Local planning policy field guide

North Somerset planning policy summary

Explore North Somerset 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.

Browse requirements Open source documents

Local landmarks mark North Somerset.

Local answers: 50
Official documents cited: 15
Planning sections: 12
Sources checked: 4 September 2026

What this guide covers

Current North Somerset-wide adopted policy, supplementary guidance and local validation material relevant to common residential and householder proposals. Address-specific designations, made neighbourhood-plan detail, the emerging Local Plan 2041, national-law updates and unverified specialist topics are outside the verified answer set.

Popular checks

Start with a common planning question

Neighbour amenityDaylight and neighboursCheck daylight, separation and privacy guidance.Open requirement
DesignDesign and characterReview scale, materials, extensions and local character.Open requirement
LocationGreen BeltCheck local thresholds for extensions and replacement buildings.Open requirement

Section 1

Local requirement

Green Belt development

What does the authority say about development in the Green Belt?

For a Green Belt extension or alteration, Policy DM12 says cumulative additions are not normally disproportionate where they do not exceed 50% of the gross floor area of the original building. A replacement building no more than 50% larger is normally not materially larger.

When this answer applies: Only where the site is in the Green Belt. “Original” means the building as it existed on 26 July 1985, or as first built if later.

Details and exceptions

The 50% figure is not an automatic permission or pass: openness, bulk, height, floorspace, siting, overall scale, landscape impact, lighting and plot size still matter.
The calculation is cumulative and the residential guide explains what is included in original and proposed gross floor area.
Use the council’s Policies Map to confirm whether a particular address is in the Green Belt.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM12, PDF pages 33–34 (printed pages 32–33)
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Section 4, PDF pages 14–15

Related local appeal evidence

Green Belt inappropriateness

9 matched decision families in this local evidence view.

0 allowed
9 dismissed

Compare green belt inappropriateness appeal decisions

Neighbour amenity

Local requirement

Daylight, sunlight, overshadowing and overbearing impact

How does the authority assess daylight, sunlight, overshadowing and overbearing impact?

The residential guide uses a two-stage 45-degree test. If an extension crosses the 45-degree line in both plan and elevation, the guide says it is likely to be detrimental and will normally be refused; crossing only one line is unlikely by itself to cause significant harm.

When this answer applies: Residential buildings and extensions at right angles to the nearest affected ground-floor habitable-room window. The test is not used for an extension directly opposite a window, and secondary habitable-room windows do not normally receive the same protection.

Details and exceptions

Stage 1 draws a 45-degree line in plan from the centre of the nearest affected window; Stage 2 repeats it in elevation and must show level changes.
For a fully glazed patio door, the elevation point is its centre 1.6 metres above ground-floor level. Stage 2 does not apply to a dormer that does not project beyond the main front wall.
A conservatory may receive a more relaxed assessment because it transmits light. Detached structures may be tested where appropriate.
Compliance does not override the separate cumulative or “tunnelling” judgement, and this is supplementary guidance rather than a universal statutory rule.

Sources used

Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Sections 2, 2.1, 2.1.1 and 2.1.2, PDF pages 2–4
Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Section 2.1.3, PDF page 5
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF page 78 (printed page 77)

Related local appeal evidence

Neighbour living conditions

17 matched decision families in this local evidence view.

4 allowed
13 dismissed

Compare neighbour living conditions appeal decisions

Policy guidance

Outlook and enclosure

How does the authority assess outlook, enclosure or an oppressive sense of enclosure?

Policy DM32 says layout should not prejudice neighbours’ living conditions through overbearing impact. The residential guide also considers a cumulative “tunnelling” effect even where an extension passes the 45-degree test; it gives no universal fixed outlook distance.

When this answer applies: Existing and proposed occupiers where the siting, scale or cumulative relationship of development could create an overbearing or enclosing effect.

Details and exceptions

A private view is not protected merely because development changes it; the guide distinguishes that from a publicly important view.
The judgement remains site-specific and includes levels, building form and the combined relationship with existing development.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF pages 77–78 (printed pages 76–77)
Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Sections 2.1.3 and 2.3, PDF page 5

Local requirement

Privacy, overlooking and separation

How does the authority assess privacy, overlooking and separation between buildings or amenity areas?

The residential guide normally expects at least 21 metres between a proposed upper-floor window and an existing habitable-room window, and at least 7 metres between a proposed upper-floor window and the rear boundary of a neighbouring rear garden. Failure of either test will normally lead to refusal.

When this answer applies: Residential windows and gardens where a proposal may cause material overlooking. Both distances are measured horizontally on the ground or plan.

Details and exceptions

A separate outlook test expects at least 12 metres between a two-storey side wall and a main elevation containing windows. A shorter distance is normally treated as significant and refused, and level changes may require more.
Changes in ground level may require greater distances; existing vegetation alone is not normally a sufficient privacy safeguard.
Balconies and raised platforms may need greater separation. Screens can sometimes help but may introduce visual or noise effects.
Obscure glazing is not appropriate for the main or only window of a habitable room. Where used, the guide expects at least Pilkington privacy level 3 and any openable part at least 1.7 metres above the room floor; high-level windows and rooflights are also normally 1.7 metres.

Sources used

Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Section 2.2, PDF page 5
Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Sections 3.1 and 3.2, PDF pages 6–7
Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Sections 3.3 and 4.1, PDF pages 8–9
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF page 78 (printed page 77)

Local requirement

Noise and vibration

What does the authority say about tests, limits, evidence and mitigation for noise and vibration?

The local validation list requires a Noise Impact Assessment for noise-sensitive development beside major transport or other significant noise sources, and for uses likely to generate significant noise beside existing sensitive uses.

When this answer applies: Examples include housing near rail or air transport or licensed premises, and B2 or B8 development near housing. The list says the assessment is not required for householder development.

Details and exceptions

This is an application-information trigger, not a published local decibel limit or a finding that a proposal is acceptable.
The local validation list addresses noise but sets no general vibration threshold.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 27 “Noise Impact Assessment”, PDF page 7

Local requirement

Artificial light and glare

What does the authority say about tests or controls for artificial light, glare and light spill?

Policy DM32 says lighting should not be obtrusive, demonstrably harm neighbours, significantly increase sky glow, cause glare or light trespass, or harm biodiversity. In Bat SAC cases, the 2026 guidance says lux plans may still be requested to show spill below 0.4 lux vertically and 0.2 lux horizontally on suitable surrounding habitat.

When this answer applies: All lighting schemes under DM32; the numerical lux figures are specifically for potential horseshoe-bat habitat effects, including some sites where the full bat activity-survey protocol does not apply.

Details and exceptions

The local list requires a Lighting Assessment for floodlighting other than small-scale domestic lighting.
The bat figures are not a general residential amenity limit.
The bats SPD has a 12-month transition, so the applicable version depends on when qualifying surveys or monitoring were completed.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF page 79 (printed page 78)
North Somerset and Mendip Bats SAC Supplementary Planning Document - April 2026 (opens in a new tab)SPD guidance— Section A7.4, PDF page 8
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 26 “Lighting Assessment”, PDF page 6

Design, form and character

Policy guidance

Layout, siting and building lines

What does the authority say about layout, siting, orientation and building lines?

Policy DM32 assesses siting, levels, density, form and integration with streets, paths and local development patterns. The residential guide says established building lines should be respected and extensions or outbuildings that break them will not normally be allowed where they harm the street scene or an area’s open character.

When this answer applies: New development, extensions and outbuildings; the weight of an established building line depends on the site and public visibility.

Details and exceptions

The cited guidance sets no district-wide numerical front setback.
Small front additions may be possible where they reflect the house and neighbouring properties.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF pages 77–78 (printed pages 76–77)
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Sections 3.3, 3.3.1 and 3.3.2, PDF pages 8–9

Policy guidance

Scale, height and massing

How does the authority assess scale, height, bulk and massing?

Policy DM32 assesses whether scale, height and massing fit the site and surroundings. For house extensions and outbuildings, the residential guide says overly large development that harms the visual quality of an area will not be granted permission.

When this answer applies: New development, house extensions and outbuildings, read in context with the existing building, street scene and landscape.

Details and exceptions

A 400 mm first-floor setback and matching ridge drop is described only as one way an extension could be made subordinate; it is not a universal minimum.
Green Belt proposals have an additional, separate proportionality and openness assessment.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF page 77 (printed page 76)
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Sections 3.1 and 3.1.2, PDF pages 4–5

Local requirement

Side spacing and terracing

What does the authority say about side gaps, spacing and avoiding a terracing effect?

For a two-storey side extension—or a single-storey side extension to a bungalow—near an adjoining boundary, the residential guide says it should be set back and leave at least 1 metre between the extension and the site boundary to avoid a cramped terracing effect.

When this answer applies: Only the stated side-extension situations near a boundary; it is not a universal separation distance for every building or storey.

Details and exceptions

The gap can also maintain rear access.
Neighbour amenity, design, heritage, Green Belt and parking tests still apply separately.

Sources used

Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Section 3.3.4 “Gaps”, PDF page 9

Policy guidance

Extensions

What does the authority say about design and dimensions for front, side, rear, single-storey and multi-storey extensions?

Policy DM38 permits residential extensions where they respect the existing property’s massing, scale, proportions, materials, design and character; do not harm the street scene, local area, characteristic boundaries, estate landscaping or visually important trees; and preserve neighbours’ living conditions and adequate private amenity space.

When this answer applies: Extensions to existing residential properties; other designation and topic-specific policies can add requirements.

Details and exceptions

The policy also requires the council’s parking standards to be taken into account.
The residential guide is supplementary guidance and expressly avoids rigid design controls.
Green Belt, conservation-area and listed-building proposals have additional tests.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM38, PDF pages 90–91 (printed pages 89–90)
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Introduction and section 3, PDF pages 2 and 4

Policy guidance

Roof alterations and dormers

What does the authority say about roof extensions, dormers, rooflights and raised or altered roofs?

The residential guide expects an extension roof to reflect the existing building. Flat roofs are often unacceptable in prominent positions but may work on an unseen single-storey rear extension or as part of a high-quality contemporary design. Dormers should be proportionate, with the original roof remaining dominant.

When this answer applies: House extensions, dormers and roof alterations, particularly where visible from public viewpoints.

Details and exceptions

Large box-like dormers are described as inappropriate for most domestic properties when visible publicly; this is a contextual judgement, not an absolute ban.
The local validation list requires roof plans for major or complex roof alterations.

Sources used

Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Sections 3.2.2 and 3.2.3, PDF pages 7–8
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 2, item 10 “Roof plans”, PDF page 11

Policy guidance

Outbuildings and ancillary structures

What does the authority say about garages, sheds, garden rooms and other ancillary buildings or structures?

Policy DM38 applies the same character, neighbour-amenity, private-space and parking tests to new residential outbuildings ancillary to the main use. The design guide says garages and other new buildings should not be so large that they dominate the house or street scene.

When this answer applies: Residential outbuildings that remain ancillary to the main dwelling.

Details and exceptions

In the Green Belt, outbuildings are normally expected to be small, subordinate, single storey and genuinely ancillary; openness and visual impact still control the judgement.
A use as a separate dwelling can engage different policies.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM38, PDF page 90 (printed page 89)
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM12, PDF page 34 (printed page 33)
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Section 3.1.3, PDF page 6

Policy guidance

Materials and architectural detail

What does the authority say about materials, detailing and workmanship?

The residential guide says extension materials should normally match the main building. Different materials may be used only where they complement it, and important existing architectural details should be repeated where appropriate.

When this answer applies: House extensions and alterations; heritage designations can require a more exacting approach.

Details and exceptions

This is a contextual design assessment rather than a fixed approved-material list.
Policy DM38 separately requires materials and overall design to respect the existing property.

Sources used

Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Sections 3.5, 3.5.1 and 3.5.2, PDF page 12
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM38, PDF page 90 (printed page 89)

Policy guidance

Boundaries, frontages and entrances

What does the authority say about walls, fences, gates, hedges, front gardens and entrances?

The residential guide says positive boundary features should normally be retained. New gates, walls, fences and hedges should be appropriately scaled, use materials and styles that match or complement the street scene, and not harm local character.

When this answer applies: New or altered residential boundary treatments, frontages and entrances, with additional controls possible in designated areas.

Details and exceptions

For a new boundary entrance, as much original walling, fencing or railing as practical should be retained.
This does not decide whether a separate consent or permitted-development limitation applies.

Sources used

Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Sections 3.3.5 and 3.6.1, PDF pages 10 and 13

Policy guidance

Character, context and placemaking

What does the authority say about responding to local character, townscape, context, public realm, legibility and inclusive or safe design?

Policy DM32 requires design to respond sensitively to local character and setting, enhance the area, and avoid unacceptable harm to character or appearance. It considers siting, landscape, levels, density, form, scale, height, massing, detail, colour, materials and how a site integrates with surrounding routes and development patterns.

When this answer applies: All new development, with the relevant local, neighbourhood-plan and designation context.

Details and exceptions

The assessment is contextual and no single numerical design formula is stated.
Use the council’s Policies Map to confirm address-specific designations.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF pages 77–79 (printed pages 76–78)

Related local appeal evidence

Area character and appearance

34 matched decision families in this local evidence view.

2 allowed
32 dismissed

Compare area character and appearance appeal decisions

Section 4

Residential quality and housing form

Local requirement

Internal space standards

What does the authority say about internal space, room size, ceiling height and storage?

Policy DM42 says that, where practical and viable, the council expects all new-build market and affordable housing across all tenures to comply with the nationally described space standard.

When this answer applies: New-build market and affordable housing; the policy makes practicality and viability express qualifications.

Details and exceptions

Policy DM42 names the national standard rather than reproducing its room and dwelling-size tables.
Use Policy DM42 and the later accessible-housing SPD for the current planning position; the 2015 housing-standards statement is historical status evidence.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM42, PDF pages 100–101 (printed pages 99–100)

Policy guidance

Private amenity space

What does the authority say about private outdoor amenity space?

Policy DM32 says development should retain private amenity space and include it for every new separately occupied dwelling, with the amount and form appropriate to the development type and local character. Policy DM38 requires an extension to retain adequate private amenity space.

When this answer applies: New separately occupied dwellings and residential extensions.

Details and exceptions

The cited policies set no universal district-wide garden-area figure.
For infill and garden development, both the new and existing dwelling must retain gardens appropriate to nearby properties.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM32, PDF page 78 (printed page 77)
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policies DM37 and DM38, PDF pages 88 and 90 (printed pages 87 and 89)

Local requirement

Accessible and adaptable homes

What does the authority say about wheelchair, accessible and adaptable housing standards or proportions?

Policy DM42 says residential schemes should include an evidence-based proportion of M4(2) Category 2 homes, subject to feasibility and viability. The supporting SPD concludes that at least 17% of dwellings should meet the standard; proportions round up, and a site with fewer than 5 homes should provide at least one.

When this answer applies: A net gain of one or more dwellings, all dwelling types, tenures and locations, subject to viability.

Details and exceptions

The 17% is the SPD’s evidenced local proportion supporting Policy DM42, not a statement that every home must meet M4(2).
An Accessible Housing Statement is a separate validation requirement only for schemes of 6 or more new units, including conversions and changes of use.
Building Regulations approval remains a separate regime even when the optional standard is required by planning.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM42, PDF pages 100–101 (printed pages 99–100)
Accessible and Adaptable Housing Needs Assessment SPD (opens in a new tab)SPD guidance— Paragraph 7, PDF page 3
Accessible and Adaptable Housing Needs Assessment SPD (opens in a new tab)SPD guidance— Paragraph 93, PDF page 16
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 1 “Accessible Housing Statement”, PDF page 1

Local requirement

Annexes and ancillary accommodation

What does the authority say about residential annexes and other ancillary accommodation?

Within settlement boundaries, Policy DM43 permits residential annexes where design is good and adjoining occupiers do not suffer significant adverse effects. Outside settlement boundaries, an annexe must be a physical extension, no more than 50% of the existing dwelling’s floor area, and capable of reintegration when no longer needed.

When this answer applies: Residential annexes; location inside or outside a settlement boundary is decisive.

Details and exceptions

All annexes must meet parking standards.
An annexe outside a settlement boundary that is not integral to the house will not be permitted.
Green Belt controls can be stricter; use the council’s Policies Map to confirm a property’s location.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM43 and justification, PDF pages 101–102 (printed pages 100–101)

Policy guidance

Infill, backland and garden development

What does the authority say about infill, backland and residential-garden development?

Policy DM37 permits new homes on infill, backland, garden or other sites in predominantly residential areas only where they do not adversely affect character and where siting, plots, gardens, design, materials, parking, boundary features, important trees and living conditions are acceptable.

When this answer applies: New dwellings on infill, backland, garden land or other sites within predominantly residential areas.

Details and exceptions

Plot and garden size must be in keeping or appropriate to nearby properties; the policy gives no single numerical minimum.
Neighbourhood plans, character assessments, Green Belt and flood policies may add location-specific requirements.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM37 and justification, PDF pages 87–89 (printed pages 86–88)

Movement, parking and servicing

Local requirement

Access, highway safety and visibility

What does the authority say about access, highway safety and visibility?

The highways guide generally applies DMRB visibility standards where the observed 85th-percentile speed exceeds 37 mph, and Manual for Streets at 37 mph or below, except on listed strategic roads where DMRB applies. The local list requires a visibility-splay plan for every new or altered vehicular access to an existing highway.

When this answer applies: New or altered accesses and development affecting the highway; the applicable visibility method depends on measured speed, road classification and site context.

Details and exceptions

The highways document is technical guidance and says departures can be considered against context and evidence.
A plan requirement is not by itself proof that an access is safe.

Sources used

North Somerset Council Highways Development Design Guide (opens in a new tab)Technical guidance— Section 2.6 “Visibility”, PDF page 10
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 2, item 3 “Transport – proposed visibility splay”, PDF page 10

Local requirement

Vehicle parking

What does the authority say about vehicle-parking quantities, dimensions, layout and flexibility?

The general residential minimum is 1 car space for a single one-bedroom unit, 1.5 spaces per unit for schemes of 5 or more one-bedroom units, 2 per two- or three-bedroom unit, and 3 per unit with 4 or more bedrooms. Partial totals round up.

When this answer applies: General residential development, including residential caravans, static homes and holiday lets; other residential types have separate rows.

Details and exceptions

The table does not state a rate for schemes of 2–4 one-bedroom units, so that subcase needs confirmation rather than interpolation.
Minimum bay sizes are 2.5 by 4.8 metres, or 6 by 2 metres for parallel parking; obstructions require added width or length. A single garage is at least 3 by 6 metres internally and 20 square metres.
The SPD applies to change of use, subdivision, conversion and extension; where the existing use is deficient, normally only the incremental deficit must be addressed.

Sources used

Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance— Principles 1 and 2, PDF pages 7–8
Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance— Appendix A, general residential standards, PDF page 24

Local requirement

Cycle parking and storage

What does the authority say about cycle parking, storage and end-of-trip facilities?

The general residential minimum is one cycle space per bedroom. New development must follow LTN 1/20; storage must be secure, weatherproof and accessible at ground level, with both wheels able to rest on the ground.

When this answer applies: New residential development; Appendix A contains different standards for some specialist housing and non-residential uses.

Details and exceptions

The council does not support two-tier cycle parking at new development and requires Sheffield stands for short stay provision.
Residential storage must not require carrying a bicycle through habitable accommodation; shared secure storage can be acceptable for flats.
Partial totals round up.

Sources used

Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance— Principle 21, PDF pages 22–23
Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance— Appendix A, general residential standards, PDF page 24

Local requirement

Electric-vehicle charging

What does the authority say about electric-vehicle charging and passive provision through planning policy or conditions?

For residential allocated parking, the SPD requires 100% passive EV provision for later 7 kW/32 A charging. For unallocated parking it expects 75% passive and 25% active provision; on-street parking without in-curtilage provision requires 100% passive provision.

When this answer applies: New residential development with allocated, unallocated or on-street parking. Separate standards apply to non-residential development.

Details and exceptions

For unallocated parking, at least one charging point or 5% of EV bays, whichever is greater, should be accessible to disabled drivers; the stated bay is 2.8 metres wide plus a 1.2-metre side and rear access zone.
The SPD calls these absolute minima and allows the council to seek more. If the standard cannot be delivered, it says appropriate mitigation such as off-site infrastructure will be sought.
The SPD says that if Building Regulations also apply, the council expects whichever standard is greater; current Building Regulations must therefore be checked separately.

Sources used

Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance— Principle 19, PDF pages 19–20
Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance— Appendix A, PDF page 24

Local requirement

Turning, emergency access and tracking

What does the authority say about turning, swept paths and emergency access?

A vehicle-tracking plan for waste, emergency and service vehicles is a local validation requirement for development of 10 or more dwellings. The highways guide says private drives normally serve no more than six dwellings and must provide adequate turning where reversing onto the highway would occur.

When this answer applies: Residential access design and schemes meeting the stated validation threshold.

Details and exceptions

For a private drive, the guide gives a maximum gradient of 1:12 where it falls away from the highway, a 4.8-metre width for the first 6 metres, and normally a right-angle junction; site conditions still matter.
These are technical design expectations and a drawing requirement, not an automatic planning outcome.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 2, item 4 “Transport – Vehicle Tracking Plan”, PDF page 10
North Somerset Council Highways Development Design Guide (opens in a new tab)Technical guidance— Section 5.5 “Private drives”, PDF pages 23–24

Heritage, archaeology and views

Policy guidance

Listed buildings and their setting

What does the authority say about works affecting a listed building or its setting, including separate consent?

Policy DM4 expects development to preserve and, where appropriate, enhance a listed building’s character, appearance, special interest and setting. Applicants should supply enough information to assess the effect, and alterations are expected to meet a high design and detailing standard.

When this answer applies: Development to a listed building or affecting its setting. Listed Building Consent is a distinct consent and may also be required.

Details and exceptions

The policy gives no universal quantitative harm threshold.
Archaeological assessment may also be necessary.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM4 and justification, PDF pages 15–16 (printed pages 14–15)

Policy guidance

Conservation areas

What does the authority say about development in or affecting a conservation area, including demolition?

Policy DM3 seeks retention of features and landscape that contribute to a conservation area, no harm to its character or appearance, positive enhancement where possible, and preservation of setting elements that make a positive contribution.

When this answer applies: Development within a conservation area or affecting its setting.

Details and exceptions

Bulk, height, materials, colour, design and vertical or horizontal emphasis are express considerations.
Outline applications are described as unacceptable because sufficient detail is needed; detailed plans and elevations showing the setting are requested.
Use the council’s Policies Map to confirm the conservation-area designation.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM3 and justification, PDF pages 13–15 (printed pages 12–14)

Policy guidance

Non-designated heritage assets

What does the authority say about locally listed and other non-designated heritage assets?

Policy DM7 says the council will take account of the local significance of a non-designated heritage asset and whether it warrants protection, where possible, from removal, inappropriate change or harm to its setting.

When this answer applies: Development involving a recorded or otherwise identified non-designated heritage asset.

Details and exceptions

The judgement depends on the asset’s significance and the proposal’s effect.
The local validation list requires a Heritage Statement where a proposal affects an undesignated or locally listed asset recorded on the Historic Environment Record.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM7, PDF page 20 (printed page 19)
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 22 “Heritage Statement”, PDF page 6

Local requirement

Archaeology

What does the authority say about when archaeological interest should be assessed, evaluated, recorded or preserved?

Where an initial assessment indicates archaeological interest or potential, Policy DM6 says the council will seek an archaeological assessment and, where necessary, field evaluation before determination. Preservation in situ is preferred; otherwise excavation, recording and publication may be secured.

When this answer applies: Sites with known or potential archaeological interest. The local list requires a desk-based assessment for applications within an archaeological site or Scheduled Monument site.

Details and exceptions

A field evaluation is required only where necessary.
Conditions or legal agreements may secure work where remains need not stay in situ.
Mapped or Historic Environment Record status must be checked for the individual site.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM6, PDF pages 19–20 (printed pages 18–19)
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 4 “Archaeological Desk Based Assessment”, PDF page 1

Nature, landscape and open space

Local requirement

Trees and tree preservation

What does the authority say about trees, root protection, replacement and protected-tree constraints?

The local list requires a Tree Survey and Tree Protection Plan where a tree over 75 mm stem diameter, measured 1.5 metres above ground, is within or adjacent to the site. “Adjacent” includes overhanging trees and trees beyond the boundary up to 12 times their estimated stem diameter.

When this answer applies: Development with qualifying trees within or adjacent to the application site; hedgerows are considered separately.

Details and exceptions

The submission must identify and appraise trees, show removal and retention, Root Protection Areas and protection methods; an Arboricultural Method Statement is required for work within an RPA.
Policy DM9 expects design to consider retention, protection, canopy and root growth, buildings, gardens, services, windows and future management. BS 5837 procedures are expected.
Where tree loss is essential, replacement is generally expected at a minimum one-for-one basis; tree value and context may justify more.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 36 “Tree Survey and Tree Protection Plan”, PDF pages 8–9
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM9 and justification, PDF pages 26–28 (printed pages 25–27)

Policy guidance

Ancient woodland and veteran trees

What does the authority say about buffers and impact tests for ancient woodland, ancient trees and veteran trees?

Policy DM9 says development should protect ancient woodland and veteran trees, particularly where they provide important habitats.

When this answer applies: Development that may affect ancient woodland or veteran trees.

Details and exceptions

Policy DM9 states a protection objective but no universal buffer distance.
The site’s designation, tree condition, root protection and ecological role require project-specific evidence.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM9, PDF page 27 (printed page 26)

Local requirement

Protected species

What does the authority say about surveys, avoidance, mitigation and licensing-related planning considerations for protected species?

An ecological checklist is required for most planning applications. If it identifies a need—or the proposal is otherwise likely to harm important habitat or protected species—an Ecological Impact Assessment is required unless a qualified ecologist confirms in writing that it is unnecessary.

When this answer applies: All planning applications except advertisements, lawful-development certificates, changes of use without physical works and non-material amendments, unless a qualifying EcIA from the previous two years is already supplied.

Details and exceptions

Smaller householder applications and barn conversions may use a proportionate EcIA method, but are not automatically exempt from protected-species duties.
Surveys and reports should be by a qualified ecologist and within the preceding two years; any further survey recommended by the ecologist must accompany the application or it is normally invalid.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 5 and 6, PDF pages 1–2
Biodiversity SPD - January 2024 (opens in a new tab)SPD guidance— Ecological Checklist instructions, PDF pages 44–48

Compare the sources

Designated habitats and impact zones

What does the authority say about designated habitats, ecological networks, consultation zones and strategic mitigation areas?

Within Bat Consultation Zone Bands A and B, the 2026 SPD normally calls for full-season horseshoe-bat surveys, including automated detectors, unless a qualified ecologist demonstrates a genuinely minor or insignificant effect. However, a 12-month transition means the applicable SPD version depends on survey timing, while the current local list still names the 2018 version.

When this answer applies: Potential effects on functionally linked habitat for the North Somerset and Mendip Bats SAC. Band C survey effort depends on habitat and corridor effects; other designated habitats require their own assessment.

Details and exceptions

The 2026 SPD says a developer in the consultation zones must appoint an experienced consultant ecologist early.
Sites under 0.2 hectares include many householder proposals but are examples of potentially minor effects, not an automatic exemption; professional judgement and site context remain necessary.
For Bands A and B, Annex 3 recommends static detectors for at least 40 nights from April to October. Band A must include at least one working week in each month from May through October. Night-time walkovers should cover at least three separate evenings—spring, mid-summer and autumn—and continue for at least three hours after sunset; complex and especially sensitive sites can need more.
The mapped zone and the applicable transition version must be confirmed for the individual proposal.

Sources used

North Somerset and Mendip Bats SAC Supplementary Planning Document - April 2026 (opens in a new tab)SPD guidance— Purpose and 12-month transition, PDF page 2
North Somerset and Mendip Bats SAC Supplementary Planning Document - April 2026 (opens in a new tab)SPD guidance— Sections A3–A7, PDF pages 7–8
North Somerset and Mendip Bats SAC Supplementary Planning Document - April 2026 (opens in a new tab)SPD guidance— Annex 3, paragraphs C3.2–C3.4, PDF pages 30–32
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 5 and 29, PDF pages 1–2 and 7

Local requirement

Biodiversity net gain

What does the authority say about biodiversity-net-gain metrics, percentages, exemptions, delivery and monitoring?

The biodiversity SPD describes statutory biodiversity net gain as at least 10% secured for at least 30 years for qualifying development. It identifies permitted development and householder applications as exempt from statutory BNG, while local policy CS4 still expects development to deliver net gain and the mitigation hierarchy continues to apply.

When this answer applies: Town and Country Planning Act development unless a current statutory exemption applies; use the latest Defra exemption list and metric.

Details and exceptions

A householder BNG exemption does not remove protected-species, designated-site or general ecological duties.
A suitably qualified ecologist should establish the habitat baseline and condition and use the latest metric; habitat, hedgerow and river trading rules must be met.
Bat HEP mitigation can address no net loss but cannot be double-counted as the additional BNG.
The January 2024 SPD itself says its national implementation material reflected information available in November 2023, so the current national regime should be checked.

Sources used

Biodiversity SPD - January 2024 (opens in a new tab)SPD guidance— Executive Summary, PDF page 5
Biodiversity SPD - January 2024 (opens in a new tab)SPD guidance— Sections 6.1–7.3, PDF pages 27–30

Flooding, environment and climate

Local requirement

Flood risk and the sequential approach

What does the authority say about flood zones, sequential and exception tests, vulnerability, levels and resilience?

Policy DM1 requires all development to consider vulnerability to every source of flood risk and climate-change effects for 100 years on residential or mixed-use sites and 60 years on non-residential sites. The local list specifies when a Flood Risk Assessment and sequential or exception-test evidence is required.

When this answer applies: All development for the policy test. FRA triggers include sites of at least 1 hectare in Flood Zone 1, sites in Zones 2 or 3, specified other-source risk and future risk identified by the SFRA.

Details and exceptions

Householder sheds, garages, similar curtilage buildings and extensions are excluded from the local validation requirement for sequential and exception-test evidence, unless the proposal creates a separate dwelling; this is not an exemption from flood-risk policy.
Flood-zone, surface-water and future-risk mapping must be checked for the site.
A Flood Warning and Evacuation Plan has separate triggers for vulnerable and other stated uses.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM1, PDF pages 8–9 (printed pages 7–8)
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 14–17, PDF pages 4–5

Local requirement

Drainage and sustainable drainage

What does the authority say about surface-water hierarchy, runoff, attenuation, SuDS, adoption and maintenance?

Policy DM1 expects sustainable drainage systems for every major development. An alternative is permitted only where SuDS is impractical or would compromise viability and the alternative does not conflict with national or local policy. Open areas must be designed to optimise drainage and reduce runoff.

When this answer applies: All development that would increase surface-water discharge; the express SuDS expectation applies to major development.

Details and exceptions

The local list requires a Surface Water Drainage Strategy for major development, certain made-neighbourhood-plan cases, minor development at flood risk, and minor development likely to increase local risk. It says the strategy is not a validation requirement for householder development.
Live small-scale advice says extension runoff should not reach a highway or neighbour and should be managed on site, prioritising infiltration/SuDS, then an authorised watercourse, then a surface-water sewer with permission.
The small-scale advice is undated and contains legacy terminology; the current policy, SFRA and consent requirements take precedence.
Ask the council for the LLFA guidance referenced for connections to highway drains or culverted watercourses.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM1, PDF page 8 (printed page 7)
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 20 “Surface Water Drainage Strategy”, PDF pages 5–6
Surface Water Drainage and Flood Risk for Small Scale Development in North Somerset (opens in a new tab)Technical guidance— Drainage hierarchy and extensions advice, PDF page 2

Local requirement

Water environment, wastewater and nutrients

What does the authority say about water quality, wastewater capacity, nutrient effects and watercourse buffers?

Where surface-water discharge to a public sewer is proposed, Policy DM1 says the applicant must demonstrate capacity or explain how excess surface water will be managed in the long term. Open areas must protect groundwater and surface-water resources and quality.

When this answer applies: Development proposing public-sewer surface-water discharge or affecting groundwater or surface-water quality.

Details and exceptions

A Foul Sewerage and Utilities Assessment is a separate validation requirement for development over 100 dwellings or 10,000 square metres of new floorspace, or an equivalent combination.
The cited documents set no district-wide nutrient-neutrality rule.

Sources used

Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan— Policy DM1, PDF page 8 (printed page 7)
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 18 “Foul Sewerage and Utilities Assessment”, PDF page 5

Housing delivery and contributions

Compare the sources

Affordable housing

What does the authority say about affordable-housing thresholds, percentages, tenure or mix, delivery and exceptions?

Core Strategy Policy CS16 seeks on-site affordable housing on schemes of 10 or more homes or sites of at least 0.3 hectares, and negotiation on schemes of 5–9 homes. The current local validation list instead requires an Affordable Housing Statement at 10 or more homes or 0.5 hectares. Ask the council which substantive threshold applies to smaller or intermediate-size sites.

When this answer applies: Residential and mixed-use development; scheme size, site area, current national policy, viability and any site-specific policy all matter.

Details and exceptions

The validation threshold controls whether a statement is needed with the application; it is not itself the threshold for an affordable-housing contribution.
CS16 uses a 30% benchmark as a starting point, not a guaranteed fixed percentage, and makes delivery subject to site viability.
On-site delivery is presumed. Off-site provision or a contribution is described as exceptional and requiring robust justification.
The Affordable Housing SPD remains on the council’s current adopted-SPD list but its content is dated; obtain current authority confirmation before relying on a threshold.

Sources used

North Somerset Core Strategy (consolidated) (opens in a new tab)Development plan— Policy CS16, PDF pages 76–78 (printed pages 74–76)
Affordable Housing Supplementary Planning Document (opens in a new tab)SPD guidance— Sections 2.1 and 4, PDF pages 5 and 11
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 2 “Affordable Housing Statement”, PDF page 1

Local requirement

Community Infrastructure Levy

What does the authority say about where CIL applies, published rates and indexation, exemptions and process?

For permissions granted in 2026, the annual notice gives residential CIL rates of £0/m² in Zone A; £27.97/m² on strategic and £55.94/m² on other Zone B sites; and £55.94/m² on strategic and £111.89/m² on other Zone C sites.

When this answer applies: Potentially chargeable development granted permission from 1 January to 31 December 2026. Use, charging zone, strategic-site status, net additional gross internal area, lawful existing floorspace and any valid relief affect liability.

Details and exceptions

The charging schedule calculation is net additional gross internal area multiplied by the indexed rate; an amount below £50 is deemed zero.
Rates change with annual indexation. Do not use the 2026 figures for a permission in another year.
Relief or exemption must be claimed and formally approved before commencement, and a Commencement Notice is required before work starts; otherwise the full charge or surcharges can arise.
The local process guide is a dated summary and expressly says the CIL Regulations and national guidance prevail.

Sources used

North Somerset Council Community Infrastructure Levy (CIL) Charging Schedule (opens in a new tab)Statutory process— CIL rates and calculation, PDF pages 3–4
North Somerset Council CIL Indexation Guidance Notice 2026 (Regulation 121C Annual CIL Rate Summary) (opens in a new tab)Statutory process— 2026 rate table, PDF page 3
North Somerset Council Community Infrastructure Levy (CIL): Summary Guide to the CIL Process (opens in a new tab)Statutory process— Stages 1 and 3–5, PDF pages 1–3
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 8 “CIL forms”, PDF pages 2–3

Policy guidance

Viability

What does the authority say about when and how viability evidence may affect policy requirements or contributions?

For affordable housing, Policy CS16 says the deliverable amount is determined by individual site viability analysis using existing-use value and site-specific factors. A 30% affordable-housing benchmark is the starting point, not an upper limit or automatic requirement.

When this answer applies: Residential development where affordable-housing delivery or contributions are in issue.

Details and exceptions

The developer is expected to meet reasonable costs of the council or independent surveyor assessing the viability evidence.
If a scheme is not deliverable, the policy identifies subsidy, tenure changes and a reduced affordable amount as possible considerations.
Current national viability rules and any site-specific requirements still need checking.

Sources used

North Somerset Core Strategy (consolidated) (opens in a new tab)Development plan— Policy CS16 and paragraphs 3.220–3.222, PDF pages 76–78 (printed pages 74–76)

Application evidence and validation

Local requirement

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?

North Somerset’s local list separates supporting information from plans and drawings. Omission of information required by the adopted list will normally make an application invalid; a location plan and existing/proposed layout plan are always required.

When this answer applies: Planning applications submitted to North Somerset, with additional items triggered by proposal type, scale, location and effect.

Details and exceptions

The list is a validation checklist only. It expressly says it does not contain every item that may be needed to demonstrate policy compliance, and further information can be requested after validation.
The relevant application form and national requirements must also be checked.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Introduction and Part 1, PDF page 1
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 2, items 1–2, PDF page 10

Local requirement

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 for Listed Building Consent, work affecting a listed building or its curtilage, development within or affecting a conservation area, work affecting designated parks or gardens, and work affecting a recorded undesignated or locally listed asset. A desk-based archaeological assessment is required within an archaeological or Scheduled Monument site.

When this answer applies: Applications meeting the listed heritage or archaeological location and asset triggers.

Details and exceptions

Historic park or garden landscape assessments and detailed joinery information have separate triggers.
The designation and Historic Environment Record must be checked for the site.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 4, PDF page 1
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 22–23, PDF page 6
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 2, item 14, PDF page 11

Compare the sources

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?

The local list gives express ecology and tree evidence triggers, while the later Biodiversity SPD says a Biodiversity Net Gain Report and latest metric are required to validate qualifying applications. The adopted local list predates that SPD, so use the Biodiversity SPD and confirm the latest submission checklist with the council.

When this answer applies: Applications with qualifying trees, possible ecological effects or statutory BNG; landscape and visual evidence has separate scale and location triggers.

Details and exceptions

The ecological checklist is required for most applications, with stated exceptions; a triggered EcIA or Preliminary Bat Roost Assessment must follow.
A qualifying tree survey must include appraisal, retention/removal, RPAs and protection; work in an RPA requires an Arboricultural Method Statement.
The BNG Report minimum content includes mapped baseline and post-development habitats, condition sheets and the latest metric spreadsheet.
Confirm the current BNG validation requirement with the authority rather than treating the older list’s silence as an exemption.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 5–6, 24, 29 and 36, PDF pages 1–2 and 6–9
Biodiversity SPD - January 2024 (opens in a new tab)SPD guidance— Section 7.6 “Biodiversity Net Gain Report”, PDF pages 32–33

Local requirement

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?

The local list requires an FRA for sites of at least 1 hectare in Flood Zone 1, sites in Zones 2 or 3, specified risks from other sources, and increased future risk identified by the SFRA. It separately defines triggers for sequential-test evidence, exception tests, evacuation plans, drainage strategies and utilities information.

When this answer applies: Applications meeting the location, size, vulnerability or flood-source triggers in local-list items 14–20.

Details and exceptions

The local list exempts stated householder work from sequential-test, exception-test and Surface Water Drainage Strategy validation items, but not from substantive flood and drainage policy.
Ask the council for the LLFA guidance referenced for connections to highway drains and culverted watercourses.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 14–20, PDF pages 4–6

Local requirement

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?

The local list requires a visibility-splay plan for every new or altered vehicular access, a tracking plan for 10 or more dwellings, and a parking plan where parking changes or demand increases. A Transport Assessment or Statement is required for major development likely to have significant transport implications.

When this answer applies: Development meeting the specified access, parking, dwelling-count or movement thresholds.

Details and exceptions

Residential development of 50–80 units normally needs a brief Transport Statement and over 80 units a full Transport Assessment under Annex A.
A Travel Plan is required for development generating significant movement; the detailed thresholds must be checked in the annexes and current travel-plan guidance.
Providing a required drawing or assessment does not establish substantive highway acceptability.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 34–35 and Annex A, PDF pages 8 and 12
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 2, items 3–5, PDF page 10

Local requirement

Energy, sustainability and climate evidence

What does the authority say about when energy, carbon, sustainability, overheating and water-efficiency evidence is required?

An Energy Statement is required for every new residential unit, including conversions, and for non-residential change of use, conversion or extension over 500 square metres. A Sustainability Statement is required for major development.

When this answer applies: Applications meeting the residential, non-residential floorspace or major-development triggers.

Details and exceptions

These are validation-document triggers, not a complete statement of the energy performance standard a scheme must achieve.
Current Building Regulations and the council’s sustainable-building guidance must be checked separately.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, items 12–13, PDF page 4

Local requirement

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?

An Affordable Housing Statement is required for residential or mixed-use development providing 10 or more dwellings or on a site of at least 0.5 hectares, unless the scheme is 100% affordable housing.

When this answer applies: The stated local validation trigger; it does not itself determine whether affordable housing or a contribution is substantively required.

Details and exceptions

Core Strategy CS16 contains different substantive policy thresholds, including 0.3 hectares and negotiation on 5–9 dwellings.
Where viability evidence is used, Policy CS16 expects site-specific analysis and says the developer bears reasonable assessment costs.

Sources used

North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement— Part 1, item 2 “Affordable Housing Statement”, PDF page 1
North Somerset Core Strategy (consolidated) (opens in a new tab)Development plan— Policy CS16 and paragraph 3.222, PDF pages 76–78 (printed pages 74–76)

Economic, community and specialist uses

Separate consents and private matters

Separate rules apply

Building Regulations

What does the authority say is separately controlled by Building Regulations or building control?

Building Regulations approval is separate from planning permission. The residential design guide says it deals only with planning legislation and directs readers to separate Building Regulations advice.

When this answer applies: Building work may need both planning permission and Building Regulations approval; securing one does not establish compliance with the other.

Details and exceptions

M4(2) accessible housing and EV charging can overlap with planning requirements, so the applicable planning condition and current Building Regulations should both be checked.

Sources used

Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Section 1 “Introduction”, PDF page 2

Separate rules apply

Party Wall matters

What does the authority say about the separate Party Wall etc. Act process?

The Party Wall etc. Act 1996 is a separate private-law process, not a North Somerset planning-policy test. The residential guide warns that agreement may be needed even where development does not extend all the way to the boundary.

When this answer applies: Work near a party wall or boundary may engage the separate Act whether or not planning permission is needed or granted.

Details and exceptions

Planning permission does not settle Party Wall rights or procedure; obtain appropriate independent advice.

Sources used

Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Boundary and separate-consent advice, PDF page 11
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance— Section 1 “Introduction”, PDF page 2

Separate rules apply

Private rights to light

How does the authority distinguish planning daylight or sunlight judgement from the private legal right to light?

The residential guide states that an established private right to light is not relevant to determination of a planning application. It recommends early consideration and legal advice because the private right can still affect a project separately.

When this answer applies: Where a neighbour may have acquired a private right to light; this is distinct from the planning assessment of daylight, overshadowing and overbearing impact.

Details and exceptions

Passing or failing the council’s 45-degree planning test does not determine private rights to light.

Sources used

Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance— Section 2.4 “Right to light”, PDF page 6

Official documents used

Every requirement above links to its supporting document and source location. Browse all of the cited North Somerset Council sources together here.

Browse 15 cited documents

Accessible and Adaptable Housing Needs Assessment SPD (opens in a new tab)SPD guidance
North Somerset Council
View official document page (opens in a new tab)
Affordable Housing Supplementary Planning Document (opens in a new tab)SPD guidance
North Somerset Council
View official document page (opens in a new tab)
Biodiversity SPD - January 2024 (opens in a new tab)SPD guidance
North Somerset Council
View official document page (opens in a new tab)
North Somerset Council Community Infrastructure Levy (CIL) Charging Schedule (opens in a new tab)Statutory process
North Somerset Council · Adopted 18 July 2017
View official document page (opens in a new tab)
North Somerset Council CIL Indexation Guidance Notice 2026 (Regulation 121C Annual CIL Rate Summary) (opens in a new tab)Statutory process
North Somerset Council
View official document page (opens in a new tab)
North Somerset Council Community Infrastructure Levy (CIL): Summary Guide to the CIL Process (opens in a new tab)Statutory process
North Somerset Council
View official document page (opens in a new tab)
North Somerset Core Strategy (consolidated) (opens in a new tab)Development plan
North Somerset Council · Adopted 10 April 2012
View official document page (opens in a new tab)
North Somerset Council Highways Development Design Guide (opens in a new tab)Technical guidance
North Somerset Council
View official document page (opens in a new tab)
North Somerset Local List of Planning Application Requirements - Parts 1 and 2 (opens in a new tab)Validation requirement
North Somerset Council · Adopted 12 December 2023
View official document page (opens in a new tab)
North Somerset and Mendip Bats SAC Supplementary Planning Document - April 2026 (opens in a new tab)SPD guidance
North Somerset Council
View official document page (opens in a new tab)
Parking Standards Supplementary Planning Document - December 2021 (opens in a new tab)SPD guidance
North Somerset Council · Adopted 9 November 2021
View official document page (opens in a new tab)
Residential Design Guide Supplementary Planning Document Part 1 (opens in a new tab)SPD guidance
North Somerset Council
View official document page (opens in a new tab)
Residential Design Guide Supplementary Planning Document Part 2 (opens in a new tab)SPD guidance
North Somerset Council
View official document page (opens in a new tab)
Sites and Policies Plan Part 1: Development Management Policies (opens in a new tab)Development plan
North Somerset Council · Adopted 19 July 2016
View official document page (opens in a new tab)
Surface Water Drainage and Flood Risk for Small Scale Development in North Somerset (opens in a new tab)Technical guidance
North Somerset Council
View official document page (opens in a new tab)

Start with a common planning question

Consent, policy and location

Green Belt development

Details and exceptions

Sources used

Green Belt inappropriateness

Neighbour amenity

Daylight, sunlight, overshadowing and overbearing impact

Details and exceptions

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Neighbour living conditions

Outlook and enclosure

Details and exceptions

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Privacy, overlooking and separation

Details and exceptions

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Noise and vibration

Details and exceptions

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Artificial light and glare

Details and exceptions

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Design, form and character

Layout, siting and building lines

Details and exceptions

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Scale, height and massing

Details and exceptions

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Side spacing and terracing

Details and exceptions

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Extensions

Details and exceptions

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Roof alterations and dormers

Details and exceptions

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Outbuildings and ancillary structures

Details and exceptions

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Materials and architectural detail

Details and exceptions

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Boundaries, frontages and entrances

Details and exceptions

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Character, context and placemaking

Details and exceptions

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Area character and appearance

Residential quality and housing form

Internal space standards

Details and exceptions

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Private amenity space

Details and exceptions

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Accessible and adaptable homes

Details and exceptions

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Annexes and ancillary accommodation

Details and exceptions

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Infill, backland and garden development

Details and exceptions

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Movement, parking and servicing

Access, highway safety and visibility

Details and exceptions

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Vehicle parking

Details and exceptions

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Cycle parking and storage

Details and exceptions

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Electric-vehicle charging

Details and exceptions