Advice on planning application supporting documents

All applications for development which creates new floorspace and/or proposals which involve extensive works to retrofit existing buildings to improve their environmental performance must be supported by a Sustainable Design Statement.

This statement must explain how proposals have positively addressed the sustainable design principles in the City Plan to ensure new buildings are durable, adaptable and limit long-term resource use, including water and energy consumption. This should address the principles in Policy 38 Part D, as well as related policy (in particular Policies 34 Green Infrastructure and Policy 36 Energy) and advice in our adopted Environmental SPD.

Guidance

The level of detail within your statement will depend on the size and nature of proposals. It should summarise how you have addressed policy and issues relevant to the proposal, outlining proposed design measures to mitigate and adapt to climate change which may include the following:

• choice of building materials, for example use of robust, local or sustainably sourced materials, avoiding materials with high embodied carbon content
• circular economy and recycling, for example reuse and refurbishment to prevent unnecessary demolition, reusing building fabric or recycling materials on site where possible and addressing waste management issues
• water efficiency, for example incorporation of water saving devices and conservation measures through rainwater harvesting and greywater recycling
• design to reduce energy demand, summary of approach including consideration given to energy efficient design (insulation, high thermal mass and so on) and the use passive ventilation to minimise need for mechanical plant (light wells, ventilation shafts, openable windows and solar shading)
• energy efficient services, technologies and renewable energy generation, for example use of energy efficient plant and light installations, use of fossil fuel-free technology to supply heating and power, including low and zero carbon technologies (air source heat pumps, photovoltaic cells, solar thermals, heat pumps) where possible
• adaptable and future proof design, ensure buildings are adaptable and durable and resilient and allow for connection to future services
• urban greening and biodiversity, demonstrate proposals have been designed to protect existing trees and habitats, maximise urban greening (for example green roofs, trees and planters) and deliver biodiversity net gain, where feasible

It should not duplicate but may summarise or cross-reference other statements, where provided/relevant and should identify where design measures will address other local environmental needs and policy, such as mitigating flooding, overheating and improving air quality.

Where incorporated within a design and access or other statement, there should be a distinct and clearly identified section covering sustainable design issues.

Sustainability Standards

You should cross reference or set out details of any sustainability standards you are pursuing and potential carbon emissions savings you are targeting, where applicable.

We require submission of a BREEAM pre-assessment for the following:

• non-domestic development creating 500sqm (GIA) or greater. This includes all non-residential developments (including conversions, extensions, and changes of use) of 500 sqm or more.

• conversions or extensions which create 500sqm (GIA) or five or more residential units.

Commercial development should achieve at least the BREEAM
excellent standard for the ‘Wat 01’ water category or equivalent. In addition, all new residential developments must show that they are capable of achieving maximum internal water use of 105 litres per person/day and additional 5 litres person/day for external water use.

For major development a wider range of supporting documents and technical information are required as set out in the full validation list.

Householder Applications

We have prepared a sustainable design statement template as a guide for those preparing sustainable design statements to accompany Householder applications.

Read more about some common retrofit measures and the need for planning permission.

Historic Building Retrofit

For retrofit proposals involving heritage assets or buildings of traditional construction, your sustainable design statement must demonstrate a tailored and sensitive approach, cross referencing the heritage statement where provided and setting out how you have followed the advice in our Environmental SPD. 

See further guidance on historic building retrofit