Outline Permission - All Matters Reserved Checklist and Form
Outline Planning Applications are used if you would like us to consider the principle of development before detailed drawings are prepared but include some matters such as layout, scale, appearance, means of access and landscape.
Please download the Outline Planning Permission - All Matters Reserved Form (opens in new window)
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Please make sure your application includes all the following information, or it will be judged as invalid.
National Requirements
Forms
- Completed application form. Please supply 4 copies unless the application is submitted electronically
Plans
- A site location map – the whole of the application site must be edged in red, any adjoining land owned by the applicant must be edged in blue. The map should be to a recognisable scale (we recommend 1:1250 or 1:2500) and show the direction of North. Please supply 4 copies unless you're submitting the application electronically.
- A copy of other plans and drawings or information necessary to describe the subject of the application including a site layout (block) plan to a scale of not less than 1:200. The site layout map must show adjoining developments and adjoining developed sites. Please supply 4 copies unless you're submitting the application electronically.
Certificates
- Completed certificate of ownership – these certificates (Most commonly Certificate ‘A’ if you are the owner or certificate ‘B’ if not) must be signed and dated and the owner notified. If ownership certificate ‘B’,’C’ or ‘D’ has been completed requisite notice must be given in accordance with Article 7 of the Town and Country Planning (General Development Procedure) Order 1995
- Completed agricultural holdings certificate (part ‘A’ if none of the land relates to, or is part of an agricultural holding, part ‘B’ if the land does relate to, or forms part of an agricultural holding)
Other information
- Design and Access Statement. Please supply 4 copies unless you're submitting the application electronically.
- Details of any assistance or advice sought from a planning officer before submitting your application
- The appropriate fee
Local Requirements
Flood Risk Assessment
If your application falls within a flood risk area you will need to submit a Flood Risk Assessment. For domestic extensions, you may just need to confirm that the extension’s floor level will not be below that of the main property and that you have considered flood proofing measures.
For other forms of development particularly in high risk areas we may require a survey of the land or building by a qualified Engineer or Hydrologist showing the known or modelled probability of flooding and proposed methods of mitigation.
To find out whether your application is within a flood risk area and what sort of flood risk assessment is necessary please contact the Environment Agency on 08708 506506, enquiries@environment-agency.gov.uk or at Environment Agency website (opens in new window)
Protected Species Survey and Report
Under the Habitats Regulations 1994 it is an offence to deliberately kill, injure, take or disturb certain categories of animals. It is also an offence to pick, collect or destroy endangered plant species.
In the National Park we have a number of protected species including Bats and the Great Crested Newt. Where the presence of any of these species is likely, we will expect each planning application to be accompanied by an independent survey carried out by an appropriately qualified person. This should show whether the species have been found and if appropriate what forms of mitigation are proposed.
To protect our endangered animals and plants we will expect surveys about:
All species of bat
Barn conversions, demolition of buildings and works to existing roof spaces especially in pre-war buildings and where applications propose the felling of large ancient trees.
Otters
Where development sites include sections of riverbank and larger becks.
Floating-leaved Water Plantain
For developments affecting the lakebed and lakeshore of Derwentwater and Bassenthwaite Lake, the only two places where this species is found.
Dormouse
The Dormouse is very rare in Cumbria and only occurs in South Cumbria. Contact our Ecologists for guidance on any applications that involve clearance of woodland, scrub or hedgerows in the south of the National Park.
Please call our Ecologist Phil Taylor on 01539 792623 or Judy Clavey on 01539 792627.
Natterjacks
The Natterjack Toad has an almost entirely coastal distribution in Cumbria. Any developments affecting or within 500m of sand dunes, saltmarch, ponds and wetlands on the west coast, around the Duddon Estuary or on Subberthwaite Common may require a survey.
Whales, Dolphins and Porpoises (All species)
For all coastal engineering operations please call our Ecologist Phil Taylor on 01539 792623 or Judy Clavey on 01539 792627.
Barn Owls
Any development involving the demolition, conversion or alteration of barns and other unoccupied outbuildings.
Proposals affecting sites of National and International Nature Conservation Significance - Additional Information
These include special areas of conservation (SACs), special protection areas for birds (SPBs), Ramsar Sites and Sites of Special Scientific Interest (SSSI).
In these important nature conservation interests it is important to demonstrate that all proposals for development will not have a harmful effect on the integrity of these sites.
You can find out if your proposal falls in to one of these designated areas looking at:
- Nature on the map (opens in new window)
- Joint Nature Conservation Committee (opens in new window)
If your proposal lies either within one of these sites or contiguous to it, or within 30 metres of a tributary or a watercourse that flows into one of these areas then you will need to demonstrate that either the siting of your proposal has been chosen to avoid any significant effect or that an appropriate method of construction has been chosen to avoid any harm to the designated area.
Typically, this would involve you submitting a Method Statement with your application to show how damage from chemical storage or pollution from dust and debris would be avoided during construction. In relation to the construction of jetties for example this would involve ensuring that all cutting of timber and the storage of building materials takes place away from the application site and that the timber should be untreated, either native hardwood or European larch.
For developments alongside rivers and lakes it would be necessary to describe what protective measures are to be taken to make sure that building materials are kept away from the site and that there will be no spillage from chemicals, concrete etc into the lake or river environment.
Septic Tanks and Non-Mains Drainage Additional Information
If you are proposing to install either a new septic tank or other non-mains drainage facility then we will require you to submit full details of both, including location, size, capacity and the results of percolation tests.
Tree Surveys and Arboricultural Assessment
If your proposal lies within 15 metres of any tree or trees you must indicate on a plan: the location of the tree(s), the extent of the crown, the stem diameter and whether you intend any to be felled. An assessment of the health and condition of the trees will also be required. You may also need to provide a method statement showing how you intend to protect the trees during any construction works. A competent person should carry out these surveys based upon the best practice guidance given in BS5837:2005. Also if the access to the site is within 15 metres of trees please include this information in any survey.
You can check whether your proposal:
- falls within a Conservation Area by looking at our Conservation Areas Maps (opens Document Library)
- will be close to a Tree Preservation Order by using our Tree Preservation Search
Hedgerows
Certain hedgerows in the UK are protected by legislation and their removal without the prior approval of the authority is prohibited. Please mark any boundary hedges within the development site on the plan.
What trees or hedges could influence development?
- Any hedge over 30 years old
- Trees of moderate or high quality for arboricultural, landscape or cultural value (including veteran trees, ancient trees, trees with a stem diameter in excess of 150mm or trees classified as category A and B quality in BS5837 – see Table 1 - Cascade Chart for Tree Quality Assessment (opens Document Library)
The full BS5837 document is available to buy online at British Standards Association (opens in new window).
