market Testing Report Policy |
A Market Testing Report demonstrates whether or not the existing use of a building or land is viable or likely to be viable in the context of market testing. When is it required? A Market Testing Report is required where the applicant seeks to demonstrate that the current use of a building or land is no longer viable or is unlikely to be viable, and believes that this is an important material consideration when the planning application is assessed. For example, a Market Testing Report may be used where the proposal would result in the loss of employment land having regard to Policy PED7(e) of PPS6 Planning and Economic Development. It should also be used in the context of a proposal for complete or partial demolition of a Listed Building or an un-listed building in that makes a material contribution to a Conservation Area, having regard to Policies BH10 and BH14 of PPS6 Planning, Archaeology and the Built Heritage (see section 11, Demolition Justification Report). Guidance: The City Council expects the building or land to be subject to rigorous marketing for a minimum period of 18-months. The Market Testing Report should include the following information:
A Market Testing Report demonstrates whether or not the existing use of a building or land is viable or likely to be viable in the context of market testing. When is it required? A Market Testing Report is required where the applicant seeks to demonstrate that the current use of a building or land is no longer viable or is unlikely to be viable, and believes that this is an important material consideration when the planning application is assessed. For example, a Market Testing Report may be used where the proposal would result in the loss of employment land having regard to Policy PED7(e) of PPS6 Planning and Economic Development. It should also be used in the context of a proposal for complete or partial demolition of a Listed Building or an un-listed building in that makes a material contribution to a Conservation Area, having regard to Policies BH10 and BH14 of PPS6 Planning, Archaeology and the Built Heritage (see section 11, Demolition Justification Report). Guidance: The City Council expects the building or land to be subject to rigorous marketing for a minimum period of 18-months. The Market Testing Report should include the following information:
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21. Noise and Vibration Impact Assessment (NVIA) Policy |
A Noise and Vibration Impact Assessment sets out the potential for new development to impact on its surroundings by way of noise and/or vibration. Where necessary, it will include measures to mitigate noise and vibration impacts, particularly if the site is surrounded by sensitive premises such as housing and other residential uses. When is it required? A Noise and Vibration Impact Assessment is required where:
Guidance The Noise and Vibration Impact Assessment should:
Reference should be made to current guidance such as: BS4142:2014+A1:2009 ‘Methods for rating and assessing industrial and commercial sound’, BS8233 ‘Guidance on sound insulation and noise reduction for buildings’, WHO Guidelines for Community Noise 1999; BS6272-1 Guide to evaluation of human exposure to vibration in buildings; ProPG Guidance: Planning & Noise (2017) and IEMA Guidelines for Noise Environmental Noise Impact Assessment. |
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22. Odour Impact Assessment Policy |
An Odour Impact Assessment assesses the impact of odour generating uses on sensitive receptors; or to assess the impact of existing nearby odour generating uses on proposals whose use/s are sensitive by nature. Where necessary and appropriate, the assessment should include measures to mitigate odour impacts. This shall include details of proposed odour abatement system controls and demonstrate that the proposed controls are fit for purpose. When is it required? An Odour Impact Assessment will be required in the following circumstances:
Guidance An Odour Impact Assessment must be carried out by competent person/s and in line with current best practice and guidance. Applicants are referred to guidance provided by IAQM: Guidance on the Assessment of Odour for Planning (version 1.1 July. 2018) Details of an odour abatement system should include:
Useful guidance is provided by DEFRA – Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (2005). (This guidance was officially withdrawn in 2017 but remains a useful reference point) A Noise Assessment may also be required (see section 21). |
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23. Parking Survey Policy |
A Parking Survey assesses the volume of vehicles parked at any one time in the vicinity of the application site, either on street or in existing car parks, and provides an indication of parking trends and any available capacity that could serve the new development. When is it required? A Parking Survey should be submitted when there is an identified parking need that cannot be accommodated within the application site. Typically it is used to demonstrate whether there is sufficient parking capacity on public roads or streets to accommodate the additional vehicles generated by the new development. Guidance The Parking Survey can form part of a Transport Assessment. It should be undertaken over a minimum of two days at appropriate times during the day and evening on both weekdays and weekends. Further guidance on when a Parking Survey is required and what should be included in it can be obtained from the Department for Infrastructure Roads Eastern Division. |
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24. Phasing Plan Policy |
A Phasing Plan sets out the sequence in which the various parts of a larger development scheme will be brought forward. The phasing is indicated on a diagrammatic plan with supporting narrative that describes the sequencing and why it is to take place in that order. When is it required? Where the phasing of development of a site is critical, either from a planning or commercial perspective. This may include the sequencing of development to ensure that necessary infrastructure is put in place, such as a road, junction or a community facility. Guidance Where circumstances warrant, plans may show a phased release of development land. Phasing may be necessary having regard to infrastructure requirements or the adequacy of other services, which may indicate that a particular area cannot be released for development until a particular stage in the plan period. It may also take into account any relocation of people, sale or rental of land, property market, movement issues, land ownership patterns, funding availability, and relevant planning processes and legislation. |
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25. Planning Agreement (Heads of Terms and draft Planning Agreements) Policy |
A Planning Agreement is a legally binding agreement, normally between the applicant, landowner and council, secured under Section 76 of the Planning Act (Northern Ireland) 2011. Planning Agreements are used to secure a planning obligation, such as developer contributions, where it is not possible to do so by a planning condition. The Planning Agreement must be signed and completed before the planning permission can be issued. Heads of Terms set out the applicant’s intention to enter into a Planning Agreement as part of the planning application process and the nature of the planning obligations that it is expected to contain. When is it required? Heads of Terms should be provided for all applications where it is expected that a Planning Agreement will be a prerequisite to the granting of planning permission. A draft Planning Agreement must be provided with all applications for Major development where:
Guidance The requirement for a Planning Agreement can be discussed as part of the Council’s Pre-Application Discussion service. For Local applications, the applicant may voluntarily submit a draft Planning Agreement with their planning application if it is expected that the planning permission, if granted, will be subject to a Planning Agreement. The City Council’s Developer Contributions Framework sets out circumstances when a Planning Agreement will be required to secure developer contributions. Further guidance on planning agreements is provided by Development Management Practice Note 21: Section 76 Planning Agreements |
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26. Planning Statement Policy |
A Planning Statement is a written document that explains the rationale for a proposal within the relevant planning policy context When is it required? A Planning Statement is required for applications for:
Guidance The Planning Statement should set out how a development proposal takes account of relevant planning policies and other material considerations. It should include:
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27. Retail Impact Assessment Policy |
A Retail Impact Assessment considers the impacts of proposals for retail or other main town centre uses (including cultural and community facilities, retail, leisure, entertainment and businesses) on the vitality and viability of the City Centre, Town Centres, District and Local Centres. When is it required? A Retail Impact Assessment is required for:
Guidance The Strategic Planning Policy Statement for Northern Ireland 2015 (SPPS) requires a town centre first approach for the location of future retailing and other main town centre uses. The planning system should protect and enhance diversity in the range of town centre uses appropriate to their role and function, such as leisure, cultural and community facilities, housing and business. A Retail Impact Assessment considers the impacts of development proposals for retailing and other main town centre uses on the vitality and viability of existing centres in the catchment including the primary retail core; district and local centres. It should include an assessment of:
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28. Sequential Test (main town centre uses) Policy |
The Sequential Test is used by the City Council to assess whether the application site for retail or a main town centre (including cultural and community facilities, retail, leisure, entertainment and businesses use) is located within, or as close as possible to the City Centre, Town Centre or District Centre. When is it required? The Sequential Test is required for:
Guidance The Strategic Planning Policy Statement for Northern Ireland 2015 (SPPS) requires new retail development and other main town centre uses to be directed to existing centres. Where it is established that an alternative sequentially preferable site or sites exist within a proposal’s whole catchment, an application which proposes development on a less sequentially preferred site should be refused. The City Council will require applications for retail or main town centre uses to be considered in the following sequential order of preference (and consider all of the proposal’s catchment):
The applicant should submit a written statement with their application that sets out which sequentially preferable sites (in the sequence above) they have considered for the development proposal and the reasons why those sites have been rejected. |
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| 29. Structural Survey Policy SPPS PPS 6 PPS 6 Addendum (ATCs) |
A Structural Survey is a report into the structural integrity of a building and its suitability for retention or conversion. The survey needs to investigate the suitability of the building for its intended purpose. It must accurately detail the physical condition of the existing building/s and the extent of demolition, re-building and repair required, and also explain the method by which the building’s retention or conversion would be carried out. When is it required? A Structural Survey will be required in relation to proposals to demolish, either whole or in part, protected buildings such as buildings in Conservation Areas, Areas of Townscape Character or Listed Buildings, where those buildings make a positive contribution to the character of appearance of the area and special justification for the demolition is required. In the case of proposals for removal of a public elevation of an unlisted building in a Conservation Area which makes a material contribution to its appearance or character, a Structural Survey will be required to demonstrate that the public elevation can be removed without unduly compromising the integrity of the remainder of the building which is to be retained. Guidance A Structural Survey should be carried out by a suitably qualified engineer. |
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30. Student Accommodation Need Statement Policy |
A Student Accommodation Need Statement supports applications for Purpose Built Managed Student Accommodation (PBMSA). It seeks to ensure that the needs for student accommodation can be met in an economically, socially and environmentally sustainable way. Applicants are required to demonstrate that there is a need for the accommodation based on robust evidence. When is it required? A Student Accommodation Need Statement is required for all applications for Purpose Built Managed Student Accommodation. Guidance The City Council’s Purpose Built Managed Student Accommodation Supplementary Planning Guidance provides guidance on proposals for PBMSA. Specific advice on need is set out in paragraphs 5.53 – 5.56 of the guidance. The Student Accommodation Need Statement should provide evidence, as appropriate, to enable the assessment of need, based on known demand and supply indicators at the time within the student housing sector, including details of:
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31. Tele-communications Policy |
Telecommunications infrastructure plays an increasingly important role in our everyday lives in terms of our domestic needs, supporting business and commerce, as well as the emergency services. However, such infrastructure has the potential to be damaging to the townscape and countryside. A Telecommunications Supporting Statement sets out the rationale for proposals for new or replacement masts and base stations, provides technical justification for the proposals and demonstrates how it has been sited and designed to minimise visual and environmental impact. When is it required? A Telecommunications Supporting Statement is required for all applications for telecommunications infrastructure comprising masts, antennae and base stations. Guidance A Telecommunications Supporting Statement must include the following information: Design Statement In accordance with Policy TEL 1 of PPS 10: Telecommunications, the Council will permit proposals for telecommunications development where such proposals, together with any necessary enabling works, will not result in unacceptable damage to visual amenity or harm to environmentally sensitive features or locations. In addition to the technical plans and drawings required by Appendix 2 of the Application Checklist, applications must include:
Technical justification Applications must include:
Mast sharing and existing structures In accordance with Policy TEL 1 it must be demonstrated that (a) the sharing of an existing mast or other structure has been investigated and is not feasible; or (b) a new mast represents a better environmental solution than other options. Applications must include:
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32. Transport Assessment Policy SPPS |
A Transport Assessment is a comprehensive review of all the potential transport impacts of a proposed development or re-development, with an agreed plan to mitigate any adverse consequences. When is it required? A Transport Assessment is required where the new development would likely have significant transport implications. Applicants should complete a Transport Assessment Form (TAF) to help establish if a detailed Transport Assessment is needed (see section 30). The following table provides an indicative guide as to when a Transport Assessment may be required.
Guidance A Transport Assessment is a comprehensive review of all the potential transport impacts of a proposed development, with an agreed plan to mitigate any adverse consequences. The coverage and detail of the Transport Assessment should reflect the scale and the likely extent of transport impacts of the proposed development. Developers need to consider a wide range of options to deal with the transport impacts of a development rather than simply increasing highway capacity to meet demand. Such measures may include the preparation of a Travel Plan (see section 31), travel cards, financial incentives to encourage alternatives to private car use, infrastructure improvements to make walking and cycling more attractive or public transport service improvements. Further guidance on Transport Assessments is provided by the Department for Infrastructure’s publication, Transport Assessment: Guidelines for Development Proposals in Northern Ireland (November 2006). |
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33. Transport Assessment Form Policy SPPS |
A Transport Assessment Form is a tool that applicants can use to screen out those applications where no further information on the transport impacts of the proposal is required. When is it required? A Transport Assessment Form (TAF) should be submitted for the following types of proposal:
Guidance Further advice can be found on the Department of Infrastructure Roads website. |
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34. Travel Plan Policy SPPS |
A Travel Plan is a means of mitigating the transportation impacts of new development through long-term management measures to promote sustainable travel. When is it required? Guidance A Travel Plan is intended to influence the way people travel to / from new development by encouraging more walking, cycling and public transport use. The transport measures contained in a Travel Plan should address the scale and the anticipated transport impacts of the proposed development and be tailored to the development proposal. Travel Plans that provide a range of coordinated transport measures will be more effective in changing travel behaviour. A Travel Plan can help mitigate the transport and parking impacts associated with proposed developments. Further guidance on when a Travel Plan and what it should include can be obtained from the Department for Infrastructure Roads Eastern Division. |
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35. Tree Survey Policy SPPS |
A Tree Survey (or arboricultural survey) assesses the impact of new development on any existing trees that are likely to be affected by the proposal, whether they are within the site or adjacent to it. The Tree Survey will assess the health and condition of the affected and assess their amenity value to the character and appearance of the area. The survey should also set out measures to protect the trees during construction. When is it required? Where the new development has the potential to impact on existing trees on or adjacent to the site (including street trees). Guidance Applicants will need to satisfy the City Council that new development will not have an adverse impact on important trees within or adjacent the site, and that a high quality and ecologically friendly landscaping scheme can be provided as part of the scheme. A Tree Survey should be carried out in accordance with BS5837:2012 Trees in relation to design, demolition and construction – recommendations (or any subsequent replacement BS) and should be prepared by a suitably qualified and experienced arboriculturalist. The Tree Survey should include as a minimum:
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36. Viability Appraisal Policy SPPS |
A Viability Appraisal assesses whether a development proposal is financially viable. Therefore, that after taking account of all costs, the scheme provides a competitive return to the developer to ensure that development takes pace and generates a land value sufficient to persuade a land owner to sell the land for the development proposed. If these conditions are not met, a scheme will not be delivered. When is it required? A Viability Appraisal will be required in the following circumstances:
Guidance The viability of a development proposal may in some circumstances be a material planning consideration. A Viability Appraisal should be carried out by a suitably qualified professional such as a quantity surveyor. The Council may choose to commission an independent review of the Viability Appraisal, the cost of which will be met by the applicant. Further advice on viability in the context of developer contributions is provided by the City Council’s Developer Contributions Framework |
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37. Waste Management Policy SPPS |
A Waste Management Plan sets out how waste will be managed when new development is occupied (residential) or operational (commercial). When is it required? A Waste Management Plan is required in the following circumstances:
Guidance The Waste Management Plan will establish the volume of waste likely to arise from new development once occupied or operational and sets out the provision for waste storage and access. The Waste Management Plan should ensure that appropriate provision is made to:
It should include:
Further advice on waste storage guidelines can be found on the Council's website and the following:
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