Making an Application
Three Rivers receives 84% of applications online and we recommend that you make your planning application via the Planning Portal. Registration is easy and you can complete your application form, upload supporting documents and pay fees online.
- The benefits of applying online include:
- Immediate delivery and acknowledgement
- Online help function when completing applications
- Online payment
- You can work on your applications in draft before submission
- Savings on postage and printing cost
If you prefer, you can submit your application along with supporting documents by post or in person:
Validation Checklist (June 2019) (pdf)
In accordance with national guidance published by the Department for Communities and Local Government, Three Rivers District Council has created a list of local requirements for the validation of planning applications. This has been incorporated into a validation checklist which encompasses national requirements (including the application form, the correct fee, ownership certificates and other specific details) as well as local validation requirements.
Please note a planning application cannot be processed until all the necessary supporting information and the appropriate fee is received. The documents below must be submitted with any planning application but please see the Validation Checklist for more information as further documents may be required depending on the nature of the application.
National Requirements: Key documents
Application Form and Fees
Required Plans (pdf)
Design and Access Guidance (pdf)
Other important validation requirements:
Review of parts (a) and (e) of Core Strategy Policy CP4: Affordable Housing August 2018
The Council considers that whilst we must take into account the content of the recently published NPPF (2019) as a material consideration in any planning decision, current evidence concludes that there is a continued pressing need for new additional affordable housing in Three Rivers. Sites falling below the 10 unit and 1,000 sqm threshold should continue to make a valuable contribution towards increasing the number of affordable units in the District.
In the light of the evidence, the Council will continue to fully apply parts (a) and (e) of Core Strategy Policy CP4 when determining all relevant planning applications and as such, sites delivering one or more dwellings will be required to contribute to affordable housing provision.
- Policy CP4 Evidence 03-08-18 (pdf)
- Appendix 1 Elmbridge Appeal Decision (pdf)
- Appendix 1 Islington Appeal Decision (pdf)
- Appendix 1 Reading Appeal Decision (pdf)
- Appendix 1 South Cambs Appeal Decision (pdf)
- Appendix 2 March 2017 PINS Letter (pdf)
- Post revised NPPF: Islington Appeal Decision (pdf)
- Post revised NPPF: Reading Appeal Decision (pdf)
- Post revised NPPF: Reading Appeal Decision (pdf)
- Post revised NPPF: TRDC Appeal Decision: 9 Lapwing Way (pdf)
- Post revised NPPF: TRDC Appeal Decision: 4 Scots Hill (para. 21-23) (pdf)
Where a required affordable housing contribution would not be viable, a Viability Assessment / Financial Appraisal must be submitted with any application. This viability information will be assessed by an independent financial advisor, the cost of which shall be borne by the applicant/developer. These costs are:
9 units or less: £1500 plus VAT
10 or more units: £2000 plus VAT
Large schemes: Fee to be negotiated on an individual basis
Please note that the relevant fee (payable to Three Rivers District Council for inward transmission) must be paid up-front at the time of validation, and must be a separate payment to the planning application fee.
Viability Assessments should be prepared on the basis that it will be made publicly available other than in exceptional circumstances. Even in those circumstances an executive summary should be made publicly available. Please see Validation Checklist for more information.
Energy Statement Requirement:
Policy CP1 of the adopted Core Strategy requires all applications for new residential development of one unit and above and all new commercial development to be accompanied by a CPLAN Energy Statement and Sustainability Checklist to demonstrate the extent to which sustainability principles have been incorporated into the location, design, construction and future use of proposals, and the expected carbon emissions.
The CPLAN Energy Statement and Sustainability Checklist will not be available from 21 March 2016. From this date, applicants will not be able to submit a CPLAN Energy and Sustainability Statement but should submit an Energy Statement demonstrating the extent to which relevant proposals meet the requirements of Policy DM4 of the Development Management Policies document which sets out that developments must produce at least 5% less carbon dioxide emissions than Building Regulations Part L (2013) requirements having regard to feasibility and viability. For building conversions, development proposals must still demonstrate that there would be an overall improvement in the energy performance of the building. Guidance on producing an Energy Statement is available at Guidance on producing an Energy Statement (pdf).
Drainage Strategy Requirement:
The Government has introduced a requirement for all major development proposals to include Sustainable Drainage Systems (SuDS) and details of drainage would be required as a Drainage Strategy. Guidance on requirements and providing Drainage Strategies is available from Hertfordshire County Council as the Lead Local Flood Authority at https://www.hertfordshire.gov.uk/services/recycling-waste-and-environment/water/surface-water-drainage/surface-water-drainage.aspx.
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