Major Development Applications

(10+ units or, if units unknown, a site area of 0.5 hectares or more)

Required item	Standard Expected
National requirements	Completed forms: All questions answered, appropriate ownership certificate and declaration signed and dated Application fee: link Location Plan: Scale 1:1250 or 1:2500 with the site outlined in red and other owned land in blue.
Location plan	Ordnance Survey based Scale 1:1250 or 1:2500 Site clearly outlined with a red line Any other land owned by the applicant outlined with a blue line Two named public roads and surrounding buildings North point A scale bar
Site Layout or Block plan	Scale 1:200 or 1:500 for larger sites North point All existing buildings on the site All proposed buildings or extensions Roof plan (where roof is being altered) Site access details Roads, footpaths, and / or any public rights of way crossing or adjoining the site Parking spaces Boundary treatments Extent of any hard landscaping and drainage provision Trees and significant landscaping features on or neighbouring land where the roots or canopy spread over the site area Unique drawing reference(s)
Full existing elevations and floor plans of property	Scale 1:50 or 1:100 Scale bar Room labels Unique drawing reference(s) Green Belt development - full volume calculations of existing building(s) are required
Full proposed elevations and floor plans of property	Scale 1:50 or 1:100 Scale bar Room labels Unique drawing reference(s) Green Belt development - full volume calculations of proposed development are required
Proposed Section plans	Scale 1:50 or 1:100 Scale bar Unique drawing reference(s)
Street scene plans	Scale 1:100 or 1:200 Scale bar Unique drawing reference(s)
Roof plan	Scale 1:100 or 1:200 Scale bar Unique drawing reference(s)
Photographs	Document of relevant photos
CIL Forms Click here	Form 1 Form 2 where CIL is liable (indicated in Form 1)
Biodiversity Net Gain (BNG) Click here	BNG metric and condition assessment – click here Scaled site plan showing on-site habitat and any irreplaceable habitat Date of assessment Degradation statement Exempt development - formal justification statement with evidence where necessary (if not declared in application form or clear in plans / photos)
Design and Access Statement	Justify the design approach and accessibility of a development. It must cover the site’s context, design principles (amount, layout, scale, landscaping, appearance), and access arrangements for all users, policy context and how the proposal fits its surroundings
Correct Fee	Planning Portal Fee Calculator

Documents required:

Document	What is required	When it is required
Schedule of Development	detailed schedule of the number and types of residential units proposed	Complex, phased and major development
Schedule of Plans and Documents	All submitted drawings, plans, documents with references / drawing numbers, revisions and dates	All developments
Essex SUDS Water Quantity and Quality Proforma	Complete LLFA Technical Assessment Proforma available here	All full and outline developments For further information on the LLFA’s Local Standards refer to the SuDS Design Guide for Essex Sustainable Drainage Systems (SuDS) Design Guide for Essex - Supporting Sustainable Development and contact SUDS planning advice form
Sustainable Drainage (SuDS) Strategy	Demonstrate how surface water will be managed to reduce flood risk A detailed design scheme for a Sustainable Drainage System (SuDS) should be submitted.	All developments (evidence required where SuDS would be inappropriate)
Flood Risk Assessment	The level of detail will depend on what flood zone the site is in, and the nature of the development. For larger or more vulnerable developments, it is likely that the flood risk assessment will need to be produced by a Specialist Flood Risk Consultant.	within flood zones 2 / 3 or at risk of surface water more than 1 hectare (ha) in flood zone 1 less than 1 ha in flood zone 1, which includes a change of use in development type to a more vulnerable class, and could be affected by flooding from any other source (e.g. surface water, groundwater, sewers / drainage systems, reservoirs) within 20 metres of any watercourse adjacent to or including, any flood bank or other flood control structure for more information on Flood Risk Assessments and the Environment Agency’s standing advice - link
Affordable Housing Statement	Confirmation of policy compliant provision of on-site affordable housing, details of off-site provision, or details of the ‘exceptional circumstances’, including high level initial viability appraisal and proposed contribution figure where financial contributions are sought to be made. Note: This statement is public. Any private financial data should be provided in a clear, separate marked document so that it can be made sensitive but remains an up-front requirement.	All development of 10 or more net residential units
Biodiversity and ecology surveys and reports	Ecological information should be submitted at the same time as the full or outline planning application as follows: An Ecological Impact Assessment (EcIA) in accordance with the EcIA guidelines from CIEEM. Inform or incorporate Preliminary Ecological Appraisal (PEA) into the EcIA in accordance with PEA guidelines from CIEEM. Surveys should be undertaken for protected species and priority species / habitats were identified as necessary through the PEA process - identify impact and propose mitigation where proposals are likely to affect	Any development where there is a potential impact on biodiversity
Parking Assessment	Justify the level of parking proposed with the development and should include: surveys of parking capacity and occupancy levels on surrounding streets and parking areas; consideration of likely trip generation and parking accumulations for the proposed development with supporting evidence; and details of how the parking will be managed and how that will mitigate any under or over provision. The Essex Parking Guidance 2024 comprises two parts: Part 1 (click here) – for most development applications across Essex - this guidance provides the foundations for part 2. Part 2 (click here) – for Garden Communities and Large Scale Developments – this part is focused on outcomes for sustainable growth to create quality places. This guidance is accompanied by a connectivity tool spreadsheet	All developments
Draft Travel Plan	Travel Plans are long term management strategies providing a framework for managing travel needs, transport issues and promoting travel choice. Developing a Travel Plan can help to reduce the use of the private car, which in turn helps to tackle localised congestion, reduce air pollution and mitigating environmental impacts.	Section 5.8. Sustainable Travel Planning of the ECC Developers' Guide to Infrastructure Contributions (February 2026) provides more guidance on the thresholds and content of Travel Plans provides more guidance on the thresholds and content of Travel Plans The Travel Plan will also be subject to an annual monitoring fee, dependent upon dwelling numbers. Travel Plans are also required for employment sites (50 employees+) and schools.
Transport Assessment / Statement	The Transport Assessment (TA) will identify the sustainable transport measures and highway mitigation measures necessary to mitigate the residual impact of the development traffic to ensure there is no detrimental impact on the safety and capacity of the highway network.	Developments that generate significant traffic or movement
Refuse and Recycling Plan	A plan that indicates the location of bin storage and provides details of the size of bins and the design and materials of any proposed bin enclosure.	All developments that include single-family dwelling houses more than 25m from the highway or flats.
Arboricultural Impact Assessment (AIA)	To include: Tree survey Tree Constraints Plan Method Statement Tree Protection Plan	All development where: Site is near or adjacent existing trees Protected trees or conservation areas are involved Construction could affect roots, canopies or soil conditions
Health Impact Assessment	The Health Impact Assessment (HIA) must assess how the development affects health and wellbeing, including how it promotes healthy lifestyles, supports inclusivity and accessibility, and helps reduce health inequalities. It must also assess impacts on existing health services and facilities and include recommendations to enhance positive outcomes and avoid or minimise negative ones.	Residential developments of 50+ units
Contamination Assessment	Assess potential for the presence of contamination, associated risks and potential of site to be designated as contaminated land.	Where the site is known or suspected of being or including contaminated land
Noise Impact Assessment	The noise impact assessment should identify and quantify the potential sources of noise generation, and how these may have a negative effect on local amenity. The assessment should also outline how the developer intends to mitigate any adverse issues identified by the assessment such that internal and external noise levels meet national guidance criteria. A noise impact assessment must be prepared by a qualified acoustician. The report should include details of any mitigation measures required	Proposed residential uses near existing noise sources, such as roads, railways and commercial premises OR proposals for development likely to generate noise affecting existing noise-sensitive areas
Heritage Statement	Describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the importance of the asset. Should include: Assess heritage significance – maps, photos, documents and other historical details Assess the impact – explain how the development would affect the asset and its setting Set out any mitigation – demonstrate the measures to preserve the asset and its setting such as details of materials and construction techniques Statement of justification for those works	Applications affecting, or within the setting of a: conservation area listed building or structure other heritage asset
Archaeological Assessment	Desk-based assessment, geophysical assessment or evaluation works assessing the extent and significance of archaeological deposits within the application site.	Developments within the setting of ancient monuments, or other archaeological constraints
Air Quality Assessment	Indicate the change in air quality resulting from the proposed development and outlining appropriate mitigation measures as necessary. For further information refer to the Essex Air Quality Consortium and the Essex Air Quality Strategy July 2025.	May be required for proposals that would: Include housing and is within or adjoining an Air Quality Management Area Require an Environmental Statement Require a Transport Assessment Result in increased traffic congestion, or create a change in traffic volumes or vehicle speed Significantly alter the traffic composition in an area (i.e. bus stations, HGV Parks etc.) Include new car parking (>300 spaces) or coach / lorry parks Effect sensitive areas such as ecological sites, or areas previously defined as having poor air quality (including Air Quality Management Areas)
Statement of Community Involvement	Details of how the community has been involved in the preparation of the planning application and the steps that have been taken to encourage this involvement.	All developments
Lighting Assessment	Assessment covering – light spillage; illumination details; impact to highway and nearby dwellings etc	All developments including schemes involving floodlighting
Daylight Sunlight Assessment	The Daylight Sunlight Assessment should use BRE (Building Research Establishment) guidelines.	Required for the following: proposals where there is potential adverse impact upon current levels of daylight/sunlight enjoyed by adjoining properties or buildings including associated gardens or amenity space to determine the quality of light within new units
Energy Strategy	An Energy Statement demonstrates how your proposed development minimises energy demand, reduces carbon emissions, and incorporates renewable technologies.	All major developments