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1. Adaptable and Accessible Accommodation Statement Policy Policies DES1 and HOU7 of the Belfast Local Development Plan (LDP) Plan Strategy SPPS Para. 6.297 Placemaking and Urban Design SPG Residential Design (Including Adaptable and Accessible Accommodation) SPG
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Policy HOU7 of the Plan Strategy requires that all new homes should be designed in a flexible way to ensure that housing is adaptable throughout all stages of life, maximising the ability for occupants to remain in their homes and live independent lives for as long as possible. An Adaptable and Accessible Accommodation Statement sets out how this will be achieved. When is it required? An Adaptable and Accessible Accommodation Statement is required for all applications for new homes including dwellings, apartments and other forms of permanent accommodation. In addition, for applications for 10 residential units or more, the Adaptable and Accessible Accommodation Statement shall incorporate a “Wheelchair Accessibility Statement”. Guidance An Adaptable and Accessible Accommodation Statement describes how the application proposal meets the following criteria. Where a criterion is not met, the statement shall provide justification as to why this is the case.
Where applicable, the adaptable and accessible features should be clearly shown on the drawings accompanying the application. Further guidance is contained in the Residential Design (Including Adaptable and Accessible Accommodation) Supplementary Planning Guidance. |
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2. Affordable Housing Proposal Form Policy Policy HOU5 of the Belfast LDP Plan Strategy Affordable Housing and Housing Mix SPG Development Viability SPG SPPS Para. 6.143 |
Policy HOU5 of the Plan Strategy requires residential sites of a certain size or number of units to provide a minimum of 20 per cent of the units as affordable housing. Affordable housing includes both social rented housing; intermediate housing for sale; and intermediate housing for rent. An Affordable Housing Proposal Form provides information on how Policy HOU5 is addressed by the proposal. When is it required? An Affordable Housing Proposal Form is required for applications for sites greater than 0.1 hectares and/or containing five or more residential units. It is required for schemes for general housing including dwelling houses and apartments, mixed use developments, sub-divisions and conversions. For the avoidance of doubt, an Affordable Housing Statement is not required for specialist housing including Purpose Built Managed Student Accommodation and residential institutions such as care homes, nursing homes and supported housing schemes. Guidance The Affordable Housing Proposal Form is provided at Appendix 1 of the Council’s Affordable Housing and Housing Mix Supplementary Planning Guidance. It should be completed and provided with all applications where Policy HOU5 applies. The information in the Affordable Housing Proposal Form includes:
Further guidance is provided by the Council’s Affordable Housing and Housing Mix Supplementary Planning Guidance. The Development Viability Supplementary Planning Guidance may also be relevant depending on the circumstances of the case. |
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3. Air Quality Impact Assessment (AQIA) Policy Policy EN1 of the Belfast LDP Plan Strategy SPPS Para. 4.11- 4.12, Annex A Belfast Air Quality Action Plan 2015-2020 |
Air Quality Impact Assessment (AQIA) is a process for determining the significance of the impact of new development on ambient air quality, or determining the significance of the impact of local ambient air quality on new development. These impacts need to be quantified and evaluated in the context of existing air quality, air quality objectives or limits. When is it required? An AQIA may be required if a proposed development:
Guidance In determining whether new development requires an AQIA, we will refer to best practice guidance such as Environmental Protection UK and the Institute of Air Quality Management, Land-use Planning & Development Control: Planning For Air Quality (January 2017) Where an AQIA is required, it should be undertaken with reference to the Government’s local air quality management technical guidance - (LAQM.TG (16)) and associated air quality screening and assessment tools. Where necessary, the AQIA should also have regard to the requirements of the IAQM Guidance on the Assessment of Dust from Demolition and Construction. The AQIA may take the form of either a simple or detailed assessment but it must be sufficient to determine the significance of air quality impacts. Where the AQIA predicts that new development may give rise to, or experience a significant adverse air quality impact, the assessment should set out the measures to avoid, reduce and, where appropriate, offset the impact in order to ensure that relevant receptors are not exposed to pollution levels in excess of ambient air quality objectives or limits. Information about current and historic ambient pollution levels, Air Quality Management Areas (AQMAs) and the council’s various air quality reports can be found at: www.airqualityni.co.uk The Belfast City Council Air Quality Action Plan 2015–2020 can be found at: Air Quality Action Plan. The council is currently in the processing of developing a new Action Plan. |
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4. Archaeological Assessment Policy Policy BH5 of the Belfast LDP Plan Strategy SPPS Pars. 6.8-11 |
An archaeological assessment normally entails a desk-based study, by a qualified archaeologist, of existing information including records of previous discoveries, historic maps or geophysical surveys. When is it required? Policy BH5 of the Plan Strategy requires developers to provide an archaeological assessment where the impact of a development proposal on important archaeological remains is unclear, or the relative importance of such remains is uncertain. Guidance Prospective developers need to take into account archaeological considerations and should deal with them from the beginning of the development management process. The needs of archaeology and development can often be reconciled, and potential conflict avoided or much reduced, if applicants discuss their proposals early. The first step is for applicants to consult the Department for Communities’ Historic environment map viewer for known archaeological sites and monuments. Further advice on archaeological requirements can be found on the Department for Communities’ website and its Historic Environment Division. |
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5. Archaeological Field Evaluation Policy Policy BH5 of the Belfast LDP Plan Strategy SPPS Pars. 6.8-11. |
An archaeological field evaluation involves ground surveys and limited and targeted licensed excavation which is quite distinct from full archaeological excavation. Evaluations of this kind help to define the importance, character and extent of the archaeological remains that may exist in the area of a proposed development, and thus indicate the weight which should be attached to their preservation. They may also provide information useful for identifying potential options for minimising or avoiding damage. When is it required? Policy BH5 of the Plan Strategy requires developers to provide an archaeological field evaluation where the impact of a development proposal on important archaeological remains is unclear, or the relative importance of such remains is uncertain. Guidance Prospective developers need to take into account archaeological considerations and should deal with them from the beginning of the development management process. The needs of archaeology and development can often be reconciled, and potential conflict avoided or much reduced, if applicants discuss their proposals early. The first step is for applicants to consult the Department for Communities’ Historic environment map viewer for known archaeological sites and monuments. Further advice on archaeological requirements can be found on the Department for Communities’ website and its Historic Environment Division. |
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6. Biodiversity Checklist Policy Policy NH1 of the Belfast LDP Plan Strategy SPPS Par. 6.168-198 |
The Biodiversity Checklist is a ‘step by step’ tool which should be used by applicants to help identify if a development proposal is likely to adversely affect any biodiversity and natural heritage interests and whether further ecological assessments/surveys are required. When is it required? The Biodiversity Checklist should be used for all applications where another biodiversity or ecological survey has not already been completed. Guidance The Biodiversity Checklist can be found on the Department of Agriculture, Environment and Rural Affairs website. The Department also provides standing advice on the development of land that may affect natural heritage assets In establishing whether a biodiversity survey is needed, the applicant or agent is advised to seek independent advice from an ecologist or suitably qualified person. |
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7. Biodiversity Survey Policy Policy NH1 of the Belfast LDP Plan Strategy SPPS Par. 6.168-198 |
A Biodiversity Survey (or ecological or wildlife survey) assesses the specific impacts of development proposals on natural heritage, including designated sites and priority habitats; and protected and priority species. When is it required? A Biodiversity Survey is required where:
Guidance Standing advice on the development of land that may affect natural heritage assets can be found on the Department of Agriculture, Environment and Rural Affairs website In establishing whether a biodiversity survey is needed, the applicant or agent is advised to seek independent advice from an ecologist or suitably qualified person. |
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8. Climate Change Statement Policy Policies ENV2, ENV3, ENV5, GB1 and TRE1 of the Belfast LDP Plan Strategy SPPS Para. 3.13 and 6.137 Residential Design (Including Adaptable and Accessible Accommodation) Supplementary Planning Guidance Sustainable Drainage Systems (SuDS) Supplementary Planning Guidance
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The Plan Strategy seeks to address the important issue of climate change. A Climate Change Statement demonstrates how new development is sustainable, incorporating measures to mitigate environmental change and reduce Green House Gases. When is it required? A Climate Change Statement is required for all applications for new development (including conversion of building/s for alternative uses). A separate Householder Design Statement is required for householder proposals* (for example domestic extensions, conservatories, garages, outbuildings and satellite dishes), which should incorporate climate change measures. Guidance A Climate Change Statement sets out how the application proposal:
Further guidance is provided by the Council’s Residential Design (Including Adaptable and Accessible Accommodation) and Sustainable Urban Drainage Systems Supplementary Planning Guidance. |
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9. Community Cohesion and Good Relations Statement Policy Policies CGR1 and CGR2 of the Belfast LDP Plan Strategy SPPS Para. 4.17 |
Promoting good relations is key to improving the quality of life for everyone. A Community Cohesion and Good Relations Statement sets out how development proposals at interface locations have involved appropriate early engagement with communities and is supported. When is it required? A Community Cohesion and Good Relations Statement is required for applications for development at interface locations, in close proximity to peace infrastructure, or which would impact upon contested space. For proposals for shared ‘meanwhile’ uses at interface locations, the Community Cohesion and Good Relations Statement shall also include a “Community Consultation Statement” that demonstrates how shared community engagement has been undertaken. Guidance A Community Cohesion and Good Relations Statement sets out how the application proposal addresses the following principles:
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10. Construction Environmental Management Plan (CEMP) Policy Policies ENV1 and NH1 of the Belfast LDP Plan Strategy SPPS Para. 4.11-4.12, Annex A |
A Construction Environmental Management Plan is a plan developed to avoid, minimise or mitigate any construction effects on the environment. When is it required? A Construction Environmental Management Plan is required to support applications for:
(CEMPs for other forms of development will not normally be required to be submitted until after planning permission has been granted as a condition of planning permission). Guidance The Construction Environmental Management Plan should generally include:
Guidance on the content of Construction Environmental Management Plans is available on the Department for Agriculture, Environment and Rural Affairs website. |
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11. Contaminated Land Report Policy Policy ENV1 of the Belfast LDP Plan Strategy |
Land contamination can harm human health, drinking water supplies, groundwater and surface water, soils, ecosystems including wildlife, animals and wetlands, and property. It is the responsibility of the developer to ensure that the development is safe and suitable for the purpose for which it is intended, or can be made so by remedial action A Contamination Land Report assesses the suitability of the site for its proposed end use. It sets out the nature of contaminants, the level of risk to future occupants, users of land or environment, and mitigation measures to reduce any risks to an acceptable level. When is it required? A Contaminated Land Report is required where new development is proposed on, or in proximity to, land which has a current or previous use that has the potential for contamination. In those cases, there is possibility of risk to human health or the environment if the proposed development proceeds without proper consideration of contaminated land risks. Examples of potentially contaminated land include:
Guidance A Contaminated Land Report must be produced by a competent person in accordance with the staged risk based approach presented in the ‘Land contamination risk management (LCRM)' guidance published by the UK Environment Agency. A staged approach is required as follows:
It should be noted that references to the Part 2A contaminated land regime within the LCRM do not apply in Northern Ireland. All Land Contamination Assessments must be undertaken having regard to relevant British Standards and industry best practice (as outlined within the LCRM guidance). Applicants are also referred to the information available in the DAERA Developers' Guide - Redeveloping Land Affected by Contamination, best practice guidance. The Northern Ireland Environment Agency (NIEA) Land Use Database contains a record of approximately 14,000 sites across Northern Ireland that have had previous industrial land use(s). This database is available via the OSNI Spatial NI - Map Viewer. Other important sources of information in regard to land contamination assessments include historical maps (such as those provided within the PRONI Historical Maps viewer) and geological and hydrogeological information (such as that provided within the GSNI GeoIndex map viewer). It may also be useful to seek environmental information on specific sites from relevant authorities, including the Environmental Health Service in the council. This should be done prior to the planning application being made. |
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12. Contextual Design Information Policy Policies DES1, BH1, BH2, BH3 and BH4 of the Belfast LDP Plan Strategy SPPS Para. 4.23- 4.40 |
Contextual Design Information is visual material, such as a drawing or CGI, which accurately reflects the proposal in its immediate and local context, usually the existing street scene into which the development is to be placed. Planning policy requires careful consideration of the local context, urban character, the needs of residents and the local economy. New development should bring about an improvement of the area and sit comfortably within the area in which it is proposed. When is it required? Contextual Design Information will be required for:
Guidance The type of Contextual Design Information that is required will depend on the nature of the proposals, its location, scale and the expected impacts. Design and the impact of proposals on the urban and rural environment are very important planning considerations. Contextual Design Information demonstrates how a proposal is placed within the established area and accordingly how it fits into its visual context and may include:
Specific requirements can be discussed as part of a Pre-Application Discussion. |
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13. Daylight, Sunlight and Overshadowing Assessment Policy Policy DES1 of the Belfast LDP Plan Strategy Residential Extensions and Alterations SPG SPPS Para. 4.23- 4.40 |
A Daylight, Sunlight and Overshadowing Assessment is used to assess the impact of new development on existing surrounding properties and open spaces in terms of daylight and sunlight, as well as the performance of the development for future occupants. New development should maximise sunlight and daylight, both within the new development and to neighbouring properties. Development should seek to minimise overshadowing or blocking of light to adjoining properties. When is it required? An assessment will be required in support of all applications involving:
Guidance To assess the impact of proposals on adjoining properties, including associated gardens or amenity space in respect of loss of daylight and sunlight, it is recommended that a “daylight, vertical sky component, sunlight availability and shadow study” is undertaken and assessed against the criteria set out in: Building Research Establishment Site Layout Planning for Sunlight and Daylight: A Guide to Good Practice (2011) and the British Standard BS8206-2:2008 Lighting for buildings – Part 2: Code of Practice for Daylighting. The information included in the assessment should be sufficient to determine the existing and expected levels of daylight, sunlight and overshadowing on neighbouring properties and the measures that will be taken to mitigate the expected impact of the proposed development. Having regard to the Council’s Residential Extensions and Alterations Supplementary Planning Guidance, new buildings and extension on daylight can be assessed using the 45 degree angles tests to indicate where a proposal is likely to overshadow neighbouring properties. The tests take into account the location of the neighbouring property’s/properties’ closest main habitable rooms (bedrooms, living rooms, dining rooms or kitchens) and provides a tool to help assess the loss of light as a result of proposed extensions to the front and rear of a residential property. Further guidance is contained in the Council’s Residential Extensions and Alterations Supplementary Planning Guidance. |
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14. Demolition Justification Statement Policy Policies BH2, BH3 and ENV2 of the Belfast LDP Plan Strategy SPPS Para. 6.13, 6.15, 6.18s, 6.19 and 6.22 |
The council seeks to safeguard buildings that make a material contribution to a Conservation Area or Area of Townscape Character. The retention of buildings and structures can also be more a sustainable approach than demolition and replacement with new buildings. Policy ENV2 of the Plan Strategy seeks to avoid demolition, where feasible, with consideration given to how existing buildings or main structures can be re-used. A Demolition Justification Statement demonstrates why a building or structure that is normally protected by planning policy cannot be retained. When is it required? A Demolition Justification Statement is required in the following circumstances:
Guidance The Demolition Justification Statement should explain why it is not feasible to retain and re-use the existing building/s or main structure/s that are proposed to be demolished. Factors may include the structural condition of the building and/or financial viability and need to be evidenced. In this regard, a Demolition Justification Statement may incorporate the requirements of sections 26 Marketing Statement and 44 Viability Statement. The Demolition Justification Statement should also include measures to minimise any waste through the re-use of as much building material as possible. If acceptable, those measures may be a secured as a planning condition were planning permission to be granted. The level of detail included in the Demolition Justification Statement should be proportionate to the nature and function of the building and the issues involved. |
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15. Drainage Assessment Policy Policies ENV4 and ENV5 of the Belfast LDP Plan Strategy SPPS Para. 6.104 and 6.113 Planning and Flood Risk Supplementary Planning Guidance |
A Drainage Assessment sets out the drainage issues relevant to new development and the measures to provide the appropriate standard of drainage. The detail of the assessment will be proportionate to the nature of the proposal. When is it required? The Planning and Flood Risk Supplementary Planning Guidance states that a Drainage Assessment is required for all development proposals that exceed any of the following thresholds.
A Drainage Assessment will also be required for any development proposal, except for minor development, where:
If written consent from DFI Rivers is required under the terms of Schedule 6 of the Drainage (NI) Order 1973, this should be submitted with your application as part of the Drainage Assessment. Guidance Further guidance is provided by the council’s Planning and Flood Risk Supplementary Planning Guidance. |
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16. Economic Statement Policy Policy EC3 of the Belfast LDP Plan Strategy SPPS Para. 6.79-98 Chapter 9 of the Developer Contributions Framework |
An Economic Statement sets out the economic effects of new development on the area, whether specific to the neighbourhood in which the proposal would be located, city-wide or region. When is it required? An Economic Statement is where:
Guidance An Economic Statement should include:
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17. Employability and Skills Profile Policy Policies SP4, EC3 and EC4 of the Belfast LDP Plan Strategy SPPS Para. 6.79-98 Chapter 9 of the Developer Contributions Framework |
Chapter 9 of the Developer Contributions Framework sets out the circumstances in which developers will be required to make contributions to employability and skills. An Employability and Skills Profile provides a breakdown of proposed uses and an estimate of potential jobs to be created/displaced as a result of the development. This information will enable the Council to undertake a “skills assessment”, which will inform whether employability and skills interventions are needed as a result of the development. When is it required? An Employability and Skills Profile is required for all applications for Major development, except for applications for environmental improvements, change of use of land or Multi-Use Game Areas (MUGAs) and proposals resulting in the loss of economic development uses. Guidance An Employability and Skills Profile should include: Construction
Operation
The submitted information should be sufficient for the Council to carry out a “skills assessment” to establish whether employability and skills interventions are required. Where interventions are required, the applicant will be required to provide an Employability and Skills Plan. This will normally be secured through a Section 76 Planning Agreement (see section 25). Further guidance is provided by the council’s Developer Contributions Framework. |
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18. Event Management Plan Policy Policy ENV1 of the Belfast LDP Plan Strategy SPPS Para. 4.11, 6.90 and 6.208. 6.213, Annex A |
An Event Management Plan sets out proposal to minimise the transportation impacts of any events that would be held as a result of new development. When is it required? An Event Management Plan will be required for commercial, recreational and community proposals which will involve the hosting of events that generate significant large numbers of attendees. Guidance An Event Management Plan should be submitted for events that could result in significant travel disruption. The measures should consider the types of trips, in all modes, likely to visit the site, to ensure they can arrive, park if necessary and depart without causing a traffic safety hazard or disruption to other traffic on the network. Where disruption to the network is anticipated, the Event Management Plan should propose measures that are co-ordinated with PSNI, Department for Infrastructure Roads, and the local community as necessary, to mitigate these impacts. It should consider measures to encourage sustainable travel, such as public transport, the use of coaches and off-site park and ride and shuttle bus facilities. |
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19. Environmental Statement (EIA) |
An Environmental Statement is a legislative requirement for applications for certain types of development. It sets out the likely significant effects of new development on the environment, whether positive or negative, and can relate to environmental, social and economic impacts. When is it required? Under the Planning (Environmental Impact Assessment) Regulations 2017, certain types of application need to be accompanied by an Environmental Statement. An Environmental Statement is required where:
Guidance The purpose of an Environmental Statement is to assess the environmental, social and economic effects of development. Where an Environmental Statement is needed, the City Council cannot process the planning application without it. The planning application process will be subject to extended consultation in line with the Regulations. The requirement for an Environmental Statement can be discussed as part of the Pre-Application Discussion process. If the development proposal falls under Schedule 2 of the Regulations, the applicant is strongly advised to submit a formal request to the City Council for a screening opinion prior to making the planning application. Applications accompanied by an Environmental Statement are subject to an additional planning fee. |
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20. Flood Risk Assessment Policy Policy ENV4 of the Belfast LDP Plan Strategy SPPS Para. 6.99-132 Planning and Flood Risk Supplementary Planning Guidance |
A Flood Risk Assessment is an assessment of the risk of flooding from all flooding mechanisms, the identification of flood mitigation measures and should provide advice on actions to be taken before and during a flood. When is it required? Policy ENV4 of the Plan Strategy and Planning and Flood Risk Supplementary Planning Guidance sets out the circumstances when a Flood Risk Assessment is required. This includes for new development in flood risk areas. Guidance Refer to the council’s Planning and Flood Risk Supplementary Planning Guidance for when a Flood Risk Assessment is required and what should be included in it. The detail and complexity of the Flood Risk Assessment should be commensurate with the size and complexity of the development. Flood Maps can be viewed on the Department for Infrastructure website. Further guidance is provided by the council’s Planning and Flood Risk Supplementary Planning Guidance |
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21. Health Impact Assessment (HIA) Policy Policy HC1 of the Belfast LDP Plan Strategy SPPS Para. 3.2, 4.3-4.10 |
A Health Impact Assessment (HIA) helps to ensure that health and wellbeing are properly considered in development proposals. In looking at how a proposal might affect people’s health, an HIA can identify ways to amend the proposal to reduce possible harmful effects and increase possible beneficial effects. HIAs can be done at any stage in the development process but are best done at the earliest stage possible in project design to allow scope for mitigations and other improvements. When is it required? A Health Impact Assessment is required for applications for Major residential, commercial and industrial developments. Guidance The Health Impact Assessment should demonstrate how the proposal meets the following:
Further guidance is provided by the Planning Service’s Promoting Healthy Communities Technical Advice Note 1. |
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22. Householder Design Statement Policy RD2, ENV2, ENV3, ENV5, GB1 and TRE1 of the Belfast LDP Plan Strategy Residential Extensions and Alterations SPG SPPS Para. 4.23- 4.40 |
A Householder Design Statement is a statement on how a proposal to alter or extend a residential property promotes good design, ensures a quality residential environment for householders and their neighbours, and promotes sustainability. When is it required? A Householder Design Statement is required to support applications for domestic extensions, garages and outbuildings. Guidance The Householder Design Statement should demonstrate how the proposal:
Further guidance is provided by the council’s Residential Extensions and Alterations Supplementary Planning Guidance. |
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23. Housing Mix Statement Policy Policy HOU6 of the Belfast LDP Plan Strategy Affordable Housing and Housing Mix SPG SPPS Para. 4.14. 4.16. 6.137 |
A Housing Mix Statement provides details of the proposed mix of house types and sizes for new housing proposals of a certain scale. The aim is to promote choice and assist in meeting community needs. There should be particular emphasis on provision for smaller homes across all tenures. When is it required? A Housing Mix Statement is required for applications for new residential development on sites greater than 0.1 ha and/or containing 5 or more residential units. Guidance The Housing Mix Statement shall include the following information:
Further guidance is provided by the Council’s Affordable Housing and Housing Mix Supplementary Planning Guidance. |
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24. Landscape and Visual Impact Assessment (LVIA) Policy Policies LC1, LC2, LC3 and DC1 of the Belfast LDP Plan Strategy SPPS Para. 4.39 and 6.76
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A Landscape and Visual Impact Assessment is the process of evaluating the effects of a proposal on views and on the landscape itself. There is an important distinction between visual effects (the human view or perception) and the landscape effects (which occur whether or not anyone can see them). When is it required? A Landscape and Visual Impact Assessment is required for:
Guidance A Landscape and Visual Impact Assessment considers the impact of new development in the landscape. Understanding the character quality and value of the landscape determines the sensitivity of that landscape to accommodate change through development. The two components of a Landscape and Visual Impact Assessment are:
The Landscape and Visual Impact Assessment should clearly demonstrate an understanding of the difference between them. The sensitivity of receptors (people) to changes in view is dependent upon the activity, location and nature of the view experienced. People engaged in outdoor sports or occupiers of commercial buildings are considered to be of low sensitivity, with road users, footpath users and views from upper storeys of residential properties of medium sensitivity. Residents experiencing views from principal rooms and people visiting well-known beauty spots are considered of high sensitivity to change. A Zone of Visual Influence map (ZVI) or Critical View analysis should also be included. Further information can be obtained from the Guidelines for Landscape and Visual Impact Assessment published jointly by the Landscape Institute and the Institute of Environmental Assessment in 2013. |
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25. Lighting Assessment Policy Policies ENV1, OS5 and OS7 of the Belfast LDP Plan Strategy SPPS Para. 4.11 and 6.213 |
A Lighting Assessment explains how proposals that include largescale external lighting will impact on visual amenity of the area, and the living conditions of local people. When is it required? A Lighting Assessment is required for:
Guidance A Lighting Assessment should include the following as a minimum:
Detailed guidance on conducting an artificial lighting assessment can be found in the ILP ‘Guidance on Undertaking Environmental Lighting Impact Assessments’ Applicants should also refer to the Institute of Lighting Professionals’ publication: Guidance Note for the reduction of obtrusive light (GN01/2011, revised in 2020 GN01/20). Further guidance is provided by Sport England – Outdoor Sports Lighting Briefing Note |
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26. Marketing Statement Policy Policies BH2, EC4 and TLC2 of the Belfast LDP Plan Strategy Loss of Zoned Employment Land SPG |
A Marketing Statement demonstrates whether or not the existing use of a building or land is viable or likely to be viable in the context of market testing. When is it required? A Marketing Statement is required where the applicant seeks to demonstrate that the current use of a building or land is no longer viable or is unlikely to be viable, and believes that this is an important material consideration when the planning application is assessed. For example, a Marketing Statement may be used to support applications which involve:
Guidance: The City Council expects the building or land to be subject to rigorous marketing for a minimum period of 18 months. The Marketing Statement should include the following information:
Further guidance is contained in the council’s Loss of Zoned Employment Land Supplementary Planning Guidance. |
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27. Master planning Statement Policy Masterplanning Approach for Major Development SPG SPPS Para. 3.3, 4.2, 4.11, 4.12, 4.23-4.36
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A Masterplanning Statement sets out how proposals for Major development accord with the masterplanning principles set out in Policy DES2 of the Plan Strategy. When is it required? A Masterplanning Statement is required for all applications for Major development. Guidance: Masterplanning Statement shall explain how the proposal satisfies the following masterplanning principles. Where a criterion is not met, this must be justified.
Further guidance is contained in the council’s Masterplanning Approach for Major Development Supplementary Planning Guidance. |
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28. Noise and Vibration Impact Assessment (NVIA) Policy Policy ENV1 of the Belfast LDP Plan Strategy Sensitive Uses SPG SPPS Para. 4.11-4.12, Annex A |
A Noise and Vibration Impact Assessment sets out the potential for new development to impact on its surroundings by way of noise and/or vibration. Where necessary, it will include measures to mitigate noise and vibration impacts, particularly if the site is surrounded by sensitive premises such as housing and other residential uses. When is it required? A Noise and Vibration Impact Assessment is required where:
Guidance The Noise and Vibration Impact Assessment should:
Reference should be made to current guidance such as: BS4142:2014+A1:2009 ‘Methods for rating and assessing industrial and commercial sound’, BS8233 ‘Guidance on sound insulation and noise reduction for buildings’, WHO Guidelines for Community Noise 1999; BS6272-1 Guide to evaluation of human exposure to vibration in buildings; ProPG Guidance: Planning and Noise (2017) and IEMA Guidelines for Noise Environmental Noise Impact Assessment. Further guidance is contained in the council’s Sensitive Uses Supplementary Planning Guidance. |
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29. Odour Impact Assessment Policy Policy ENV1 of the Belfast LDP Plan Strategy SPPS Para. 4.11 and 6.90 |
An Odour Impact Assessment assesses the impact of odour generating uses on sensitive receptors; or to assess the impact of existing nearby odour generating uses on proposals whose use/s are sensitive by nature. Where necessary and appropriate, the assessment should include measures to mitigate odour impacts. This shall include details of proposed odour abatement system controls and demonstrate that the proposed controls are fit for purpose. When is it required? An Odour Impact Assessment will be required in the following circumstances:
Guidance An Odour Impact Assessment must be carried out by competent person/s and in line with current best practice and guidance. Applicants are referred to guidance provided by IAQM: Guidance on the Assessment of Odour for Planning (version 1.1 July. 2018) Details of an odour abatement system should include:
Useful guidance is provided by DEFRA – Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (2005) (This guidance was officially withdrawn in 2017 but remains a useful reference point) A Noise Assessment may also be required (see section 27). Further guidance is contained in the council’s Sensitive Uses Supplementary Planning Guidance. |
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30. Parking Survey Policy Policy TRAN8 and TRAN9 of the Belfast LDP Plan Strategy SPPS Para. 6.296, 6.297 and 6.304 Parking Standards (DFI) Creating Places |
A Parking Survey assesses the number and location of vehicles parked at any one time in the vicinity of the application site, either on street or in existing car parks, and provides an indication of parking trends and any available capacity that could serve the new development. When is it required? A Parking Survey should be submitted when there is an identified parking need that cannot be accommodated within the application site. Typically, it is used to demonstrate whether there is sufficient parking capacity on public roads or streets to accommodate the additional vehicles generated by the new development. Guidance The Parking Survey can form part of a Transport Assessment or Transport Assessment Form. It should be undertaken over a minimum of two days at appropriate times during the day and evening, and on both weekdays and weekends. Further guidance on when a Parking Survey is required and what should be included in it can be obtained from the Department for Infrastructure Roads Eastern Division. |
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31. Phasing Plan Policy Policies DES1 and DES2 of the Belfast LDP Plan Strategy SPPS Par. 6.301 |
A Phasing Plan sets out the sequence in which the various parts of a larger development scheme will be brought forward. The phasing is indicated on a diagrammatic plan with supporting narrative that describes the sequencing and why it is to take place in that order. When is it required? Where the phasing of development of a site is critical, either from a planning or commercial perspective. This may include the sequencing of development to ensure that necessary infrastructure is put in place, such as a roads, affordable housing or a community facility. Guidance Where circumstances warrant, plans may show a phased release of development land. Phasing may be necessary having regard to infrastructure requirements or the adequacy of other services, which may indicate that a particular area cannot be released for development until a particular stage in the plan period. It may also take into account any relocation of people, sale or rental of land, property market, movement issues, land ownership patterns, funding availability, and relevant planning processes and legislation. |
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32. Planning Agreement (Heads of Terms Forms) Policy Policies DES1, HOU5, HOU12, RD1, CRG1, HC1, CI1, CC1, TRAN8, ENV5 and OS3 of the Belfast LDP Plan Strategy SPPS Para. 5.66, 5.67, 5,69 and 5.77 Developer Contributions Framework |
A Planning Agreement is a legally binding agreement, normally between the applicant, landowner and council, to secure specific planning obligations necessary to make development acceptable. Planning agreements are typically used to secure affordable housing, travel plans, green travel measures, management of open space in residential schemes, student management plans for purpose-built managed student accommodation, employability and skills plans and financial developer contributions. The Planning Agreement must be signed and completed before the planning permission can be issued. A Heads of Terms Form sets out the applicant’s intention to enter into a Planning Agreement as part of the planning application process, including the planning obligations that it is expected to contain. When is it required? A Heads of Terms Form should be provided for all applications where it is expected that a Planning Agreement will be a prerequisite to the granting of planning permission. Guidance We require you to complete the Heads of Terms Form template. Please email planning@belfastcity.gov.uk to request this form. The requirement for a Planning Agreement can be discussed as part of the council’s Pre-application Discussion service. The council’s Developer Contributions Framework sets out circumstances when a Planning Agreement will be required to secure developer contributions. Further guidance on planning agreements is provided by Development Management Practice Note 21: Section 76 Planning Agreements |
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33. Planning Statement Policy Belfast LDP Plan Strategy SPG SPPS
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A Planning Statement is a written document that explains the rationale for a proposal within the relevant planning policy context When is it required? A Planning Statement is required for applications for:
Guidance The Planning Statement should set out how a development proposal takes account of relevant planning policies and other material considerations. It should include:
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34. Retail Impact Assessment Policy Policy RET2 of the Belfast LDP Plan Strategy Retail and Main Town Centre Uses SPG SPPS Para. 6.283 and 6.290 |
A Retail Impact Assessment considers the impacts of proposals for retail or other main town centre uses (including cultural and community facilities, retail, leisure, entertainment and businesses) on the vitality and viability of the city centre, town centres, district and local centres. When is it required? A Retail Impact Assessment is required for proposals for retail or other main town centre uses above a threshold of 1,000 sqm or above, on the edge of or outside of designated centres. Guidance Planning policy requires a town centre first approach for the location of future retailing and other main town centre uses. The planning system should protect and enhance diversity in the range of town centre uses appropriate to their role and function, such as leisure, cultural and community facilities, housing and business. A Retail Impact Assessment considers the impacts of development proposals for retailing and other main town centre uses on the vitality and viability of existing centres in the catchment including the primary retail core; district and local centres. It should consider:
Further guidance is contained in the council’s Retail and Main Town Centre Uses Supplementary Planning Guidance. |
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35. Sequential Test (main town centre uses) Policy Policy RET2 of the Belfast LDP Plan Strategy Retail and Main Town Centre Uses SPG SPPS Par. 6.280 |
The Sequential Test guides main town centre uses to sites within centres locations first. If no centre sites are available, developers should consider an edge of centre location. Only when centre locations or edge of centre locations are unavailable, can consideration be given to an out of centre location. In such cases the developer will still be required to demonstrate that the proposal will not harm existing centres. When is it required? The Sequential Test should be applied when an application for retail or other main town centre development3 is proposed either in an edge of centre or an out of centre location. Guidance Planning policy requires new retail development and the town centre before considering an edge of centre site. It supports the viability and vitality of town centres by placing existing town centres foremost in both plan-making and decision-taking. There are four steps to follow when undertaking a Sequential Test.
The applicant should submit a written statement with their application that sets out how the sequential test has been applied. Further guidance is contained in the Council’s Retail and Main Town Centre Uses Supplementary Planning Guidance. |
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36. Specialist Housing Statement Policy Policy HOU8 of the Belfast LDP Plan Strategy SPPS Para. 4.14. 4.16. 6.137 |
A Specialist Housing Statement demonstrates how proposals for specialist residential accommodation, such as extra care housing, nursing homes and residential care homes, are required to meet a particular need, as well as being locationally sustainable with good access to shops, public transport and services. When is it required? A Specialist Housing Statement is required for all applications for specialist residential accommodation, including both new build and extensions, including sheltered housing, extra care housing, nursing homes and residential care homes. Guidance The Specialist Housing Statement should demonstrate how the proposal complies with the following criteria in Policy HOU8. Where a criterion is not met, this must be justified.
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37. Structural Survey Policy Policies BH1, BH2, BH3, ENV2 and DC3 of the Belfast LDP Plan Strategy SPPS Para. 6.13, 6.15, 6.18, 6.22 and 6.73 |
A Structural Survey is a report into the structural integrity of a building and its suitability for retention or conversion. The survey needs to investigate the suitability of the building for its intended purpose. It must accurately detail the physical condition of the existing building/s and the extent of demolition, re-building and repair required, and also explain the method by which the building’s retention or conversion would be carried out. When is it required? A Structural Survey will be required in relation to proposals to demolish, either whole or in part, protected buildings such as buildings in Conservation Areas, Areas of Townscape Character or Listed Buildings, where those buildings make a positive contribution to the character of appearance of the area and special justification for the demolition is required. In the case of proposals for removal of a public elevation of an unlisted building in a Conservation Area which makes a material contribution to its appearance or character, a Structural Survey will be required to demonstrate that the public elevation can be removed without unduly compromising the integrity of the remainder of the building which is to be retained. Guidance A Structural Survey should be carried out by a suitably qualified engineer. Where alteration/demolition is proposed this must be clearly identified on the floor plans and elevations of the proposal and be cross referenced in the Structural Survey. Drawings must include scaled sections and coloured or hatched plans identifying building fabric to be demolished, rebuilt or repaired. |
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38. Student Accommodation Needs Statement Policy Policy HOU12 of the Belfast LDP Plan Strategy PBMSA SPG |
A Student Accommodation Needs Statement supports applications for Purpose Built Managed Student Accommodation (PBMSA). It seeks to ensure that the need for student accommodation can be met in an economically, socially and environmentally sustainable way. Applicants are required to demonstrate that there is a need for the accommodation based on robust evidence. When is it required? A Student Accommodation Needs Statement is required for all applications for Purpose Built Managed Student Accommodation. Guidance Policy HOU12 of the Plan Strategy and the council’s Purpose Built Managed Student Accommodation Supplementary Planning Guidance provide guidance on proposals for PBMSA. Specific advice on need is set out in paragraphs 5.53 – 5.56 of the guidance. The Student Accommodation Needs Statement should provide evidence, as appropriate, to enable the assessment of need, based on known demand and supply indicators at the time within the student housing sector, including details of:
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39. Tall Buildings Design Statement Policy Policy DES3 of the Belfast LDP Plan Strategy Tall Buildings SPG SPPS Para. 3.3, 4.2, 4.11, 4.12, 4.23-4.36 |
A Tall Buildings Design Statement sets out how proposals for buildings of 35 metres above ordnance datum (AOD) or taller address the design criteria set out in Policy DES3 of the Plan Strategy. When is it required? A Tall Buildings Design Statement is required for all applications for buildings of 35 metres above ordnance datum (AOD) or taller. The upper height threshold of 35m AOD will include extensions to existing buildings as well as any additional massing required at roof level to accommodate plant, such as air handling units and lift/stair overruns Guidance: The Tall Buildings Design Statement shall explain how the proposal satisfies each of the criteria in Policy DES3 of the Plan Strategy. Where a criterion is not met, this must be justified. The Tall Buildings Design Statement should include a thorough urban design analysis which covers:
Further guidance is contained in the council’s Tall Buildings Supplementary Planning Guidance. |
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40. Tele-communications Supporting Statement Policy Policy ITU1 of the Belfast LDP Plan Strategy SPPS Para. 6.235-250
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Telecommunications infrastructure plays an increasingly important role in our everyday lives in terms of our domestic needs, supporting business and commerce, as well as the emergency services. However, such infrastructure has the potential to be damaging to the townscape and countryside. A Telecommunications Supporting Statement sets out the rationale for proposals for new or replacement masts and base stations, provides technical justification for the proposals and demonstrates how it has been sited and designed to minimise visual and environmental impact. When is it required? A Telecommunications Supporting Statement is required for all applications for telecommunications infrastructure comprising masts, antennae and base stations. Guidance A Telecommunications Supporting Statement must include this information: Design Statement In accordance with Policy ITU 1 of the Plan Strategy, the council will permit proposals for telecommunications development where such proposals, together with any necessary enabling works, will not result in unacceptable damage to visual amenity or harm to environmentally sensitive features or locations, or heritage features. In addition to the technical plans and drawings required by Appendix 2 of the Application Checklist, applications must include:
Technical justification Applications must include:
Mast sharing and existing structuresIn accordance with Policy TEL 1 it must be demonstrated that (a) the sharing of an existing mast or other structure has been investigated and is not feasible; or (b) a new mast represents a better environmental solution than other options. Applications must include:
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41. Transport Assessment Policy Policy TRAN3 of the Belfast LDP Plan Strategy Transportation SPG SPPS Para. 6.303 Chapter 10 of the Developer Contributions Framework |
A Transport Assessment is a comprehensive review of all the potential transport impacts of a proposed development or re-development, with an agreed plan to mitigate any adverse consequences. When is it required? A Transport Assessment is required where the new development would likely have significant transport implications. Applicants should complete a Transport Assessment Form (TAF) to help establish if a detailed Transport Assessment is needed (see section 41). The following table provides an indicative guide as to when a Transport Assessment may be required.
Guidance A Transport Assessment is a comprehensive review of all the potential transport impacts of a proposed development, with an agreed plan to mitigate any adverse consequences. The coverage and detail of the Transport Assessment should reflect the scale and the likely extent of transport impacts of the proposed development. Developers need to consider a wide range of options to deal with the transport impacts of a development rather than simply increasing highway capacity to meet demand. Such measures may include the preparation of a Travel Plan (see section 42), travel cards, financial incentives to encourage alternatives to private car use, infrastructure improvements to make walking and cycling more attractive or public transport service improvements. Further guidance on Transport Assessments is provided by the Department for Infrastructure’s publication, Transport Assessment: Guidelines for Development Proposals in Northern Ireland (November 2006) |
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42. Transport Assessment Form Policy Policy TRAN2 of the Belfast LDP Plan Strategy SPPS Par. 6.293-305
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A Transport Assessment Form is a tool that applicants can use to screen out those applications where no further information on the transport impacts of the proposal is required. When is it required? A Transport Assessment Form (TAF) should be submitted for the following types of proposal:
Guidance Further advice can be found on the Department of Infrastructure Roads website |
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43. Travel Plan Policy Policy TRAN4 of the Belfast LDP Plan Strategy SPPS Par. 6.293-305 Transportation SPG Chapter 10 of the Developer Contributions Framework |
A Travel Plan is a means of mitigating the transportation impacts of new development through long-term management measures to promote sustainable travel. When is it required? The requirement for a Travel Plan will be informed by a Transport Assessment (see section 29). Guidance A Travel Plan is intended to influence the way people travel to / from new development by encouraging more walking, cycling and public transport use. The transport measures contained in a Travel Plan should address the scale and the anticipated transport impacts of the proposed development and be tailored to the development proposal. Travel Plans that provide a range of coordinated transport measures will be more effective in changing travel behaviour. A Travel Plan can help mitigate the transport and parking impacts associated with proposed developments. Further guidance on when a Travel Plan and what it should include can be obtained from the Department for Infrastructure Roads Eastern Division. |
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44. Tree Survey Policy Policies TRE1 and LC1 of the Belfast LDP Plan Strategy Trees and Development SPG SPPS Para. 6.192 Creating Places |
A Tree Survey (or arboricultural survey) assesses the impact of new development on any existing trees that are likely to be affected by the proposal, whether they are within the site or adjacent to it. The Tree Survey will assess the health and condition of the affected and assess their amenity value to the character and appearance of the area. The survey should also set out measures to protect the trees during construction. When is it required? Where the new development has the potential to impact on existing trees on or adjacent to the site (including street trees). Guidance Applicants will need to satisfy the council that new development will not have an adverse impact on important trees within or adjacent the site, and that a high quality and ecologically friendly landscaping scheme can be provided as part of the scheme. A Tree Survey should be carried out in accordance with BS5837:2012 Trees in relation to design, demolition and construction – recommendations (or any subsequent replacement BS) and should be prepared by a suitably qualified and experienced arboriculturalist. The Tree Survey should include as a minimum:
Further guidance is contained in the Council’s Trees and Development Supplementary Planning Guidance. |
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45. Viability Assessment Policy Policies HOU5, BH1, BH2 and BH3 of the Belfast LDP Plan Strategy SPPS Para. 6.13 Development Viability SPG Chapter 17 of the Developer Contributions Framework
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The financial viability of proposals may in some circumstances be a material planning consideration. A scheme is viability where, after taking account of all costs, the proposal provides a competitive return to the developer to ensure that development takes pace and generates a land value sufficient to persuade a land owner to sell the land for the development proposed. If these conditions are not met, a scheme will not be delivered. A Viability Assessment assesses whether a development proposal is viable. When is it required? A Viability Assessment is required in exceptional circumstances where the normal planning policy requirement cannot be achieved on grounds of viability, such as:
Guidance The Viability Assessment should be supported by appropriate available evidence, informed by engagement with developers, landowners, infrastructure and, where applicable, affordable housing providers. They should:
A Viability Assessment should be carried out by a suitably qualified professional such as a quantity surveyor. The council may choose to commission an independent review of the Viability Appraisal, the cost of which will be met by the applicant. Further guidance is provided by the council’s Development Viability Supplementary Planning Guidance and Developer Contributions Framework |
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46. Waste Management Plan Policy Policy DES1 of the Belfast LDP Plan Strategy Waste Infrastructure SPG SPPS Para. 3.3, 4.2, 4.11, 4.12, 4.23-4.36
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A Waste Management Plan sets out how waste will be managed when new development is occupied (residential) or operational (commercial). When is it required? A Waste Management Plan is required in the following circumstances:
Guidance The Waste Management Plan will establish the volume of waste likely to arise from new development once occupied or operational and sets out the provision for waste storage and access. The Waste Management Plan should ensure that appropriate provision is made to:
It should include:
Further advice on waste storage guidelines can be found on the council's website as well as these publications: Local Government Waste Storage Guide for Northern Ireland (2010); Supplementary Waste Storage Guidance for Housing and Apartment developments in Belfast 2017; and Supplementary Waste Storage Guidance for Purpose Built Managed Student Accommodation (PBMSA) (published June 2019). |
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47. Wind Energy Statement Policy Policy ITU4 of the Belfast LDP Plan Strategy SPPS Para. 6.227, 6.230, 6.233 Wind Energy Developments in Northern Ireland’s Landscapes SPG |
A Wind Energy Statement demonstrates how wind energy proposals comply with Policy ICU 4 of the Plan Strategy. When is it required? A Wind Energy Statement is required for applications for wind energy development. Guidance The Wind Energy Statement shall explain how the proposal satisfies each of the criteria in Policy ITU 4 of the Plan Strategy. Where a criterion is not met, this must be justified.
Further guidance is contained in the Wind Energy Development in Northern Ireland’s Landscapes Supplementary Planning Guidance. |
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