Local planning policy field guide
Dorset Council planning policy summary
Explore Dorset 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
- 14
- Official documents cited
- 2
- Planning sections
- 12
- Sources checked
- 5 September 2026
What this guide covers
A first source-verified selection of current application-evidence requirements for common proposals across the Dorset Council planning area. The operative development plan varies between the former Christchurch and East Dorset, North Dorset, Purbeck, West Dorset and Weymouth and Portland areas; Swanage, minerals, waste, neighbourhood-plan, allocation, saved-policy and mapped requirements 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?
Dorset has not yet replaced its inherited development plans with one Dorset-wide local plan. The applicable plan depends on whether the site is in the former Christchurch and East Dorset, North Dorset, Purbeck, West Dorset and Weymouth and Portland, or Swanage plan area, alongside minerals, waste and made neighbourhood-plan documents.
- When this answer applies
- All applications in Dorset Council's planning area, using the former authority and any neighbourhood-plan or site-allocation boundary for the address.
Details and exceptions
- The Purbeck Local Plan 2018–2034 was adopted on 18 July 2024; the other principal inherited plans date from 2014–2017 and some saved older policies remain.
- The emerging Dorset Council Local Plan is not yet the adopted replacement.
Sources used
- Adopted Local Plans (opens in a new tab)Plan status— Adopted Local Plans page, area-by-area adopted document list and emerging Dorset Council Local Plan notice
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?
A daylight and sunlight assessment is required where a proposal is likely to adversely affect sunlight or daylight enjoyed by occupiers or users of the site, adjoining buildings or their gardens and amenity areas; the checklist directs assessment to current BRE guidance.
- When this answer applies
- Applications with a likely adverse daylight, sunlight or overshadowing effect on existing or proposed accommodation or outdoor amenity.
Details and exceptions
- This is an evidence trigger, not a universal 45-degree planning test, and private rights to light are a separate legal matter.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 21, Daylight/sunlight assessment, printed p.34 (PDF p.35)
Related local appeal evidence
Neighbour living conditions
51 matched decision families in this local evidence view.
- 15 allowed
- 37 dismissed
Noise and vibration
What does the authority say about tests, limits, evidence and mitigation for noise and vibration?
A noise assessment is required for proposals that may generate noise, alone or cumulatively, and affect sensitive receptors. Domestic air-source heat pumps and air-conditioning units must at least provide manufacturer sound-power data, receptor calculations, mitigation and scaled siting details.
- When this answer applies
- Noise-generating development, including domestic heat pumps or air-conditioning, close to homes or other sensitive receptors.
Details and exceptions
- The council may request a detailed report; non-domestic assessments should be prepared by a suitably qualified acoustician.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 34, Noise assessment, printed p.54 (PDF p.55)
Other planning topics4
Keep these national checklist topics in mind alongside the local requirements above.
- Outlook and enclosure
- Privacy, overlooking and separation
- 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
Other planning topics12
Keep these national checklist topics in mind alongside the local requirements above.
- Internal space standards
- Private amenity space
- Shared amenity and play space
- Accessible and adaptable homes
- Housing mix, size and density
- Older-person, care and supported housing
- Build to rent
- Student and co-living accommodation
- Annexes and ancillary accommodation
- Subdivision and flat conversion
- HMOs and room-based shared housing
- 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?
Where trees or hedges on or adjacent to the site could influence or be affected by development, they must be accurately plotted with reference, species, stem diameter at 1.5 m and retention or removal status. Further BS5837 survey, impact, method and protection information is required where triggered.
- When this answer applies
- Development within the falling distance or influence of trees or hedges, or affecting landscape-important or protected trees.
Details and exceptions
- For protected or TPO trees that may be affected, the fuller information is required in every case; a survey is reusable only if no more than two years old and relevant conditions have not changed.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 45, Tree survey and arboricultural information, printed pp.64–65 (PDF pp.65–66)
Protected species
What does the authority say about surveys, avoidance, mitigation and licensing-related planning considerations for protected species?
Full, householder, outline, reserved-matters, technical-details-consent and listed-building applications must use the current Dorset biodiversity checklist to establish whether species or habitat surveys are required; any survey identified by the checklist must be submitted at validation.
- When this answer applies
- The listed application types where buildings, habitats or works may affect protected species or ecological features.
Details and exceptions
- Seasonal constraints do not justify validating without a required survey; the council says an application missing it may be closed and the fee returned less any applicable portal charge.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 23, Ecological surveys and reports and protected habitat sites, printed pp.35–37 (PDF pp.36–38)
Designated habitats and impact zones
What does the authority say about designated habitats, ecological networks, consultation zones and strategic mitigation areas?
Potential direct effects on a SAC, SPA, Ramsar site or SSSI require an Ecological Impact Assessment or, where EIA applies, an Environmental Statement. New overnight accommodation within Dorset and the New Forest's 13.8 km zone requires a financial contribution, with schemes of around 200 homes or more also expected to address the wider 15 km zone.
- When this answer applies
- Development affecting a designated habitat or within an identified Dorset or New Forest mitigation zone.
Details and exceptions
- The mechanism and mitigation vary by former district and protected site; Dorset Heathlands, Poole Harbour and Chesil and the Fleet have separate current strategies or guidance.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 23, Protected habitat sites and New Forest mitigation-zone requirements, printed pp.36–37 (PDF pp.37–38)
Biodiversity net gain
What does the authority say about biodiversity-net-gain metrics, percentages, exemptions, delivery and monitoring?
Dorset's checklist explains that mandatory biodiversity net gain applies to development unless an exemption or transition applies and that secured habitat gain must be maintained for at least 30 years.
- When this answer applies
- Planning applications subject to the statutory biodiversity gain condition, including outline and multiphase development and technical-details consent following permission in principle.
Details and exceptions
- This statutory requirement does not replace duties for protected species or designated habitats; the current national exemptions and commencement rules must be checked.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 24, Biodiversity Net Gain, printed pp.38–40 (PDF pp.39–41)
Other planning topics6
Keep these national checklist topics in mind alongside the local requirements above.
- Hedgerows
- Ancient woodland and veteran trees
- Nationally designated landscapes
- Landscape character and visual impact
- Local Green Space
- Green infrastructure, open space and recreation
Section 8
Flooding, environment and climate
Drainage and sustainable drainage
What does the authority say about surface-water hierarchy, runoff, attenuation, SuDS, adoption and maintenance?
Relevant major development must provide surface-water and foul-drainage assessment. The drainage hierarchy is infiltration, then a surface-water body, then a surface-water sewer and lastly a combined sewer, with sustainable drainage encouraged and existing and proposed routes, rates, volumes and maintenance addressed.
- When this answer applies
- Major development and other proposals where new buildings, hardstanding, parking or non-mains drainage could materially alter runoff or drainage risk.
Details and exceptions
- Coastal and unstable-land sites must show that discharge will not worsen instability; where no mains connection is available, suitability and environmental and amenity effects of non-mains drainage must be demonstrated.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 42, Surface water and foul drainage assessment, printed pp.59–60 (PDF pp.60–61)
Other planning topics10
Keep these national checklist topics in mind alongside the local requirements above.
- Flood risk and the sequential approach
- 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
Community Infrastructure Levy
What does the authority say about where CIL applies, published rates and indexation, exemptions and process?
CIL charging applies only in parts of Dorset and to specified development. The additional CIL information form is required where a proposal may be liable; a householder proposal is normally outside CIL unless it creates a residential annexe.
- When this answer applies
- Development within a charging-schedule area that may create chargeable floorspace or another liable form of development.
Details and exceptions
- Charging schedules and rates vary geographically, and exemption or relief procedures and timing must be followed separately from obtaining planning permission.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 20, Community Infrastructure Levy information, printed pp.33–34 (PDF pp.34–35)
Other planning topics4
Keep these national checklist topics in mind alongside the local requirements above.
- Affordable housing
- 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?
Dorset's adopted 2 February 2026 validation list requires the correct application form, fee, national information and any locally triggered plans, statements or assessments before an application is valid.
- When this answer applies
- Planning and related applications submitted to Dorset Council.
Details and exceptions
- The applicable items depend on application type, location and likely effects; an invalid submission is not registered until the missing information is supplied.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Cover, adoption date and sections 1–4, PDF pp.1–12
Heritage and archaeology evidence
What does the authority say about when heritage statements, impact assessments, appraisals and archaeological evidence are required?
A heritage statement is required where an application affects or may affect a designated or non-designated heritage asset, archaeology, historic feature or its setting. It must proportionately identify significance, explain the proposal and context, and assess effects on significance and setting.
- When this answer applies
- Listed buildings, conservation areas, scheduled monuments, registered parks and gardens, locally identified assets, unscheduled archaeology and other historic features.
Details and exceptions
- The evidence should use the Historic Environment Record and be proportionate to the asset and impact; additional field evaluation may be necessary for archaeology.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 26, Heritage statement, printed pp.43–44 (PDF pp.44–45)
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?
A liable application must provide Dorset's BNG Statement, the applicable metric, baseline and proposed habitat plans, information on the biodiversity hierarchy and delivery route, and proposed section 106 heads where significant on-site or off-site gain or credits may need securing.
- When this answer applies
- Development subject to mandatory biodiversity net gain.
Details and exceptions
- The full statutory metric or Small Sites Metric must match eligibility, and outline and phased applications must demonstrate a workable whole-scheme approach.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 24, Biodiversity Net Gain validation information, printed pp.38–40 (PDF pp.39–41)
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 all proposals in Flood Zones 2 or 3, Zone 1 sites of at least 1 ha, and smaller Zone 1 sites with specified surface-water, groundwater, reservoir, drainage or future flood-risk triggers.
- When this answer applies
- Development meeting a flood-zone, site-area, mapped-risk, strategic future-flood or Environment Agency critical-drainage trigger.
Details and exceptions
- A first-floor householder extension wholly over the existing footprint is identified as not requiring an FRA; sequential and exception tests are required where relevant under current national policy.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 25, Flood risk assessment, printed pp.40–41 (PDF pp.41–42)
Affordable housing, viability and contributions evidence
What does the authority say about when affordable-housing, CIL, section 106 and viability forms, calculations or evidence are required?
Where policy requires affordable housing, the application must state the number, mix, floor area, location and tenure. A viability case for reduced provision requires viability evidence, and a rural-exception proposal requires evidence of need and location.
- When this answer applies
- Housing proposals that trigger affordable-housing policy, seek a rural-exception route or propose a viability departure.
Details and exceptions
- For an agreed commuted sum on a scheme of nine homes or fewer, the council calculator pro forma and supporting information are required; the applicable threshold and tenure mix still depend on the former-area plan and current national policy.
Sources used
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement— Paragraph 14, Affordable housing statement and viability information, printed p.29 (PDF p.30)
Other planning topics7
Keep these national checklist topics in mind alongside the local requirements above.
- Design and Access and Planning Statements
- Transport, parking and travel evidence
- Ground and pollution evidence
- Energy, sustainability and climate 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 Dorset Council sources together here.
Browse 2 cited documents
- Adopted Local Plans (opens in a new tab)Plan status
Dorset Council
- Planning Applications: National and Local List of Validation Requirements (opens in a new tab)Validation requirement
Dorset Council · Adopted 2 February 2026
View official document page (opens in a new tab)