Planning requirements

National requirement

Information required

Application form

Please supply one copy.

Types of application and criteria

All applications

The simplest way to submit an application is online via the Planning Portal. Registration is easy and you can complete your application form, upload supporting documents and pay fees online.

The benefits of applying online include:

• you can work on your application in draft before submission
• immediate delivery and acknowledgement
• savings on postage and printing costs
• online help function when completing your application

Guidance and links to further information

Use the Planning Portal  to submit your application online.

If you need a paper form you can download  it as required. The Planning Portal has a step by step guide to help you pick the right form.

All sections and questions must be answered.

The declaration must be signed and dated.

Provide full contact details of the applicant and/or agent (where appropriate).

Ownership certificate

National requirement

Information required

If Certificate B or C applies please use the  owner notification form (pdf / 166 KB)

1 copy if submitted electronically

Types of application and criteria

All applications

Except for:

1. applications for Lawful Development Certificates (existing or proposed)
2. reserved matters applications
3. advertisements
4. tree works
5. prior notifications

Guidance and links to further information

Complete:

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**.

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.

Certificate C if there is more than one owner and the applicant knows some but not all of the owners of the site.

Certificate D if the applicant does not know any owners of the site.

*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.

Neighbour notification

We urge applicants or their agents to notify neighbours about their proposed development and that a planning application has been submitted. You and your neighbours can then discuss the proposal together or, if they feel it necessary, they may make representations in writing to the Borough Council.

1. List your neighbours' addresses. The council regards a 'neighbour' as "any property (residential or otherwise) which has a boundary adjoining or within 4.0 metres of the application site". Where a road or footpath falls within a distance of 4.0 metres, the width of the road or footpath should be disregarded. Where different floors of a building have different occupants (for example, flats) each one should be notified where it adjoins or is within 4.0 metres
   
    
2. Return the completed  neighbour notification certificate (pdf / 254 KB)

   Complete the notice to neighbours for each of the neighbours you have listed on the certificate and then give the notice to the neighbour or post it to them first-class - it is important that you do not send the notices to your neighbour until the application has been received by us. You must anticipate this and date the certificate and notice accordingly

Types of application and criteria

All applications

Except for:

1. where applications are only required because permitted development rights have been removed
2. Conservation Area applications for demolition works
3. deletion/variation of a Legal Agreement (S106)
4. hedgerow removal notices
5. listed building applications
6. overhead Lines
7. S211 notification of tree works in Conservation Areas
8. stop up or divert a public right of way
9. works to trees protected by a Tree Preservation Order

Payment can be made online or by calling 01423 500600 and asking for the development management support team.

Pay for your application

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.

Guidance and links to further information

For other circumstances where fee exemptions or concessions apply please refer to our fees.

You can use the Planning Portal fee calculator to work out how much you will need to pay.

 Example location plan (pdf / 476 KB)

National requirement

Types of application and criteria

All applications

Except for:

1. advertisement applications where the sign is located on an existing building
2. reserved matters applications only if the layout is not reserved
3. extensions to temporary permissions
4. applications to vary or delete planning conditions

Guidance and further information

Based on an up to date Ordnance Survey map, drawn to an appropriate metric scale, for example, 1:1250, 1:2500 and in the case of advertisement applications show the direction 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, for example, 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 around 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

 Proposed elevation (pdf / 74 KB)

National requirement

Types of application and criteria

All applications proposing new buildings or alterations to the exterior of existing buildings.

Including changes of use where external alterations are proposed.

Except:

1. advertisement applications
2. works to trees
3. extensions to temporary permission
4. applications to vary or delete planning conditions

Guidance and links to further information

1. draw to an appropriate metric scale for example, 1:50 or 1:100. In the same form, scale and orientation
2. show clearly the proposed works in relation to what is already there and the height of buildings above ground level
3. all elevations should clearly indicate the existing and proposed building materials and the style, materials and finish of windows and doors
4. any blank elevations must be included; if only to show that this is in fact the case
5. 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
6. for new buildings it is useful to have a 3D visualisation of the "true Elevation", that is, axonometric or photomontage or model

Advertisement applications require the following:-

1. existing and proposed elevations to a scale of 1:50 or 1:100
2. a drawing to a scale of 1:50 or 1:100 showing the advertisement size, siting, materials and colours to be used
3. height above ground of the advert
4. extent of projection and details of method and colours of illumination (if applicable)

 Proposed floor plan (pdf / 80 KB)

National requirement

Types of application and criteria

All applications proposing new or amended floor space and/or proposals to alter existing buildings.

Except:

1. prior notification application
2. works to trees
3. extensions to temporary permission
4. applications to vary or delete planning conditions

Guidance and links to further information

1. draw to an appropriate metric scale for example,
2.  1:50 or 1:100
3. show precise dimensions of the overall size of the site, and width of access roads
4. show the exact location of any proposed building dimensioned to two existing fixed points on the site boundary
5. must show the proposed openings to accord with the elevations
6. drawings should show details of existing buildings where relevant, in relation to proposed buildings
7. where existing buildings or walls are to be demolished these should be clearly shown
8. for change of use applications (where internal alterations are proposed - must show existing and proposed layout of rooms

 Example block plan (pdf / 264 KB)

National requirement

Types of application and criteria

All applications

Except:

1. advertisements where the sign is located on an existing building
2. reserved matters
3. extensions of temporary permission
4. applications to vary or delete planning conditions

Guidance and links to further information

This is a plan that shows the existing and proposed layout of the application site including any buildings.

1. draw to an appropriate metric scale for example, 1:100,1:200 or 1:500
2. 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
3. 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
4. show all public rights of way crossing the site
5. show the position of all trees on the site, and those on adjacent land
6. show all buildings, roads and footpaths on land adjoining the site including access arrangements (unless these would not be affected by the proposed development
7. show the site boundaries, type and height of boundary treatment (for example, walls, fences hedges)
8. 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
9. show access roads, turning areas and car parking bays where relevant giving dimensions
10. show drainage runs

Local requirement

Biodiversity pro forma (protected species, wildlife and habitats)

Tables 1 and 2 of  guidance notes (pdf / 1 MB)

Types of application and criteria

1. full applications, which are not domestic
2. domestic works which involve the removal or disturbance to the roof or roof structure including loft conversions
3. works within the curtilage of a church
4. Conservation Area applications
5. Listed Building applications
6. lawful development certificates for proposed use
7. outline applications
8. reserved matters applications
9. applications to delete or vary conditions

Guidance and links to further information

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 and 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 and assessment may not be required:

Following consultation by the applicant at the pre-application stage, the council has stated, in writing, that no protected species surveys and 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:

1. urban setting or highly urbanised area with few feeding places
2. small or cluttered roof void (especially for long-eared bats)
3. heavily disturbed
4. modern construction with few gaps around soffits or eaves (but be aware these may be used by pipistrelles in particular)
5. prefabricated with steel and sheet materials
6. active industrial premises
7. roof shaded from the sun

If you believe that these situations apply to your proposals, you may wish to apply for an exemption to having to undertake a survey.

Learn about our strategy to develop land and contribute to the recovery of nature by visiting our biodiversity net gain page.

A design and access statement is required with the following types of application only:

1. major development
2. one or more dwelling houses within a conservation area or World Heritage Site
3. new building(s) within a conservation area or World Heritage Site where the floor space created is >100m2

Exemptions

A design and access statement is not required for planning applications involving:

1. permission to develop land without compliance with conditions previously attached, made pursuant to section 73 of the Act;
2. engineering or mining operations;
3. 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 and access statement will be required;
4. development which is waste development

The design and access statement shall:

1. explain the design principles and concepts that have been applied to the development
2. demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account
3. explain the policy adopted as to access, and how policies relating to access in relevant local development documents have been taken into account
4. 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
5. explain how any specific issues which might affect access to the development have been addressed

National requirement

Types of application and criteria

Development proposals affecting the fabric of the building or either directly or indirectly affecting a Listed Building.

Guidance and links to further information

A Heritage Statement are required for applications for 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 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

National requirement

Environmental statement screening and scoping opinions

Types of application and criteria

Major developments which are of more than local importance;

Developments which are proposed for particularly environmentally sensitive or vulnerable locations:

Developments with unusually complex and potentially hazardous environmental effects.

Guidance and links to further information

Town and Country Planning (Environmental Impact Assessment) Regulations 2011 

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  shows the types of developments in Annex 2 to the Directive (for example, 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:

1. a brief description of the nature and purpose of the proposal and its possible environmental effects, giving a broad indication of their likely scale
    
2. 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 for example, 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 for example, 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 an EIA  is a simple flowchart to guide you through part of the process.

Agricultural workers dwelling assessment

Types of application and criteria

Applications for new dwellings to be occupied by agricultural workers.

Guidance and links to further information

Complete the form giving full details of the agricultural business.

 Agricultural workers dwelling assessment form (pdf / 346 KB)

Local requirement

Types of application and criteria

All applications for new development within the Coal Authority's Coal Mining Development high risk areas.

Exceptions: a) reserved matters

Required for: Full and outline planning applications - not change of use or householder

Guidance and links to further information

Coal Mining Development High Risk 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 High Risk Areas 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.

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.

Local requirement

Information required

Land which may be affected by contamination.

Phase 1 - desk top study, site walkover and initial risk assessment

Pre application discussion with contaminated land officer

Types of application and criteria

Applications for:

1. all residential developments (houses, flats, nursing homes etc)
2. allotments
3. children's play areas
4. playing fields
5. mixed use developments including vulnerable end uses
6. nurseries and creches
7. schools

Guidance and links to further information

 The Development on Land Affected By Contamination Technical Guidance (pdf / 1 MB) 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 assessment for any existing, historical or other end uses.

Examples of contaminating land uses

1. abattoirs, animal waste processing and burial of diseased livestock
2. asbestos, cement, lime and gypsum manufacture
3. chemicals (organic and inorganic), pesticides, acids/alkalis manufacture
4. coal and mineral mining and processing, both deep mines and opencast
5. dry cleaning premises
6. electrical and electronic equipment manufacture and repair
7. food processing industry and catering establishments
8. gasworks, coal carbonisation plants, power stations
9. glass making and ceramics manufacture
10. heavy engineering and engineering works, for example, car manufacture, shipbuilding
11. laboratories - all types
12. landfill, storage and incineration of waste
13. military and Defence related activities
14. munitions and explosives production, testing and storage sites
15. paper and pulp manufacture, printing works and photographic processing
16. petroleum storage and distribution sites, oil refineries
17. pharmaceuticals, solvents, paints, detergents and cosmetics manufacture
18. railway depots, dockyards (including filled in dock basins), garages, road haulage depots, airports
19. rubber industry, including tyre manufacture
20. sewage works, farms, stables and kennels
21. smelters, foundries, steel works, metal processing and finishing works
22. textile industry, including tanning and dyestuffs
23. timber treatment

Other uses and types of land that might be contaminated include:

1. radioactive substances used in industrial activities not mentioned above for example, gas mantle production and luminising works
2. burial sites and graveyards
3. agriculture - excessive use or spills of pesticides, herbicides, fungicides, sewage sludge and farm waste disposal
4. naturally occurring radioactivity, including radon
5. naturally occurring elevated concentrations of metals and other substances
6. 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 the area environmental health officer with responsibility for contaminated land on 01423 556861.

Local requirement

Information required

 Extra care housing pro forma (pdf / 81 KB)

Types of application and criteria

Planning applications for dwellings - where residents will live in individual apartment/flats, that is, with cooking and cleaning facilities, but who receive care.

Guidance and links to further information

Consultation with North Yorkshire County Council's Adult and Community Services should take place.

Local requirement

Types of application and criteria

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.

Guidance and links to further information

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.

Local requirement

Fume extraction, ventilation details and seating layout

Pre application discussion is recommended.

Types of application and criteria

Applications for:
Restaurants, cafes and takeaways - A3/A4/A5 uses
Any other development to include a commercial kitchen such as a hotel.

Guidance and links to further information

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:

1. details of refuse storage and removal
2. access (details of ramps including gradient) and toilet arrangements to enable disabled access should be addressed in the application
3. additional information to support the application such as a covering letter setting out hours/days of operation, intended number of covers for restaurants, that is, table/chairs and indicative seating layout
4. 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
5. if alterations to shop front or adverts are shown, has appropriate application been submitted or does description of development reflect this?

Local requirement

Types of application and criteria

Listed buildings

Guidance and links to further information

Details of for example, doors and windows should be shown to a larger scale of 1:10, 1:5, or 1:1 as appropriate.

Local requirement

Types of application and criteria

Applications resulting in the loss of care homes unless documentary evidence is submitted showing that the previous elderly care home has been suitably 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

The marketing statement should include:

1. copy of the sales particulars prepared
2. details of the original price and the new guide price
3. 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
4. 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
5. details of the number of viewings carried out
6. resulting offers and why they were dismissed
7. confirmation of whether a "for sale" or "to let" board was erected and the dates displayed, or if not, the reasons behind the decision
8. timetable of events from the initial appointment of the agent to current date

Additional information required:

1. the last three years trading accounts, with an indication of room occupancy
2. the latest Annual Inspection Report
3. an itemised list of costs that would be incurred in meeting actions identified in the report to meet standards
4. 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.

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.

Local requirement

Types of application and criteria

Proposal resulting in the loss of community facilities unless submitted with documentary evidence that the previous existing facility has been suitably replaced elsewhere.

Guidance and links to further information

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:

1. the last three years trading accounts, with a breakdown of the percentages of income from food and drink
2. if a dining facility is provided, details of the market aimed at and the number of covers available
3. who the licence is currently held with and when it is due for renewal
4. 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.

 Policy CFX (pdf / 1 MB)

Local requirement

Types of application and criteria

Loss of hotels with 30+ bedrooms

Unless documentary evidence is submitted to 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

The marketing statement should include all the following information

1. copy of the sales particulars prepared
2. details of the original price and the new guide price
3. 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
4. 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
5. details of the number of viewings carried out
6. resulting offers and why they were dismissed
7. confirmation of whether a "for sale" or "to let" board was erected and the dates displayed, or if not, the reasons behind the decision
8. 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

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.

Local requirement

Types of application and criteria

Proposals which raise issues of disturbance

1. Industrial or commercial uses near to residential property
2. New residential property near to transportation noise sources
3. New residential property near to existing industrial or commercial premises where industrial noise is the dominant source
4. New entertainment premises near to residential property and new residential property near to places of entertainment

Guidance and links to further information

Extraction and Ventilation Equipment

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 on 01423 556633.

Local requirement

Information required

Drainage impact

Non mains drainage assessment and form

Types of application and criteria

Applications proposing non mains drainage to package sewage treatment plant, septic tanks, cess pools or if the development would add an additional 25%* to the existing systems capacity.

*calculated on number of bedrooms for domestic properties or floor space for other types of development.

Guidance and links to further information

This form will need to be completed to assess whether your non-mains connected system is acceptable.

Foul drainage assessment form

In addition to this 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.

1. contravention of recognised practices
2. adverse effect on water sources/resources
3. health hazard or nuisance
4. damage to controlled waters
5. damage to the environment and amenity
6. overloading the existing capacity of the area
7. absence of suitable outlets
8. unsuitable soakage characteristics
9. high water table
10. rising ground water levels
11. flooding

 Non mains drainage supporting information (pdf / 192 KB)

For information on licensed and unlicensed water abstractions contact the Environment Agency and/or environmental protection

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.

Types of application and criteria

Applications for residential development

Guidance and links to further information

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.

 Supporting drainage information chart for planning applications (pdf / 71 KB)

We expect applicants to undertake community involvement before submitting significant applications of the following types:

1. major developments within or adjoining residential areas
2. major departures from the development plan
3. EIA development
4. applications which require notification to the Secretary of State
5. other proposals that are likely to attract significant community interest

It will be the applicant's responsibility to establish if their planning application will fall within one of the above categories and they should contact the dmst.har@northyorks.gov.uk for advice.

Major developments and departures are defined as follows:

For dwellings: where 10 or more are to be constructed (or if number not given, area is more than 0.5 hectares).

For all other uses: where the floorspace will be 1000sq. metres or more (or site is 1 hectare or more). NB some major developments may not require community involvement, for example, large agricultural buildings in the open countryside. Applicants are advised to contact the dmst.har@northyorks.gov.uk for advice if they feel that community involvement is not necessary.

Statement of Community Involvement gives additional advice at section 4 on what potential applicants are expected to do.

Information required

Types of application and criteria

For all retail and leisure developments over 2500m2 gross floor space.

Guidance and links to further information

Current guidance can be found in PPS 6: Planning for Town Centres.

The assessment should include the need for development, whether it is of an appropriate scale, whether there are no sites close to a centre for the development, whether there are no unacceptable impacts on existing centres, and if locations are accessible.

 Retail study (pdf / 3 MB)

The following supporting information may also be required depending on the size/nature of the development:

• sustainable construction and design validation certificate
• reducing travel by car and improving accessibility validation certificate
• transport assessment/transport statement/travel plan validation certificate

Types of application and criteria

Applications for change of use and alterations of existing buildings outside a development limit as defined in the Harrogate and District Local Plan.

Listed Buildings where the structural condition of the building requires it or it is to be converted to a new use.

Guidance and links to further information

Details which must be included in a structural survey written report

1. footings - these will not be deep but any exposed footings should be noted
2. settlement - position and reason for settlement, that is, failure of footings, tree growth, water course etc
3. ground conditions - including water table level
4. wall construction - solid brick or stone, double leaf for example stone/rubble/stone. Pointing detail, for example flush, bagged, weathered
5. bowing or bulging of walls, cracking and the reason for failure for example, lintel failure, lack of restraint at eaves
6. erosion of wall materials - brick, stone or displacement of cobbles due to mortar failure
7. rising/penetrating damp
8. frost damage
9. sulphate attack - for example, breakdown of renders or cementitious product
10. timber structure - frame intermediate floors or roof
11. condition of timber - including fungal attack and beetle infestation
12. floor construction - ground floor finish and condition
13. upper floors' construction beams, joist size and centres
14. roof construction - including finish and fixing detail, rafter size and centres, purlins, trusses
15. roof condition - sagging between supporting walls, purlins or other movement. Slipped or missing slates/tiles. Areas replaced with corrugated asbestos cement and the like
16. metal columns, ties and any corrosion of same
17. existence of any vermin and birds
18. 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.

Local requirement

Information required

Validation certificate

Pre assessment estimator

Types of application and criteria

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

Exemptions:

• buildings for storage, unheated buildings and agricultural buildings
• outline applications where appearance and layout are not being considered (validation certificate still required)

Guidance and links to further information

All applicants (save those for storage buildings, unheated buildings or agricultural buildings) need to submit a completed  sustainable construction and design validation certificate (pdf / 20 KB).

Local requirement

Guidance and links to further 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 of the General Permitted Development Order).

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.

Local requirement

Information required

Transport assessment transport statement travel plan:

Pre application discussion validation certificate

Types of application and criteria

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 assessment should reflect the scale of development and the extent of the transport implication of the proposal.

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 1000sq m
• A3 restaurants and cafes 300sq 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
• C2 residential institutions 50 students
• residential education
• C2 residential institutions 250 residents
• institutional hostels
• C3 dwelling houses 50 units
• D1 non residential institutions 500sq m
• D2 assembly and leisure 500sq m
• discussion with the Highway Authority

Guidance and links to further information

Applicants are advised to 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.

We have produced some interim guidance on transport issues, transport assessments and travel plans which you may find helpful.

Failure to discuss proposals in advance with appropriate County Council highways officers is likely to lead to delay in the determination of your application.

Types of application and criteria

Applications for works to trees covered by a Tree Preservation Order.

Information required with tree works application/assessment

 Tree works guidance (pdf / 104 KB)

Guidance and links to further information

Survey information should be provided using BS5837:2005 a guide for trees in relation to construction.

Find out more about protected trees.

Local requirement

Types of application and criteria

All planning applications for residential development on sites of six or more dwellings are required to provide affordable housing in accordance with Policy HS2 of the Harrogate district local plan, adopted 2020.

The council will require 40% affordable housing on all qualifying greenfield developments including mixed use schemes, and 30% on all qualifying brownfield developments including mixed use schemes and conversions, subject to viability and the demonstration of the need for affordable housing. Qualifying sites are those sites which fall within the following thresholds:

• on all developments comprising 10 or more dwellings, or where the site has an area of 0.5 hectares, on-site provision will be expected
• on developments comprising six to nine dwellings in areas designated as rural areas under Section 157(1) of the Housing Act 1985 (as shown on Map 11.2), a financial contribution for the provision of affordable dwellings as a commuted sum will be sought unless the developer makes on-site provision

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:

1. plot number
2. house type
3. floor space in square metres

You can find information on our affordable housing policy including the designated rural areas map within the local plan and additional guidance within the affordable housing SPD.

If you wish to discuss the financial viability of sites in relation to our affordable housing targets you will need to submit details through the council's pre-advice service and submit a development appraisal with your application in addition to the information listed above. Information on the sort of evidence you will be expected to submit in order for us to give advice on the matter is set out in the affordable housing SPD. Please see Appendix D development appraisals.

Commuted sums is the term used for money received by us from housing developers which is then used to improve open spaces and village halls in the area where the new homes have been built.

The amount for each development depends on how many people the new homes bring in and the open space and village hall needs in that area.

The money is allocated to:

• open spaces
• parks and gardens
• natural and semi-natural green spaces
• outdoor sports facilities
• amenity green spaces (including green corridors/verges)
• provision for children and young people
• allotments
• cemeteries
• village halls (only in rural areas).

For guidance on where the money is allowed to be spent, and definitions and classifications, we suggest you read the permissible expenditure of commuted sums for open spaces and permissible expenditure of developer contributions for village halls.

Commuted sums are available to the parish council or group responsible for that area of open space or village hall. This is usually a sports club, local association, committee, the local parish council or the borough council.

To access the money, the organisation must complete the commuted sums project form and return it to the systems and information officer for consideration before any cash is spent.

If approved, a letter will say how much money is available for the project, and advise that up to three quotes for the work will be needed. When the work is complete, a copy of the paid invoice is sent to the commuted sums officer, who will then reimburse the organisation. If the group does not have the money to fund the project upfront, alternative arrangements can be made.

For more information, please contact the systems and information officer by emailing CommutedSums.har@northyorks.gov.uk.

Advice note: Sustainable drainage guidance

The Secretary of State for Communities and Local Government laid a Written Ministerial Statement in the House of Commons on 18 December 2014 setting out changes to planning that will apply for 'major' development. Planning policy has been strengthened on the provision of sustainable drainage for 'major' planning applications, which was introduced from 6 April 2015 (paragraph 103 of National Planning Policy Framework). The purpose of the changes is to ensure that sustainable drainage systems for the management of surface water runoff are put in place unless demonstrated to be inappropriate. This confirms that in considering planning applications, local planning authorities should satisfy themselves that the proposed minimum standards of operation are appropriate and ensure through the use of planning conditions or planning obligations that there are clear arrangements in place for ongoing maintenance of sustainable drainage systems over the lifetime of the development.

Major development is development involving any one or more of the following:

The provision of dwellings/houses where

1. the number of dwellings/houses to be provided is 10 or more; or equivalent non-residential or mixed development as set out in Article 2(1) of the Town and Country Planning (Development Management Procedure) (England Order 2010); or
2. the provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; or
3. development carried out on a site having an area of 1 hectare or more

Defra and DCLG have produced a set of non-statutory technical standards and supporting information that needs to be complied with.

Decisions about the suitability of sustainable drainage provisions are made by the local planning authority. However, under The Town and Country Planning (Development Management Procedure) Order 2015, which came into force from 15 April 2015, North Yorkshire County Council in its capacity as Lead Local Flood Authority for North Yorkshire, became a statutory consultee for all major applications to ensure that the local planning authority has access to appropriate and professional technical advice.

It is not now acceptable to presume that surface water drainage will automatically be dealt with under reserved matters. The local planning authority must be satisfied that major development can be adequately drained in principle without increasing flood risk elsewhere before outline planning permission is granted. If applicants are unable to provide comprehensive details at outline/full application stage, they should fully explain which elements are unavailable and why.

What does this mean for applicants?

December's Written Ministerial Statement sets out a new policy on sustainable drainage systems which should be read alongside the NPPF. This means that sustainable drainage systems are a material consideration in all major development, irrespective of location, wherever sustainable drainage systems would be appropriate.

Consequently, there is an expectation that robust and sustainable arrangements for the maintenance of sustainable drainage systems will be put in place. Applicants will need to submit sufficient information, both in respect to the design of systems and their future maintenance to enable the local planning authority to discharge its duties.

Should developers/applicants be planning to lodge a major application with the council they are advised to review our supporting drainage information chart and the Lead Local Flood Authority  SuDS guidance notes (pdf / 137 KB).

Note: applicants proposing to submit minor development applications are advised to review our  supporting drainage information chart (pdf / 71 KB).

National requirement

Finished floor and site levels

Types of application and criteria

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:

1. advertisement applications
2. works to trees
3. extensions to temporary permission
4. applications to vary or delete planning conditions
5. prior notification application

Guidance and links to further information

1. show a cross section(s) through the proposed building(s)
2. draw to an appropriate metric scale for example, 1:50 or 1:100
3. 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
4. plans should show the proposals in relation to adjoining land and buildings
5. 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 land and boundaries. Details should explain how any encroachment on adjacent land is to be avoided
6. 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

Agricultural or forestry development

Proposed building - submit one copy. Fee may be required.

Form Help

Agricultural buildings questionnaire.

The submission of this questionnaire may be requested in the consideration of such a proposal and therefore you may wish to submit it with the original prior notification.

 Form (pdf / 66 KB)

Proposed road.

Submit one copy. Fee may be required.

Form Help

Excavation/waste material.

Submit one copy. Fee may be required.

Form Help

Proposed fish tank (cage).

Submit one copy. Fee may be required.

Form Help

Telecommunications code system operators

Proposed development.

Submit one copy. Fee required.

Form Help

Demolition

Proposed demolition.

Submit one copy. Fee required.

You are required to display a site notice prior to submitting an application for proposed demolition.

Form  Site notice (pdf / 19 KB)  Help

Changes of use

Submit one copy. Fee required - the fee is not payable (except in the case of "flexible use" of an agricultural building) if a planning application, for which a fee is required, is made on the same day by or on behalf of the same applicant in respect of the same building or land. They do not apply to listed buildings.

Change of use to dwellinghouse (use Class C3) from a Class E (commercial, business and service) use.

Not to be used for buildings within the Nidderdale Area of Outstanding Natural Beauty, Fountains Abbey World Heritage Site,  the protected zone in Harrogate the subject of an Article 4 direction, a scheduled monument, a Site of Special Scientific Interest, a safety hazard area or a military explosives storage area.

Form

Change of use to dwellinghouse (use Class C3) from amusement arcade/centre or casino, and any land within its curtilage (max 150 sq.m.). Not to be used for buildings within the Nidderdale Area of Outstanding Natural Beauty, Fountains Abbey World Heritage Site, a listed building, a scheduled monument, a Site of Special Scientific Interest, a safety hazard area or a military explosives storage area.

Form

Change of Use from Takeaways, Betting Offices, Pay Day Loan Shops or Launderettes (Sui Generis Uses); or a Mixed Use combining use as a Dwellinghouse (Class C3) with a Betting Office, Pay Day Loan Shop or Launderette (Sui Generis Uses); to Dwellinghouses (Class C3),  to including associated operational development.

Not to be used if floorspace exceeds 150 sq.m. Not to be used for buildings within a Conservation Area, the Nidderdale Area of Outstanding Natural Beauty, Fountains Abbey World Heritage Site, a listed building, a scheduled monument, a Site of Special Scientific Interest, a safety hazard area or a military explosives storage area.

Form

Agricultural building to dwellinghouse (use Class C3) including associated operational development. Not to be used if cumulative floorspace exceeds 465 sq.m. or more than three dwellings would exist as a result, on separate buildings or if the building is within a Conservation Area, the Nidderdale Area of Outstanding Natural Beauty, Fountains Abbey World Heritage Site, a listed building, a scheduled monument, a Site of Special Scientific Interest, a safety hazard area or a military explosives storage area.

Form

Change of use to a state-funded school Class F.1(a) from a building that is in:

Class C1 hotel use. Classes C2 and C2A residential institution use. Class E (commercial, business or service)



Not to be used if the building is a listed building or a scheduled monument, a military explosives storage area or a safety hazard area. 

Form

Change of Use of Agricultural Buildings to a flexible use within Storage or Distribution (Class B8), Hotels (Class C1), Commercial/Business/Service (Class E).

Not to be used if relates to more than one building,  is a listed building or a scheduled monument, military explosives storage area or a safety hazard area.

Not to be used if 500 sq.m. total "flexible uses" exceeded.

If not more 150 sq.m. total "flexible uses", in respect of the proposal please state on the form the date on which the use(s) will begin and the nature of those uses(s). No fee is required.

Form

Temporary use of buildings or land for the purpose of commercial film-making, listed buildings, safety hazard area, a military explosives storage area and the associated temporary structures, works, plant or machinery required in connection with that use.

Not to be used if more than 1.5ha, nor properties within a conservation area, the Nidderdale Area of Outstanding Natural Beauty, the Fountains Abbey World Heritage Site, a Scheduled Monument or a Site of Special Scientific Interest.

Form

Prior approval for development consisting of the provision of temporary school buildings on vacant commercial land and the use of that land as a state-funded school for up to three academic years.

Submit one copy. Fee required.

Form

Application to determine if prior approval is required for a proposed: Change of use from agricultural building to state-funded school or registered nursery.

Form

Extensions, alterations and new dwellings

Single storey extension to a dwellinghouse of more than three or four metres as applicable.

Submit one copy. Fee required. Not to be used for properties in a conservation area, Nidderdale Area of Outstanding Natural Beauty, Fountains Abbey World Heritage Site or a Site of Special Scientific Interest.

Form

Erection or construction of a collection facility within the curtilage of a shop.

Submit one copy. Fee required. Not to be used if more than 20 sq.m., nor for listed buildings or properties within a conservation area, the Nidderdale Area of Outstanding Natural Beauty, the Fountains Abbey World Heritage Site or a Site of Special Scientific Interest.

Form

Installation, alteration or replacement of other Solar Photovoltaics (PV) equipment on the roofs of non-domestic buildings, up to a capacity of one megawatt.

Submit one copy. Fee required. Not to be used for a listed building.

Form

Application for prior approval of a proposed: Enlargement of a dwellinghouse by construction of additional storeys

Form Help

Application for prior approval of a proposed: New dwellinghouses on detached blocks of flats

Form Help

Application for prior approval of a proposed: New dwellinghouses on detached buildings in commercial or mixed use

Form Help

Application for prior approval of a proposed: New dwellinghouses on terrace buildings in commercial or mixed use

Form Help

Application for prior approval of a proposed: New dwellinghouses on terrace buildings in use as dwellinghouses

Form Help

Application for prior approval of a proposed: New dwellinghouses on detached buildings in use as dwellinghouses

Form Help

Application for prior approval of a proposed: Demolition of buildings and construction of new dwellinghouses in their place

Form Help

Application to determine if prior approval is required for a proposed: Change of use - commercial/business/service to dwellinghouses

Form Help

Advice note: Sustainable Drainage Guidance

The Secretary of State for Communities and Local Government laid a Written Ministerial Statement in the House of Commons on 18 December 2014 setting out changes to planning that will apply for 'major' development. Planning policy has been strengthened on the provision of sustainable drainage for 'major' planning applications, which was introduced from 6 April 2015 (paragraph 103 of National Planning Policy Framework). The purpose of the changes is to ensure that sustainable drainage systems for the management of surface water runoff are put in place unless demonstrated to be inappropriate. This confirms that in considering planning applications, local planning authorities should satisfy themselves that the proposed minimum standards of operation are appropriate and ensure through the use of planning conditions or planning obligations that there are clear arrangements in place for ongoing maintenance of sustainable drainage systems over the lifetime of the development.

For the purposes of this guidance note, major development is development involving any one or more of the following:

The provision of dwellings/houses where;

1. the number of dwellings/houses to be provided is 10 or more; or equivalent non-residential or mixed development as set out in article 2(1) of the Town and Country Planning (Development Management Procedure) (England Order 2010); or
2. the provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; or
3. development carried out on a site having an area of 1 hectare or more

Defra and DCLG have produced a set of non-statutory technical standards and supporting information that should be complied with.

Decisions about the suitability of sustainable drainage provision are made by the local planning authority. However, under The Town and Country Planning (Development Management Procedure) Order 2015, which came into force from 15 April 2015, North Yorkshire County Council in its capacity as Lead Local Flood Authority for North Yorkshire, became a statutory consultee for all major applications to ensure that the local planning authority has access to appropriate and professional technical advice.

It is not now acceptable to presume that surface water drainage will automatically be dealt with under reserved matters. The local planning authority shall be satisfied that major development can be adequately drained, without increasing flood risk elsewhere and prior to any planning consent being granted. If applicants are unable to provide comprehensive details at outline/full application stage, they should fully explain which elements are unavailable and why.

What does this mean for applicants?

December's Written Ministerial Statement sets out new policy on sustainable drainage systems which should be read alongside the NPPF. This means that sustainable drainage systems are a material consideration in all major development, irrespective of location.

Consequently, there is an expectation that robust and sustainable arrangements for the operation and maintenance of the surface water drainage systems will be put in place. Applicants will need to submit sufficient information, both in respect to the design and future maintenance requirements of the surface water drainage strategy to enable the local planning authority to discharge its duties.

Should developers/applicants be proposing to lodge a major application with the council, they are advised to review the  supporting drainage information chart (pdf / 71 KB) which may assist the application process.

Note: Applicants proposing to submit minor development applications are advised to review the supporting drainage information chart.