Local Validation Checklist
This local validation checklist has been produced to inform applicants/agents of the type of documents and level of information required to validate a planning application or other similar consents. There are National Requirements and Local Level Requirements. To avoid confusion, this document will merge Local and National requirements to enable use of this document as your one-stop-shop, with the aim that your application can be registered as valid for determination the first time round.
This checklist is intended to provide applicants/agents with clear advice as to the planning information that is considered necessary to allow Case Officers and Statutory/Non-Statutory consultees to properly consider proposals being put forward and to ensure a streamlined submission process.
Where a document or plan is listed for a particular type of application or consent, such an application may not be validated without this information. Everything that is required from applicants will be justified by policy or legislation so you know why we are asking for certain information.
Went to public consultation on 30 June 2025 and adopted on the 26 September 2025
The local validation checklist should be reviewed and republished as required under the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) Part 3, Article 11 (3) (d).
If you live in a house (not a flat or a maisonette) or run a business you may be able to make alterations to your property without needing to make a planning application, depending on some limits and conditions. These rights are called 'permitted development rights'.
If you think your development would fall within permitted development rights, we recommend that before carrying out works, you apply to the council for a 'certificate of lawfulness'. This is an optional application that asks the council to confirm in a legal document that the proposed works would be lawful (that they would comply with the legislation). A certificate can give peace of mind before you start works, and may be required during any future sale of your property. It is strongly recommended that you apply for a certificate of lawfulness before starting works, because the legislation can be difficult to interpret, and it is not uncommon for people to make mistakes in interpretation.
If you are thinking of making alterations to your property, read the online guidance on the Planning Portal and in the guide below.
Government legislation grants automatic planning permission for certain types of development (for example certain types of extensions and alterations). Such development is called 'permitted development', and does not require planning permission from the council.
Part of the legislation relates to works to houses, and this is the part meant when most people talk about 'permitted development' rights.
Although most houses benefit from these permitted development rights, there are a number of exceptions, including the following:
Flats and maisonettes (whether purpose-built or converted) do not benefit from these types of permitted development rights
- Some houses have had their permitted development rights removed by an Article 4 direction
- Some houses have had their permitted development rights removed by a condition on a previous planning permission.
If a house benefits from permitted development rights but is situated within a conservation area, then its rights will be reduced (for example no side extension or no roof extensions etc).
If a house benefits from permitted development rights but is a listed building, then its rights will be reduced (for example no outbuildings etc) and most works will still require listed building consent.
If you wish to undertake works that are permitted development, then such works do not require planning permission from the council (because they are granted planning permission by the GPDO). However, please note the following:
The fact that works are permitted under planning legislation does not change whether or not they require approval under other areas of legislation, such as the Building Regulations, the Party Wall Act, etc.
Validation is a process undertaken by Mid Devon District Council on an application (and associated information) prior to starting the formal process of determining whether to grant or refuse planning permission. The validation of applications is the process to check that the correct documents and fee (where applicable) have been submitted. This guidance explains the level of information that will be required for certain types of planning applications in order that they can be accepted and processed by the Council.
The validation checklist will include submissions required to accompany an application by reason of National Requirements as well as local requirements specific to Mid Devon. Whilst the Validation Checklist identifies the nature of supporting information likely to be required to support a valid application, the level of detail and technical input into those submissions should be proportionate to the impacts and assessment of the particular application. For simpler applications it would be entirely possible to combine a number of discrete submissions into a single supporting document.
The list of requirements is not exhaustive. The Council can still request further, or more detailed information after validation to resolve any particular issues that arise as a result of consultation responses or Officer site visits. Any additional information not required by the Validation Checklist, but which is needed to make a decision, will be requested during the course of the application. This should be provided as soon as possible.
Applications will be validated typically five working days upon receipt. However, if an application is not considered valid by Mid Devon District Council, the validation technician will inform you and explain the information that is required for validation as soon as possible. The District Council and applicant are expected to make every effort to resolve any disagreements regarding the information requested through negotiation.
There is a procedure in the Development Management Procedure Order to resolve such disputes. An
Applicant must first send the local planning authority a notice under article 12 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (an ’article 12 notice’). This must set out the reasons why the applicant considers that the information requested by the local planning authority, in refusing to validate the planning application, does not meet the statutory tests.
All applications must be submitted on the appropriate Standard Application Form, it must be signed and dated and all questions on the form must be answered fully and accurately.
Personal or Sensitive Data
Where there is a need to submit information considered ‘personal data’ or ‘sensitive personal data’ under the General Data Protection Regulations (GDPR) this information should be submitted in a separate document without cross-referencing in documents that can be made public and clearly marked as confidential.
The definition of ‘personal data’ and ‘sensitive personal data’ can be found in the Information Commissioner’s Office (ICO) Guide to the General Data Protection Regulation (GDPR) and will include for example personal circumstances and health information.
Submitting applications to Mid Devon District Council
Direct by Email
Submit to dcregistration@middevon.gov.uk (emails with attachments no larger than 5mb)
Submission via the Planning Portal
Apply online via the Planning Portal application service Applications - Planning Portal
For further information about making an application via the Planning Portal please visit their website Planning Portal
Postal Applications
If you are not able to submit your application using the Planning Portal, you will need to send it in the post with 1 x copy of each document/plan required.
Send to: Planning Registration, Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton. EX16 6PP.
Pre-Application Advice
All applicants/agents are advised to seek pre-application advice before submitting an application, to discuss the likelihood of a successful outcome. This will help to highlight any potential issues at an early stage in the planning process and ensure that the necessary documentation is submitted. This is considered essential for major applications.
For further information on our service and fees, please view our Pre-application advice webpage
Please note the following is now subject to an additional fee for validation:
- Validation of applications that are incorrect for the second time (25% of statutory fee applied for, plus VAT)
Once a planning application has been deemed as valid, the application will become registered and is passed on to a planning case officer.
If an application is submitted without the necessary information required to allow officers to assess your proposals, then your application will be made ‘invalid’. This means it will be placed on hold until the necessary amendments or documents have been received. If no response is received or the required information is not received within 21 days then your application will be returned. Please note as above, if your application is made invalid for a second time there will be a discretionary fee of 10% charged.
Below are some of the most common reasons why application are made invalid by the Registration Team. You should always check the Validation Requirements before submitting your application.
- Application form not signed and/or dated correctly, application forms include a declaration near the end and must be signed and dated.
- The certificate ownership is not signed and/or dated or the incorrect certificate has been completed. The guidance notes that accompany each form, provide advice on which certificate to complete and more guidance can be found in the National Planning Policy Guidance.
- Incorrect fee or no fee paid. You can calculate the fee due using the Planning Portal Fee Calculator;
- Drawings not labelled clearly, correctly, or at all. All drawings should be clearly titled and numbered, for example ‘Proposed Ground Floor Plan’;
- Inaccurate or incomplete plans or elevations;
- Plan, elevation and/or section drawings that do not match;
- Drawings not to a recognised metric scale;
- No red line drawn around the application site on the location plan More guidance can be found in the National Planning Policy Guidance;
- Design and Access and/or Heritage Statement not submitted when required
Applicants and agents must ensure plans are submitted at the correct scale as indicated on the plan.
The National Guidance states that plans must be to scale. (If the plans have ‘do not scale’ on them it is considered that the Planning Authority cannot scale from them. Therefore they are not to scale). We have found by trying to be flexible with the wording we are receiving a high number of various connotations. This is causing delays and increased invalidity reasons.
Possible alternatives include:
- Contractors must check all dimensions and only work from figured dimensions.
- All dimensions must be checked on site and not scaled from this drawing for construction purposes.
The guidance contains a series of checklists detailing the information that must be submitted with certain types of application.
The checklist is divided into three parts:
Part 1 sets out national requirements that must be submitted. The information required will vary depending on the type of application and the lists in part 3 specify the national requirements for the type of application being submitted.
Part 2 identifies those documents that may be required for a particular type of application.
Part 3 sets out the local requirements, which is the additional information that Mid Devon District Council may require for particular types of application.
Affordable Housing Development / Advice for Developers
A full definition of Affordable Housing can be found within the NPPF Annex 2: Glossary https://www.gov.uk/guidance/national-planning-policyframework/annex-2-glossary and includes housing for sale or rent, for those whose needs are not met by the market (including housing that provides a subsidised route to home ownership and/or is for essential local workers); and which complies with one or more of the following:
- Affordable housing for rent;
- Starter homes;
- Discounted market sales housing;
- Other affordable routes to home ownership.
Application Fee
The full correct application fee must be submitted with the application a fee calculator is available on the Planning Portal How much does a planning application cost? - Planning Portal Please contact us for any assistance in calculating fees.
Application Forms
Mid Devon District Council uses the national standard application forms, these can be accessed on our website via this link Apply for permission - MIDDEVON.GOV.UK
Compliance Statement
A written statement detailing how the Reserved Matters submission is consistent with the parameter plans, conditions and S106 obligations of the outline application. Compulsory Pre-application Consultation Pre-application Consultation as required under The Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) Article 3. http://www.legislation.gov.uk/uksi/2015/595/article/3/made
Conservation Area
An area valued for its special architectural or historic interest, the character of which it is desirable to preserve and enhance – designated under the Planning (Listed Buildings and Conservation Areas) Act 1990. Relevant areas can be checked on Mid Devon District Council’s conservation pages Conservation areas - MIDDEVON.GOV.UK
Curtilage
The area, usually enclosed, encompassing the ground and outbuildings which serve a dwelling-house (or other building). In the case of PD for the change of use of agricultural buildings “curtilage” is specifically limited to being “no larger than the land area occupied by the agricultural building”.
Datum Point
In planning, a datum point is a known point of height reference on the basis of which further measurements or analysis can be made e.g. a manhole cover.
Environment Agency (EA)
The government agency with responsibilities relating to the protection and enhancement of the environment in England, including flood risk management.
https://www.gov.uk/government/organisations/environment-agency
Ecology Planning guidance and useful links
- Protected Sites and Species - https://www.gov.uk/environment/planningdevelopment-protected-sites-species-land-species
- Devon County Council - https://www.devon.gov.uk/environment/wildlife
- Biodiversity Net Gain Planning Practice Guidance: https://www.gov.uk/guidance/biodiversity-net-gain
- Biodiversity Net Gain guidance - https://www.gov.uk/guidance/understandingbiodiversity-net-gain
- Habitat Regulations Assessment - https://www.gov.uk/guidance/habitatsregulations-assessments-protecting-a-european-site
- The Association of Local Government Ecologists (ALGE) - https://www.alge.org.uk/
- How to find an ecological consultant - https://cieem.net/i-need/
Historic England
Are the public body that looks after England's historic environment, provides expert advice, helping people protect and care for it, and helps the public to understand and enjoy it: http://historicengland.org.uk/
Listed Buildings (LB)
A listed building is a building, object or structure that has been judged to be of national importance in terms of architectural or historic interest and is included on the Statutory List of Buildings of Special Architectural or Historic Interest under the Planning (Listed Buildings and Conservation Areas) Act 1990. Listed buildings are classified into grades as follows:
- Grade I - buildings of exceptional interest (approximately 2 per cent of all listed buildings)
- Grade II* - particularly important and more than special interest (approximately four per cent)
- Grade II - buildings of special interest, warranting every effort being made to preserve them (94 per cent)
The Heritage List is the only official and up to date database of all listed buildings, scheduled monuments, protected wrecks and registered parks, gardens and battlefields and sites in England. https://historicengland.org.uk/listing/the-list/
The Heritage List is the only official and up to date database of all listed buildings, scheduled monuments, protected wrecks and registered parks, gardens and battlefields and sites in England. https://historicengland.org.uk/listing/the-list/
A map search facility is also available at https://historicengland.org.uk/listing/the-list/map-search/
Historic England have provided guidance on assessing significance:
and
Network Rail
Network Rail is a statutory undertaker responsible for maintaining and operating the country’s railway infrastructure and associated estate. Network Rail owns, operates, maintains and develops the main rail network. This includes the railway tracks, stations, signalling systems, bridges, tunnels, level crossings and viaducts. The preparation of development plan policy is important in relation to the protection and enhancement of Network Rail’s infrastructure.
National Landscapes
(Formerly known as Areas of Outstanding Natural Beauty (AONB) Nationally designated area of high scenic quality – within Mid Devon District Council this applies to the Blackdown Hills. The exact boundaries of National Landscapes can be found on the Local Plan Proposals Map or at http://www.magic.gov.uk/MagicMap.aspx - in the “Table of Contents” panel: expand “Designations” > “Land-Based Designations” > “ Statutory” and select “AONB” and then zoom in to your location, or at: Blackdown Hills National Landscape
Planning Portal
The national home of planning and building regulations information and the national planning application service: https://www.planningportal.co.uk/
Planning Practice Guidance (PPG)
PPG is technical guidance to help local planning authorities implement the National Planning Policy Framework and is a guide for developers https://www.gov.uk/government/collections/planning-practice-guidance
Scheduled Monument
A 'nationally important' archaeological site or historic building, given protection against unauthorised change – designated under the Ancient Monuments and Archaeological Areas Act 1979. The location of Scheduled (Ancient) Monuments can be checked at https://historicengland.org.uk/listing/the-list/ using a keyword, postcode or list entry number. A map search facility is also available at https://historicengland.org.uk/listing/the-list/map-search/.
The Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended)
This Order prescribes procedures connected with planning applications, consultations in relation to planning applications, the determination of planning applications, appeals, local development orders, certificates of lawful use or development and the maintenance of registers of planning applications and related matters: http://www.legislation.gov.uk/uksi/2015/595/contents/made
The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
The statutory instrument which provides for “permitted development”, further details are on: http://www.legislation.gov.uk/uksi/2015/596/contents/made
Tree Preservation Order (TPO)
A Tree Preservation Order is an order made by a local planning authority in England to protect specific trees, groups of trees or woodlands in the interests of amenity. An Order prohibits the cutting down; topping, lopping, uprooting, wilful damage or wilful destruction of trees without the local planning authority’s written consent. Trees and woodlands that are considered important to amenity, and can be protected by a tree preservation order (TPO).
Use Classes
The Town and Country Planning (Use Classes) Order 1987 (as amended) puts uses of land and buildings into various categories known as 'Use Classes'. It is generally the case that you will need planning permission to change from one use class to another, although there are exceptions where the legislation does allow some changes between uses.
For further information please see: https://www.planningportal.co.uk/info/200130/common_projects/9/change_of_use
What are the different grades of listing?
Listed buildings are placed in one of three grades, which indicate their relative importance: Grade I, Grade II*, or Grade II.
- Grade I and Grade II* buildings make up about 6% of all listed buildings and are of exceptional architectural or historic interest.
- Grade II buildings form the majority and are also of special interest, warranting every effort to preserve them.
Grading can change following re-evaluation, especially after damage, alteration, or new historical evidence. However, statutory controls apply equally to all grades.
How do I find out if my building is listed?
Check the National Heritage List for England maintained by Historic England. You can search by postcode, keywords, list entry number, or use the interactive map. Each entry includes a brief description to help identify the building and may include details about its age and construction.
What parts of a building does listing cover?
Listing applies to:
- The entire building (interior and exterior)
- Anything fixed to it
- Most structures within its grounds (known as the curtilage), unless specifically excluded
It’s a common misconception that only the parts described in the listing are protected.
Do I need planning permission, or listed building consent?
These are separate processes:
- Listed Building Consent is required for:
- Demolishing any part of a listed building
- Altering or extending it in a way that affects its character
- Planning Permission is required if the proposal is considered "development" and not "permitted development."
Refer to Historic England’s Advice Note 16: Listed Building Consent Annex 1 which provides examples of common scenarios.
What type of work needs Listed Building Consent?
Examples include:
- demolition of the whole or part of the building, or anything within the curtilage built before 1948
- the removal of any internal walls or stud partitions, or provision of the same
- the removal of doors, windows, chimney stacks or chimney breasts, the removal of staircases, porches and balconies. Listed building consent will be required to replace windows/doors even if the new windows/doors are to be of the exact same design, material and finish. Repairs to windows and doors may not require listed building consent provided they are carried out in a like-for-like manner but if there are changes in materials, appearance or in some cases colour, you may need consent
- any extensions or new additions to the building, including porches or conservatories. Some extensions may also need planning permission depending on their size or location
- changing the roof covering, for example from natural slate to imitation slate. Even if the same roof material is to be used consent may be required if there are any proposed changes to the roof timbers or structure or to the appearance of the roof as part of re-roofing works painting exterior brickwork, render, flint or stone for the first time or changing the colour and the type of paint.
- adding objects to the exterior such as shutters, signs, advertisements, sunblinds, meter boxes, satellite antennae, spot lights and renewable technology devices (e.g. solar panels and wind turbines)
- the removal or alteration of panelling, fireplaces or decorative plaster work
- the removal or alteration of outbuildings, garden walls, gate piers, gates and railings which pre-date 1948 building a separate building or structure within the property's curtilage may not require listed building consent but planning permission will be required.
- putting up a fence, wall or installing gates within the curtilage of a listed building will require listed building consent if the structure is to be attached to the main building or any curtilage building. You will need to apply for planning permission if you wish to erect or add to a fence, wall or gate and your house is a listed building or if it will be within the curtilage of a listed building, or where the fence, wall or gate, or any other boundary involved, forms a boundary with a neighbouring listed building or its curtilage.
Note: It is a criminal offence to undertake works without this consent and individuals can be prosecuted. Enforcement action against the current owner may include the making good of any harm caused (so, if purchasing a listed building, it is sensible to check whether any unauthorised works have been carried out).
Repairs
Repairs using different materials (e.g. uPVC instead of timber, cement render instead of lime) require consent as they alter the building’s character.
- Replacing a door or window always requires consent.
- Like-for-like repairs may not require consent, but check first.
More information: Altering or repairing a Listed Building
Urgent Repairs
If urgent works are necessary for safety or preservation, and are the minimum required, you may have a defence if you notify the Council before or as soon as possible after the work.
Still, you must apply for Listed Building Consent afterward.
New Buildings in the garden of a Listed Building
There are no permitted development rights within the curtilage of a listed building. Any new structure (e.g. sheds, garages, greenhouses, pools, gates, fences or any other means of enclosure) requires planning permission.
Altering or demolishing existing garden buildings
Outbuildings or features built before 1948 are usually protected as curtilage listed structures. Consent is required for demolition or alteration.
Refer to Historic England Advice Note 10: Listed Buildings and Curtilage.
What happens if I make alterations without consent?
Under Section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990:
- It is a criminal offence to alter, extend, or demolish a listed building without consent.
- Penalties include unlimited fines and imprisonment.
- The Council may issue an Enforcement Notice requiring restoration.
Unauthorised works remain an issue even if not detected immediately and can affect future property sales.
Application Requirements
If my property is in a Conservation Area, what does it mean?
Extra planning controls apply to protect the areas character. These may affect:
- External works to buildings
- Trees on your property
More information: Conservation Areas – Mid Devon
Article 4(2) Directions in Mid Devon
These remove certain permitted development rights in conservation areas to prevent harm to their character (e.g. replacing windows/doors).
Applies mainly to single dwellings. Stricter controls already apply to flats and other buildings.
List of Article 4(2) Directions
Can I demolish a building in a conservation area?
Yes, but planning permission is usually required. Seek advice from Mid Devon District Council.
Can I remove a tree within a conservation area?
You must notify the local authority six weeks in advance. They may issue a Tree Preservation Order (TPO) if the tree contributes to the area's character.
More information: Historic Tree Guidance
Where can I find more information about conservation areas?
Historic England offers detailed guidance, including: