Small site planning fast track

Small site planning checklist

This is a fast-track checklist for experienced developers. If you need detailed explanations, see the full guides linked throughout.

Before application

Permitted development check

• ☐ Checked if proposal qualifies as permitted development (prior approval)
• ☐ Checked for Article 4 directions removing PD rights
• ☐ If PD applies, submit prior approval application (not full planning)

Site constraints

• ☐ Checked local plan designations (such as housing, green belt)
• ☐ Checked conservation area / listed building status
• ☐ Checked Tree Preservation Orders
• ☐ Checked flood zone (use EA flood map)
• ☐ Checked nutrient neutrality catchment (27 catchments)

Application documents

Always required

• ☐ Completed application form (online via Planning Portal)
• ☐ Location plan (1:1250/1:2500) - red line site, blue line other ownership
• ☐ Site plan (1:200/1:500)
• ☐ Floor plans and elevations
• ☐ Ownership certificate (A, B, C or D)
• ☐ Agricultural holdings certificate
• ☐ Correct fee paid

Often required (check local validation list)

• ☐ Planning statement
• ☐ Design and Access Statement (if in conservation area)
• ☐ Biodiversity Gain Plan and metric
• ☐ Tree survey (if trees on/adjacent to site)
• ☐ Flood Risk Assessment (if in flood zone or >1ha)
• ☐ Nutrient Neutrality Statement (if in affected catchment)

Biodiversity net gain

Exemption check

• ☐ Self-build for own occupation → exempt
• ☐ Householder application → exempt
• ☐ Impact under 25sqm habitat AND under 5m linear habitat AND no priority habitat affected → exempt (de minimis)
• ☐ Site of 0.2ha or under → exemption confirmed 15 April 2026 but NOT yet in force (expected ~end July 2026, with a priority-habitat carve-out) - until then BNG still applies

If BNG applies

• ☐ Baseline survey completed (within 2 years)
• ☐ Small Sites Metric completed
• ☐ Post-development biodiversity value calculated
• ☐ 10% net gain achieved (on-site preferred)
• ☐ Biodiversity Gain Plan prepared

Key timescales

Before starting work

• ☐ All pre-commencement conditions discharged IN WRITING
• ☐ CIL Assumption of Liability submitted
• ☐ CIL exemptions claimed (if applicable)
• ☐ Commencement Notice submitted (CIL)
• ☐ Party wall notices served (if applicable)
• ☐ Building control application/notice submitted

Full guides

For detailed guidance on any of these topics: