Local planning policy field guide
Birmingham City Council planning policy summary
Explore Birmingham City Council’s planning requirements for common proposals, with the local tests, application evidence and official documents gathered in one place.
AI-generated from the linked official sources; not editorially reviewed. How these summaries are prepared.
- Local answers
- 15
- Official documents cited
- 2
- Planning sections
- 12
- Sources checked
- 5 September 2026
What this guide covers
A first source-verified selection of city-wide development-management and application-evidence requirements relevant to common residential proposals. The Birmingham Development Plan, adopted area action plans, made neighbourhood plans, the policies map, site-specific guidance, Article 4 directions and other current supplementary guidance must also be checked where relevant.
Popular checks
Start with a common planning question
Section 1
Consent, policy and location
Current development plan and policy hierarchy
What current plan documents and retained policies does the authority say form the development plan, and how should conflicts or transitions be handled?
Birmingham's city-wide development plan includes the Birmingham Development Plan and the Development Management in Birmingham document, together with the adopted Aston, Newtown and Lozells, Longbridge and Bordesley Park area action plans and the made Balsall Heath neighbourhood plan where geographically relevant.
- When this answer applies
- All proposals requiring planning permission in Birmingham, with the area-specific documents applying only within their boundaries.
Details and exceptions
- The council is preparing a replacement local plan, but the official current-plan pages continue to identify the 2017 Birmingham Development Plan and the 2021 development-management document as adopted policy.
- Check the current policies map, any later made neighbourhood plan and site-specific supplementary guidance for the address.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Official adoption landing page; introduction paragraphs 1.1–1.6, printed pp.4–5
Other planning topics11
Keep these national checklist topics in mind alongside the local requirements above.
- Neighbourhood plan applicability
- Site allocations and site-specific policy
- Design codes and masterplans
- Settlement boundaries
- Countryside development
- Green Belt development
- Local separation and green-wedge designations
- Planning permission and application route
- Permitted development and local limitations
- Prior approval requirements
- Article 4 directions
Section 2
Neighbour amenity
Daylight, sunlight, overshadowing and overbearing impact
How does the authority assess daylight, sunlight, overshadowing and overbearing impact?
Policy DM10 uses a 45-degree code to protect daylight and outlook. Development should not cross a 45-degree line from the nearest window providing the main natural light to an affected habitable room; for a single-storey building the line starts at the window midpoint, while for a building of two storeys or more it starts at the quarter point.
- When this answer applies
- New residential development and extensions that may affect the main-light window of an existing dwelling.
Details and exceptions
- For an already extended neighbour, the measurement is normally taken from the nearest habitable-room window in that extension; if the extension is mainly glazed, it is applied to the original wall opening.
- Policy DM10 allows an exception only where robust evidence shows the standards are not feasible because of innovative high-quality design, site constraints, local character or viability and residential amenity would not be significantly diminished.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM10 parts 5–6 and paragraphs 4.6–4.7, printed pp.27–28
Related local appeal evidence
Neighbour living conditions
79 matched decision families in this local evidence view.
- 25 allowed
- 52 dismissed
- 2 other
Privacy, overlooking and separation
How does the authority assess privacy, overlooking and separation between buildings or amenity areas?
Policy DM10 says separation between buildings and surrounding uses should protect privacy and outlook, provide appropriate daylight and prevent undue enclosure, overshadowing, noise and disturbance; it does not set one universal city-wide separation distance in the policy.
- When this answer applies
- Residential layouts, extensions and neighbouring uses where building relationships may affect occupiers.
Details and exceptions
- The appropriate relationship remains site-specific and must be checked against the current Birmingham Design Guide and any relevant character or heritage constraints.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM10 part 3 and paragraph 4.8, printed pp.27–28; Policy DM2, printed pp.10–11
Other planning topics4
Keep these national checklist topics in mind alongside the local requirements above.
- Outlook and enclosure
- Noise and vibration
- Odour, fumes and dust
- Artificial light and glare
Section 3
Design, form and character
Other planning topics9
Keep these national checklist topics in mind alongside the local requirements above.
- Layout, siting and building lines
- Scale, height and massing
- Side spacing and terracing
- Extensions
- Roof alterations and dormers
- Outbuildings and ancillary structures
- Materials and architectural detail
- Boundaries, frontages and entrances
- Character, context and placemaking
Section 4
Residential quality and housing form
Internal space standards
What does the authority say about internal space, room size, ceiling height and storage?
Policy DM10 requires all residential development to meet the nationally described space standard, except specialist accommodation governed by Policy DM12.
- When this answer applies
- New dwellings and other residential development, excluding the specialist accommodation defined in paragraph 4.28.
Details and exceptions
- Applicants must provide supporting documentation, including an internal-space compliance statement; the policy did not apply retrospectively to applications already registered before adoption of the DMB.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM10 part 1 and paragraphs 4.4–4.5, printed pp.27–28
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 30, Residential Standards Statement, PDF pp.27–28
Private amenity space
What does the authority say about private outdoor amenity space?
Policy DM10 requires sufficient usable private outdoor amenity space appropriate to the development's scale, function and character. Its size and type are judged against likely occupancy, shape, orientation, landform and shading, and should receive sunlight for at least part of the day.
- When this answer applies
- All new residential development and proposals affecting the retained outdoor space of an existing dwelling.
Details and exceptions
- The adopted policy uses a contextual sufficiency test rather than one universal garden-area figure; garden sizes should increase where needed to address overshadowing.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM10 part 4 and paragraphs 4.9–4.10, printed pp.27–28
Accessible and adaptable homes
What does the authority say about wheelchair, accessible and adaptable housing standards or proportions?
Housing schemes of 15 or more dwellings should seek to provide at least 30% of homes to Building Regulations M4(2) accessible-and-adaptable standard unless that is shown to be financially unviable.
- When this answer applies
- Housing developments of 15 or more dwellings.
Details and exceptions
- The policy uses 'should seek to' and contains an express viability qualification; it is not a claim that every qualifying scheme will provide exactly 30%.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM10 part 2, printed p.27
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 30, Residential Standards Statement, PDF pp.27–28
Subdivision and flat conversion
What does the authority say about subdividing dwellings or converting buildings to flats?
Policy DM12 supports residential subdivision only where amenity, character, parking and highway safety remain acceptable, facilities and outdoor space suit the occupiers, the location is accessible and the intensity fits the building. The supporting text says subdivision of a house with three bedrooms or fewer will not normally receive favourable consideration.
- When this answer applies
- Conversion or subdivision of an existing property into self-contained dwellings.
Details and exceptions
- Detached properties are described as generally most suitable; semi-detached and terraced properties require especially careful assessment of adjoining occupiers.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM12 and paragraphs 4.32–4.35, printed pp.33–34
Other planning topics7
Keep these national checklist topics in mind alongside the local requirements above.
- Shared amenity and play space
- Housing mix, size and density
- Older-person, care and supported housing
- Build to rent
- Student and co-living accommodation
- Annexes and ancillary accommodation
- Infill, backland and garden development
Section 5
Movement, parking and servicing
Other planning topics10
Keep these national checklist topics in mind alongside the local requirements above.
- Access, highway safety and visibility
- Vehicle parking
- Accessible parking
- Cycle parking and storage
- Electric-vehicle charging
- Turning, emergency access and tracking
- Servicing, loading and deliveries
- Refuse and recycling storage and collection
- Active travel and public transport
- Transport impacts, mitigation and monitoring
Section 6
Heritage, archaeology and views
Other planning topics5
Keep these national checklist topics in mind alongside the local requirements above.
- Listed buildings and their setting
- Conservation areas
- Non-designated heritage assets
- Archaeology
- Historic landscapes and important views
Section 7
Nature, landscape and open space
Trees and tree preservation
What does the authority say about trees, root protection, replacement and protected-tree constraints?
Policy DM4 requires proposals to avoid tree, woodland and hedgerow loss and minimise harm. Loss or deterioration of ancient woodland or ancient or veteran trees will be refused unless wholly exceptional reasons and a suitable compensation strategy exist; proposed loss must be justified in an Arboricultural Impact Assessment.
- When this answer applies
- Development affecting trees, woodland or hedgerows, whether or not protected by a Tree Preservation Order.
Details and exceptions
- Retained trees and hedgerows require demolition and construction protection; replacement is expected on site unless justified, with off-site planting contributions potentially secured through section 106.
Sources used
- Development Management in Birmingham Development Plan Document (opens in a new tab)Development plan— Policy DM4 parts 3–5 and paragraphs 2.36–2.39, printed pp.15–16
Other planning topics9
Keep these national checklist topics in mind alongside the local requirements above.
- Hedgerows
- Ancient woodland and veteran trees
- Protected species
- Designated habitats and impact zones
- Biodiversity net gain
- Nationally designated landscapes
- Landscape character and visual impact
- Local Green Space
- Green infrastructure, open space and recreation
Section 8
Flooding, environment and climate
Other planning topics11
Keep these national checklist topics in mind alongside the local requirements above.
- Flood risk and the sequential approach
- Drainage and sustainable drainage
- Coastal change and erosion
- Contaminated land
- Land stability and mining legacy
- Air quality
- Water environment, wastewater and nutrients
- Energy, carbon and sustainable construction
- Overheating and climate resilience
- Water efficiency
- Agricultural land and soils
Section 9
Housing delivery and contributions
Other planning topics5
Keep these national checklist topics in mind alongside the local requirements above.
- Affordable housing
- Community Infrastructure Levy
- Section 106 and infrastructure contributions
- Viability
- Delivery, phasing and monitoring
Section 10
Application evidence and validation
Local validation list and core information
What does the authority say is required by its current local validation list, including forms, ownership notices, plans and core information?
Birmingham's current local information list says an application cannot be processed until the applicable national and local information is supplied; requirements vary with the proposal's type, scale, location, character and likely impacts.
- When this answer applies
- Planning applications submitted to Birmingham City Council.
Details and exceptions
- Use the application-type checklist as well as the main list, and discuss uncertain triggers before submission; not every listed item applies to every application.
Sources used
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Introduction paragraphs 1.1–1.5 and Information Requirements paragraphs 2.1–2.5, PDF pp.3–4
Design and Access and Planning Statements
What does the authority say about when a Design and Access Statement or Planning Statement is required and what it should address?
A Design and Access Statement is required for major development, listed-building consent and specified development in conservation areas. It must explain the site/context assessment, design approach, relationship to city guidance, affected heritage assets, access and other influences on the scheme.
- When this answer applies
- Major development, listed-building-consent applications, one or more new dwellings in a conservation area, and buildings creating at least 100 m² in a conservation area, subject to the listed exclusions.
Details and exceptions
- The statement should be proportionate and succinct; the checklist excludes specified condition, time-limit, reserved-matters, engineering/mining, material-change-of-use and waste applications.
Sources used
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 6, Design and Access Statement, PDF pp.7–8
Heritage and archaeology evidence
What does the authority say about when heritage statements, impact assessments, appraisals and archaeological evidence are required?
A heritage assessment is required for listed-building consent and applications affecting a designated or non-designated heritage asset or its setting. It must provide proportionate evidence of significance and effect, and include a schedule of works where the proposal directly affects the asset.
- When this answer applies
- Proposals affecting listed buildings, conservation areas, scheduled monuments, registered landscapes, archaeology and other heritage assets or their settings.
Details and exceptions
- Archaeological desk-based assessment, evaluation or recording may be needed where ground disturbance could affect archaeological interest.
Sources used
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 4, Archaeological Assessment, PDF pp.9–10; item 15, Heritage Assessment, PDF pp.20–21
Trees, landscape, ecology and BNG evidence
What does the authority say about when tree, landscape, ecological, protected-species and biodiversity-net-gain evidence is required?
Applications affecting designated nature sites, important habitats or protected species require proportionate ecological evidence. The checklist calls for an up-to-date Preliminary Ecological Appraisal, any necessary seasonal surveys, an Ecological Impact Assessment, site-specific mitigation and compensation, and evidence of biodiversity gain using an agreed metric.
- When this answer applies
- Development in or next to identified nature-conservation sites, or with potential effects on protected species, important habitats or geological features.
Details and exceptions
- Survey type and timing depend on the features and species; the checklist distinguishes validation evidence from the planning merits of the proposal.
Sources used
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 5, Biodiversity and Geological Survey and Report, PDF pp.11–13
Flood, drainage and water evidence
What does the authority say about when flood-risk, sequential-test, drainage, SuDS, water-quality and wastewater evidence is required?
A site-specific flood-risk assessment is required for development in Flood Zones 2 or 3, sites of at least one hectare in Zone 1, and specified smaller Zone 1 sites exposed to other or future flooding or critical drainage problems. The assessment must address risk to and from the site, safety, effects elsewhere and mitigation.
- When this answer applies
- Applications meeting the flood-zone, area, vulnerability or mapped-risk triggers in validation item 12.
Details and exceptions
- Minor extensions of no more than 250 m² in Flood Zones 2 or 3 can use the relevant standing-advice assessment; current flood mapping and national guidance must be used.
Sources used
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 12, Flood Risk Assessment, PDF pp.17–19
Transport, parking and travel evidence
What does the authority say about when access drawings, parking evidence, transport statements or assessments, tracking and travel plans are required?
Where parking is proposed, the local list requires a parking management plan or strategy showing existing and proposed car, accessible, electric-vehicle, motorcycle and cycle spaces, charging points, management measures and controls on likely on-street parking; a parking survey is required where pressure is significant.
- When this answer applies
- Applications proposing parking or likely to affect parking demand, with the evidence scaled to the scheme and local conditions.
Details and exceptions
- This is a submission-evidence requirement, not a statement of how much parking the proposal will be allowed; current parking standards and the site's accessibility govern that judgement.
Sources used
- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement— Item 24, Parking Management Plan/Strategy, PDF pp.24–25
Other planning topics6
Keep these national checklist topics in mind alongside the local requirements above.
- Ground and pollution evidence
- Energy, sustainability and climate evidence
- Affordable housing, viability and contributions evidence
- Construction, demolition and waste evidence
- Environmental Impact Assessment
- Fire statements and planning-gateway evidence
Section 11
Economic, community and specialist uses
Other planning topics22
Keep these national checklist topics in mind alongside the local requirements above.
- Employment sites and premises
- Retail, town centres and main-town-centre uses
- Community facilities
- Tourism and visitor accommodation
- Agriculture and farm diversification
- Rural workers' dwellings
- Equestrian development
- Traveller, Gypsy and showpeople sites
- Caravan, camping and holiday parks
- Aviation, airports and aerodrome safeguarding
- Telecommunications
- Advertisements and signage
- Shopfront design
- Solar energy
- Wind energy
- Battery energy storage
- Other renewable and low-carbon infrastructure
- Hazardous installations and pipelines
- Defence, radar and technical safeguarding
- Ports and strategic transport infrastructure
- Minerals
- Waste development
Section 12
Separate consents and private matters
Other planning topics6
Keep these national checklist topics in mind alongside the local requirements above.
- Building Regulations
- Party Wall matters
- Private rights to light
- Covenants, boundaries and ownership
- Highway licences and adoption
- Environmental and other permits
Source library
Official documents used
Every requirement above links to its supporting document and source location. Browse all of the cited Birmingham City Council sources together here.
Browse 2 cited documents
Birmingham City Council · Adopted 7 December 2021
View official document page (opens in a new tab)- Local Information Requirements for Planning Applications (opens in a new tab)Validation requirement
Birmingham City Council
View official document page (opens in a new tab)