What to request from the client and what to procure through surveys.
From Client
Ownership & Legal
- Land ownership — Who owns the site? (private, council, HA)
- Title deed boundary — Red line from Land Registry
- Adjacent ownerships — Check for ransom strips, shared access
- Land ownership certificates — A, B, C, or D classification
- Agricultural holdings status — Notice requirements
Note: OS plan-based legal documents are often inaccurate vs actual site conditions. Always verify with topographical survey.
Housing Requirements
- Housing need — Confirmation and preferred house types
- Unit count strategy — Optimise layout for <10 units (minor threshold)
- Accessible housing — Part M4(2) compliance requirements
- Phasing potential — Multiple applications maintaining minor status?
Utilities Searches
Recommended Approach
- LSBUD search (free, legally required first step)
- Comprehensive search via Landmark or Emapsite
Required Utilities
- Drainage (foul and surface water)
- Gas (including Independent Gas Transporters)
- Electricity (including IDNOs)
- Water supply and mains
- Telecoms / broadband / cable
See Appendix A Suppliers for provider details.
Site Investigations
Always Required
- Topographical survey — DWG format, accurate levels
Context-Dependent
- Ground investigation — If desktop indicates risk
- Mining records — If in mining area
- Archaeology — If in sensitive area
- UXO — If wartime bombing history
- Contamination assessment — If brownfield/former industrial
Environmental Assessments
Mandatory for All Developments
- Biodiversity Net Gain — 10% improvement mandatory
- Can be completed by developer (no ecologist required for SSM)
- 30-year habitat management plan required (confirm LPA position)
Context-Dependent
| Assessment | Trigger |
|---|---|
| Tree Survey (BS 5837) | Trees present/affected |
| Preliminary Ecological Appraisal | Ecological interest beyond BNG |
| Flood Risk Assessment | Flood zones 2 or 3 |
| Air Quality Assessment | Near Clean Air Zone (check LPA buffer) |
| Heritage Impact Assessment | Affecting heritage assets |
| Ground Contamination | Brownfield site |
Not Required for Minor Development
- Transport Assessment (Transport Statement may suffice)
- Energy Statement (unless LPA requests)
- Daylight/Sunlight Assessment (unless neighbour impacts)
- CAD models
Note: "Not required" means not automatically required — LPA may still request. Check Appendix B Lpa Variations.
Planning Context Checks
Before progressing, confirm:
- Site size — Under 0.5 hectares (minor threshold)
- Conservation Area — Additional requirements apply
- Listed Building — Consent requirements
- Article 4 Direction — Restrictions on PD rights
- Flood zone — Classification 1, 2, or 3
- TPOs — Tree Preservation Orders
- Neighbourhood Plan — Local policy requirements
Cross-References
- 01 Feasibility Stages — When to procure each item
- 03 Submission Requirements — How this feeds into submission
- Appendix A Suppliers — Provider details and costs
- Appendix B Lpa Variations — Authority-specific requirements