Question

Is the development sited and designed in accordance with the sequential test set out in PPS 25?

1. Site is within Zone 1 on Environment Agency floodmap. For sites over 1ha: Flood Risk Assessment produced as per PPS25, vulnerability to flooding from sources other than river and sea considered, and the impact of hard surfaces and surface water run-off considered. Layout and design of development to reduce risk of flooding and impact of flooding, and mitigation measures to reduce the potential of the development to increase flooding elsewhere.
2. For Zone 2 sites: No suitable Zone 1 sites available. No “highly vulnerable” uses within the development application. Flood Risk Assessment produced as per PPS25, layout and design of development to reduce risk of flooding and impact of flooding, and mitigation measures to reduce the potential of the development to increase flooding elsewhere. Design measures incorporated to reduce the depth and speed of flooding to adjacent and surrounding properties. Demonstration that residual risks of flooding (after existing and proposed flood management and mitigation measures are taken into account) are acceptable. Management and mitigation risks may include flood defenses, flood resistant and resilient design, escape/evacuation, flood warning and emergency planning, robust infrastructure and utility provision.
3. For Zone 3a sites: No suitable Zone 1 or Zone 2 sites available. Only “less vulnerable” or “water compatible” uses within the development proposal. Flood Risk Assessment produced as per PPS25, layout and design of development to reduce risk of flooding and impact of flooding, and mitigation measures to reduce the potential of the development to increase flooding elsewhere. Design measures incorporated to reduce the depth and speed of flooding to adjacent and surrounding properties. Demonstration that residual risks of flooding (after existing and proposed flood management and mitigation measures are taken into account) are acceptable. Management and mitigation risks may include flood defenses, flood resistant and resilient design, escape/evacuation, flood warning and emergency planning, robust infrastructure and utility provision.
4. For Zone 2 sites: No suitable Zone 1 sites available. Development proposal includes “highly vulnerable” uses. Proposed development passes the Exception Test set out in PPS 25, and meets the requirements of B above.
5. For Zone 3a sites: No suitable Zone 1 or 2 sites available. Development includes “more vulnerable” uses (but not “highly vulnerable” uses). Proposed development passes the Exception Test set out in PPS 25, and meets the requirements of C above.

N.B. Essential infrastructure developments of the type acceptable in Zone 3b is unlikely to be covered by this checklist.

Question

What measures have been taken to reduce the contribution the development may make to flash flooding?

Question

How will ventilation and cooling be provided?

Question

On warm summer days, the air in urban areas can be 6-8°F hotter than surrounding areas. Scientists call these areas “urban heat islands.” This is due to building materials (particularly darker materials such as tarmac, and heavier materials such as concrete) absorbing and radiating heat.

Will the development seek to reduce the likelihood of contributing to a heat island effect through:

1. Provision of appropriate shaded green space and tree cover
2. Green roofs and vegetated walls
3. Design to enable air-flow throughout the development
4. Passive Solar design
5. Open water and fountains in public spaces
6. Shaded public spaces and footpaths

Question

What percentage of domestic water use in operation will be provided for by rain water collection and / or grey water recycling systems?

Question

What steps will the developer take to prepare an energy strategy for the proposed development to optimise the energy consumption of the site?

1. Minimising energy demand for the site through orientation and passive solar design,
2. Maximising the thermal efficiency of individual buildings through thermal mass and insulation
3. Minimising demand for water heating, space heating and cooling, lighting and power in individual dwellings through efficient equipment and controls
4. Calculating the residual energy demand for the site
5. Maximising the amount of the residual demand which can be provided through on-site generated renewable energy (either collective or on individual dwellings)
6. Meeting the remaining demand efficiently, e.g. CHP (non-biomass or waste powered), district heating and cooling, ground source heating and cooling

Question

What % of total site energy demand will be produced from an on-site renewable scheme?

e.g. wind, solar, hydro photovoltaic bank, CHP operating on biomass or waste.

Question

To what extent will the development take into account the hierarchy for feasible heating systems.

1. Solar Water heating
2. Tri-generation or co-generation, preferably powered by renewable
3. Community Heating
4. Heat pumps
5. Gas condensing boilers

Question

What percentage of buildings will be designed for and equipped with renewable energy technologies?

e.g. Photovoltaics, wind turbines, heat pumps, solar heating.

Question

What percentage of the development not intended to be initially fitted with renewable energy technologies will be designed to allow future installation of these technologies by occupiers?

Question

Will site heating / cooling / power / water / sewerage and communications infrastructure running through the public realm be designed for easy access and allow for future expansion of services?

Question

Will the developer made site wide provision for an energy infrastructure that allows renewable energy to be sustained on site?

Question

Will the site be smart metered, showing site occupiers net energy use, quantified over separate time periods?

Question

Has the community been actively involved in the development proposal:

1. Local community stakeholders have been told about the proposal (e.g. public notices and adverts) so that they can comment to the Planning Authority
2. Local community stakeholders have been consulted for opinions on a pre-prepared scheme (e.g. leaflets and return forms)
3. Local community stakeholders have been asked to select their preferred option from a range of schemes and their preferred proposal has been put forward (e.g. through remote surveys or through a public meeting)
4. Local community stakeholders have been involved in the preparation of this proposal (e.g. through workshops or participative processes)
5. Local community stakeholders produced the guidelines for the development of this proposal (e.g. Village Design Statements, Place check, Charrettes)

Question

Will a pack be provided to each dwelling containing information on:

1. Local transport services
2. Utility suppliers
3. Energy efficiency, including measure incorporated into the development and/or dwelling
4. Local amenities
5. Refuse collection
6. Recycling facilities
7. Local organisations and community groups
8. Information on local religious buildings and Parish Council information where applicable
9. Environmental technologies installed in the development and dwelling
10. Water efficiency information pack

Question

Will the development have provision for community management of facilities, open space, SUDS, grey water schemes etc.

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis.

How can the site be best characterised?

1. Contaminated land – remediated or awaiting remediation
2. Brownfield – derelict urban land
3. Undeveloped – Includes residential gardens.
4. Other: including brownfield – rural land, designated open space, designated sports pitches or recreation land, green belt, high quality agricultural land, land designated as of ecological importance, land with workable or potentially workable minerals

N.B. For biodiversity issues see the Ecology section

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 12, 13 and 20.

Percentage of site footprint to be enhanced as open space.

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 1, 2 and 5 and 17.

What percentage of the existing buildings on site will be re-used/ refurbished?

N.B. Building refurbishment should be favoured over new build where possible

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis.

Will a design statement, incorporating the findings of context appraisals and explaining emerging design principles be discussed with the Local Authority prior to the application? Is the development site’s rural character fully addressed?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 1, 2, 5, 10, 12, 13 and 20.

Will a landscaping scheme be drawn up for the site – to include POS, street scenes, public/private space boundaries and site boundaries, with landscape, ecological and historical assets preserved?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 1-5.

Will the design statement, incorporating information relating to the landscape and townscape character of the surrounding area, be discussed with the Local Authority prior to the application?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 4,7 and 9.

Are there physical and visual links between the development and the surrounding area, and how do they integrate the development with the surrounding area?

1. Are new routes into the site continuations of existing access points from the surrounding area?
2. How direct are sight lines of existing neighbourhood streets continued through the site?
3. Are main routes within the site connected directly to main routes in the wider area without feeding through existing routes with less capacity or with a primarily residential function?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 6-10.

Will the proposed street network provide a high quality public realm with a pedestrian friendly environment?

1. Has a choice of good pedestrian routes connecting to services and places people want to use been provided?
2. Are pedestrian routes direct with safe crossings at points where pedestrians want to cross?
3. Has a design strategy been produced to ensure that pedestrian routes are attractive, well-lit and safe?
4. Will street design calm traffic where appropriate?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 3, 4 and 12.

Will the development be designed to be easy for users to understand and orientate themselves in, and does it promote a neighbourhood identity?

1. Will entrances to the development and its different areas been designed as gateways?
2. Will landmarks, including memorable buildings, be used to help users orientate themselves?
3. Will clear views and deflected views of landmarks been created?
4. Will corner buildings be heightened or building line altered through set backs to act as landmarks?
5. Will nodes be emphasised through surface treatment?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 14 and 15.

Will the ‘Active Frontage Guidelines’ of the English Partnerships Urban Design Compendium be met in order to promote vitality? Note active frontages means encouraging pedestrian entrances and exits onto streets, which are frequently used.

N.B Although ‘English Partnerships’ is now the Homes and Communities Agency. The Urban Design Compendium still remains valid for consideration

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL question 10.

Will the development make a clear distinction between public fronts and private backs, allowing for secure gardens or parking, or delivery access at the rear and an overlooked, safe public realm?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 1-5 and 11-15.

Will the appearance of the development be visually appropriate, taking into consideration the local character, and will it complement the character of the location (e.g. urban or rural) whilst creating a strong identity for the new neighbourhood?

1. Building materials and colour complementing local character
2. Building style and form enhancing local character
3. Roofscapes visually respecting the developments location within a local context
4. Continuity of local building details such as windows and doors
5. Residential component of the development fostering a potential for personalisation by prospective residents
6. Contemporary approach to reflecting the local vernacular

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL question 20.

How far will the local community have to travel to reach high quality public green space?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question bears relevance with BfL question 17.

Will there be provision of accessible play space for the new development and will the development promote opportunities for sport and physical activity through good design?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL question 15.

Will flexibility be designed into commercial or light industrial units to provide adaptability to changing market needs?

1. Optimum adaptability to future use changes in terms of building depth (9-13m)
2. Optimum adaptability to future uses in terms of building width (5-7m frontages) or multiples of
3. Floor to floor heights to allow for vertical segregation of mixed uses and provide adaptability for future changes of use

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL questions 18 and 19.

Will the affordable housing be indistinguishable from the rest of the development in terms of aesthetics and distribution?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis. This question equates with BfL question 18.

Will a statement be prepared explaining how the development contributes to the required mix of housing for the area, in terms of type, size, tenure and reflecting the needs of the current and prospective community demographics?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis.

Will development be designed to ‘Secure By Design’ or equivalent standards?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis.

How much of the street lighting will be energy efficient with limited upward light transmission?

Question

This section of the checklist equates with the Building for Life Standard but not on a question by question basis.

Will the security lighting strategy be designed to minimise light pollution and disruption to neighbours?

Question

Will the development be within an existing public transport corridor?

1. Yes, sufficient capacity can be upgraded to accommodate users of the development during the build process
2. Yes, good capacity already exists for accommodating users of the development

Question

What will be the furthest distance any occupiers will have to walk via a safe route to access a regular public/community transport service offering a regular link to a local centre or key service centre?

Question

What provision will be made for a comfortable/safe bus, tram or train shelters or waiting rooms?

1. Shelters are provided
2. Comfortable, lit waiting areas in key locations with access to information. Where crime or the fear of crime is an issue these are covered by the use of CCTV

Question

How will car parking standards compare with local authority requirements?

1. Less than LA Max with parking restraint measures (limited on-site spaces, limited garage space, cycle parking space in dwellings and on-street)
2. As A, plus provision of alternate transport such as community buses, car clubs, car pooling spaces, car share infrastructure

Question

What % of car parks will be designed to be for flexible use? (e.g. play space, market space, when not being used for parking)

Question

Will there be a network of safe bike routes near to and overlooked by roads and pavements and the provision of secure and prominent bicycle storage at local facilities

1. Key facilities served by cycle routes, and secure storage provided at this locations
2. Site wide network with direct links to neighbouring routes

Question

Which of the following will be available to all dwellings, located on key pedestrian and / cycle routes focused around public transport nodes?

1. Shop selling food and fresh groceries including markets
2. Post box or postal facility
3. Childrens’ Playground/ amenity area
4. Bank or cash point machine
5. Pharmacy
6. Primary School
7. Medical Centre or doctor’s surgery
8. Leisure facilities
9. Local meeting place/ community centre
10. Public House
11. Public access places (including parks and open green communal spaces, village greens, coastal areas, AONBs and SSIs, and woodlands)
12. Places of religious worship (including Parish halls)
13. Childcare facilities (nursery/ crèche)

Question

Will there be a traffic management plan in place which encourages the safe passage of vehicles through the development at an appropriate speed and without rat runs? Note this could include passive design measures (e.g. Road narrowing, surface treatments etc).

1. Design strategies for major routes
2. Design strategies for entire site

Question

Will the development have residential / mixed use streets (excluding primary and public transport routes) designed for pedestrian priority (e.g. home zone concept).

1. Yes – focus on road traffic accident reduction
2. Yes – focus on both road traffic accident reduction and provision of amenity space (see Homes Zones)

Question

What steps have been taken to reduce residents’ dependency on cars.

1. Feasibility studies conducted to establish whether the new development makes it possible for the new and surrounding community to establish a viable car club, with some appropriate facilities (building, dedicated parking spaces, garaging) provided within
2. As A, plus Car club established with management plan and identified and allocated funding to financially support club over first three years

This depends upon the location and context of the development. Consider size and type of development and its liks to public transport and offroad network provision.

Question

Will a full ecological survey be carried out, by a qualified ecologist, to examine habitats in and around the site and migration routes across the site at a time when survey information can be taken into account in the scheme design, ideally RIBA stages A-C and before site clearance?

1. Survey and mitigations / harm avoidance strategy
2. As A, with strategy for enhancements (see PPS 9)

N.B. A qualified ecologist needs to be a member of one of the following: the Association of Wildlife Trusts Commission (AWTC), a full member of the Institute of Environmental Management and Assessment (IEMA) or a full member of the Institute of Ecology and Environmental Management (IEEM)

Question

Will there be an increase in ecological value or support for a species (as assessed by an qualified ecologist) that has been identified in the Local Biodiversity Action Plan?

1. Protection of all designated habitats and species listed in the Local Biodiversity Action Plan (LBAP) via a site management plan that covers all species and habitats present with evidence provided that long term effectiveness of proposals has been considered and addressed
2. As A, plus provision of new or extended habitats linked to the LBAP targets, especially those for protected species

N.B. A qualified ecologist needs to be a member of one of the following: the Association of Wildlife Trusts Commission (AWTC), a full member of the Institute of Environmental Management and Assessment (IEMA) or a full member of the Institute of Ecology and Environmental Management (IEEM)

Question

Will existing wildlife corridors be protected and new ones created to link habitats within the site or link to habitats outside the development with evidence provided that long term effectiveness of proposals has been considered and addressed?

1. Creating or securing good links for the most important LBAP habitats and species using linear features, e.g. hedges, ditches and tree lines or strips of other local habitat
2. Optimising all potential links for LBAP species and habitats as far as possible

Question

Will a mixture of locally occurring native trees and shrubs been specified?

1. 60-90% native species listed in the LBAP in cimpliance with PPS9
2. >90% native and as specified in LBAP or HAP and using locally sourced stock

Question

What will happen to heritage/archaeologically important features and their settings which could be affected by the development.

Question

What proportion (by mass) of building materials used in the construction of the public realm and infrastructure will be specified as having a low environmental impact or be sourced from sustainable and replenishable sources?

Question

What proportion of road construction materials is locally reclaimed or recycled material?

See table showing Permitted uses of secondary aggregates in the Specification for Highway Works.

Question

Does the developer have a strategy to use locally sourced materials in the development. We would generally expect this to be within 35 – 50 miles of the site.

Question

How will the development meet the required water demands placed upon the site.

Question

If there are any public or private surface or groundwater abstractions on or close to the site (within 2 km), are pollution prevention measures are being installed to ensure that water quality is not adversely affected during and after development.

Question

Average water consumption for the development (per bedspace per year)?

Question

What facilities and storage space will be provided within and around buildings to encourage building occupiers to segregate and recycle their waste.

Question

Will the site be designed to minimise the impact of noise from external sources?

N.B. Noise is the biggest source of complaint from residents, especially where higher density are concerned.

Question

Does the design and phasing arrangements enable a site waste management plan to be enacted during the construction of the development.

N.B. Site waste management plans have been mandatory for larger sites since 2006/7

Question

Will new business space increase/ maintain the viability of existing businesses?

Question

Will the development be designed to suit the needs of prioritised business sectors as identified in the RES?

Question

Will the development be designed to attract inward investment?

Question

Is new business space being developed close to current business centres to enable bulk purchasing, shared costs e.g. landscaping, shared Green Transport plan facilities etc?

Question

What is the potential for the development to create additional permanent jobs either through new business or for maintenance of the development?

Question

If the development is part of a publicly funded regeneration scheme, will the contractors engage local labour?

Question

Will the development include a range of size of business premises, for example incubator units and flexible space, to encourage both start up and expanding business?

Question

What is the BREEAM/ EcoHomes or Code for Sustainable Homes rating sought for the proposed buildings? For a building type not covered by BREEAM use the “Offices” scheme as the basis for a bespoke evaluation, or contact BREEAM for further advice.