JCS Review glossary of terms
Home > Help and FAQs > JCS Review glossary of terms
A comprehensive glossary of planning terms can be viewed on the Planning portal and on the Gov.uk website.
A
Accessibility
The ability of people to move around an area and reach places and facilities, including elderly and disabled people, those with young children and those encumbered with luggage or shopping.
Adopted Proposals Map
A component of a Local Development Framework and an important part of the development plan, such as the Joint Core Strategy or Development Plan Document (DPD) itself, showing the location of proposals in all current DPDs, on an Ordnance Survey base map.
Adoption
The final confirmation of a Development Plan Document or Local Development Document status by a local planning authority. Once adopted the plan becomes part of the Statutory Development Plan for the area on which planning decisions are determined.
Affordable Housing
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). A full definition is available in the Glossary of terms in Annex 2 of the February 2019 National Planning Policy Framework.
Ancient or Veteran Trees
A tree which, because of its age, size and condition, is of exceptional biodiversity, cultural or heritage value. All ancient trees are veteran trees. Not all veteran trees are old enough to be ancient, but are old relative to other trees of the same species. Very few trees of any species reach the ancient life-stage.
Air Quality Management Areas (AQMAs)
Areas designated by local authorities because they are not likely to achieve national air quality objectives by the relevant deadlines.
Air Quality Management Strategy (AQMS)
A designation made by a local authority where an assessment of air quality results in the need to devise an action plan to improve the quality of air.
Amenity
A positive element or elements that contribute to the overall character or enjoyment of an area. For example, open land, trees, historic buildings and the inter-relationship between them, or less tangible factors such as tranquillity.
Amenity – Green Space
Open land, often landscaped, that makes a positive contribution to the appearance of an area or improves the quality of the lives of people living or working within the locality. It often provides opportunities for activities such as sports, and can serve other purposes such as reducing the noise from a busy road or providing shelter from prevailing winds.
Ancient Woodland
An area that has been wooded continuously since at least 1600 AD. It includes ancient semi-natural woodland and plantations on ancient woodland sites (PAWS).
Annual Monitoring Report (now known as Authority Monitoring Report)
A report submitted to the Government by local planning authorities assessing progress with and the effectiveness of a Local Development Framework.
Annual position statement
A document setting out the 5-year housing land supply position on 1 April each year, prepared by the local planning authority in consultation with developers and others who have an impact on delivery.
Area Action Plan (AAP)
A Development Plan Document that may be used by the local planning authority to provide a planning framework for areas of change and areas of conservation. Intended to deal with specific areas and specific requirements, such as the redevelopment of an area of derelict land and buildings. A type of Development Plan Document focused upon a specific location or an area subject to conservation or significant change (for example major regeneration).
Area of Outstanding Natural Beauty (AONB)
An area with statutory national landscape designation, the primary purpose of which is to conserve and enhance natural beauty. Together with National Parks, an AONB represent the nation's finest landscapes. AONBs are designated by Natural England.
Archaeological interest
There will be archaeological interest in a heritage asset if it holds, or potentially holds, evidence of past human activity worthy of expert investigation at some point.
Area of Search
A broad area within which sites are sought for development, for example, for housing or renewable energy.
B
Best and Most Versatile Agricultural Land
Land in grades 1, 2 and 3a of the Agricultural Land Classification.
Biodiversity
The whole variety of life encompassing all genetics, species and ecosystem variations, including plants and animals.
Biodiversity Action Plan
A strategy prepared for a local area aimed at conserving and enhancing biological diversity.
Birds and Habitats Directives
European Directives to conserve natural habitats and wild fauna and flora.
Brownfield Land and Sites
Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. Also see 'Previously-Developed Land’.
Brownfield land registers
Registers of previously developed land that local planning authorities consider to be appropriate for residential development, having regard to criteria in the Town and Country Planning (Brownfield Land Registers) Regulations 2017. Local planning authorities will be able to trigger a grant of permission in principle for residential development on suitable sites in their registers where they follow the required procedures.
Build to Rent
Purpose built housing that is typically 100% rented out. It can form part of a wider multi-tenure development comprising either flats or houses, but should be on the same site and/or contiguous with the main development. Schemes will usually offer longer tenancy agreements of three years or more, and will typically be professionally managed stock in single ownership and management control.
C
Capacity (in retailing terms)
Potential spending by the public within the catchment area, with which to support existing and additional retail floorspace.
Catchment (in retailing terms)
The geographical area from which a retail destination draws its trade. Sometimes measured in terms of 'Drive Time'.
Change of Use
A change in the way land or buildings are used (see Use Classes Order). Planning permission is usually necessary in order to change from one 'use class' to another.
Character
A term relating to Conservation Areas or Listed Buildings, but also to the appearance of any rural or urban location in terms of its landscape or the layout of streets and open spaces, often giving places their own distinct identity.
Circular
A government publication setting out procedural matters and guidance.
City Centre
The highest order centre, often a regional or sub-regional retailing and service centre, serving a wide catchment.
Claw-back (a retailing term)
The ability of a new retail store to retain trade or customers that may otherwise travel further afield.
Climate Change
Long-term changes in temperature, precipitation, wind and all other aspects of the Earth's climate. Often regarded as a result of human activity and fossil fuel consumption.
Climate Change Adaptation
Adjustments to natural or human systems in response to actual or expected climatic factors or their effects, including from changes in rainfall and rising temperatures, which moderate harm or exploit beneficial opportunities.
Climate Change Mitigation
Action to reduce the impact of human activity on the climate system, primarily through reducing greenhouse gas emissions.
Coalescence
The merging or coming together of separate towns or villages to form a single entity.
Combined Heat and Power
The combined production of heat, usually in the form of steam, and power, usually in the form of electricity.
Commitments (or committed development)
All land with current planning permission or allocated in adopted development plans for development (particularly residential development).
Committee
At a planning authority, an appointed body of locally elected councillors that makes decisions on planning matters.
Community Infrastructure Levy
A levy allowing local authorities to raise funds from owners or developers of land undertaking new building projects in their area. Learn more about the Community Infrastructure Levy.
Community Strategy
A strategy prepared by a local authority to improve local quality of life and aspirations, under the Local Government Act 2000.
Comparison Shopping
Retail items not bought on a frequent basis, for example televisions and white goods (fridges, dishwashers etc).
Conservation (for heritage policy)
The process of maintaining and managing change to a heritage asset in a way that sustains and, where appropriate, enhances its significance.
Conservation Area
Local authorities have the power to designate conservation areas, i.e. any area of special architectural or historic interest. This means the planning authority has extra powers to control works and demolition of buildings to protect or improve the character or appearance of the area. Conservation Area Consent has been replaced by planning permission for relevant demolition in a conservation area.
Contaminated Land
Land that has been polluted or harmed in some way making it unfit for safe development and usage unless cleaned.
Conurbation
A large densely populated urban sprawl formed by the growth and coalescence of individual towns or cities.
Convenience Goods
Everyday essential items, such as food.
Core Strategy
A Development Plan Document setting out the spatial vision and strategic objectives of the planning framework for an area, having regard to the Community Strategy. They can also be done collaboratively with neighbouring authorities to create a Joint Core Strategy (JCS), such as the one for the Gloucester, Cheltenham and Tewkesbury JCS. (See also Development Plan Documents).
County Council
The local authority that is responsible for waste and minerals planning functions in non-unitary, and non-national park, local authority areas. A county council may provide advice and proposals on strategic planning issues.
Culture
Culture includes arts, media, sports, libraries, museums, parks, and the countryside, built heritage, tourism, and the creative industries.
Cumulative Impact
A number of developments in a locality or a continuous activity over time that together may have an increased impact on the environment, local community or economy.
Cycle Network
An integrated network of both on and off-road routes to facilitate an easier and safer journey for cyclists.
D
Decentralised Energy
Local renewable energy and local low-carbon energy, usually, but not always, on a relatively small scale, encompassing a diverse range of technologies.
Deliverable
To be considered deliverable, sites for housing should be available now, offer a suitable location for development now, and be achievable with a realistic prospect housing will be delivered on the site within 5 years. In particular:
a) sites which do not involve major development and have planning permission, and all sites with detailed planning permission should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within 5 years (for example, because they are no longer viable, there is no longer a demand for the type of units, or sites have long term phasing plans).
b) where a site has outline planning permission for major development, has been allocated in a development plan, has a grant of permission in principle, or is identified on a brownfield register, it should only be considered deliverable where there is clear evidence housing completions will begin on site within 5 years.
Density
In the case of residential development, a measurement of either the number of habitable rooms per hectare or the number of dwellings per hectare.
Design Code
A set of illustrated design rules and requirements which instruct and may advise on the physical development of a site or area. The graphic and written components of the code are detailed and precise, and build upon a design vision such as a masterplan or other design and development framework for a site or area.
Design Guide
A document providing guidance on how development can be carried out in accordance with good design practice often produced by a local authority with a view to retaining local distinctiveness.
Designated Heritage Asset
A World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or Conservation Area designated under the relevant legislation.
Developable
To be considered developable, sites should be in a suitable location for housing development with a reasonable prospect that they will be available and could be viably developed at the point envisaged.
Development
Development is defined under the 1990 Town and Country Planning Act as "the carrying out of building, engineering, mining or other operation in, on, over or under land, or the making of any material change in the use of any building or other land." Most forms of development require planning permission (see also "permitted development").
Development Control and Development Management
The process whereby a local planning authority receives and considers the merits of a planning application and whether it should be given permission having regard to the development plan and all other material considerations.
Development Limits and Development Boundaries
Development limits identify the area within which development proposals would be acceptable, subject to complying with other policies contained in the Development Plan. They seek to prevent development from gradually extending into the surrounding countryside.
Development Plan
Is defined in section 38 of the Planning and Compulsory Purchase Act 2004, and includes adopted local plans, neighbourhood plans that have been made and published spatial development strategies, together with any regional strategy policies that remain in force. Neighbourhood plans that have been approved at referendum also form part of the development plan, unless the local planning authority decides that the neighbourhood plan should not be made.
Development Plan Document (DPD)
Development Plan Documents are prepared by local planning authorities and outline the key development goals of the Local Development Framework.
DPDs include a Core Strategy, including Joint Core Strategies produced with neighbouring authorities such as the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy and, where needed, Area Action Plans. There will also be an adopted proposals map which illustrates the spatial extent of policies that must be prepared and maintained to accompany all DPDs.
All DPDs must be subject to rigorous procedures of community involvement, consultation and independent examination, and adopted after receipt of the inspector's binding report. Once adopted, development management / control decisions must be made in accordance with them, unless material considerations indicate otherwise.
District Centres
A group of shops and some service outlets serving part of an urban area and providing a geographic focus for it, separate from the town centre but with more variety than local centres.
E
Ecological Network
These link sites of biodiversity importance.
Economic Development
Development, including those within the B Use Classes, public and community uses and main town centre uses (but excluding housing development).
Ecosystem Services
The benefits people obtain from ecosystems such as, food, water, flood and disease control and recreation.
Edge of Centre
For retail purposes, a location that is well connected and up to 300 metres of the primary shopping area. For all other main town centre uses, a location within 300 metres of a town centre boundary. For office development, this includes locations outside the town centre but within 500 metres of a public transport interchange. In determining whether a site falls within the definition of edge of centre, account should be taken of local circumstances.
Employment Land Availability
The total amount of land reserved for industrial and business use awaiting development.
English Heritage (now known as Historic England)
Government advisors with responsibility for all aspects of protecting and promoting the historic environment.
Environment Agency
A government body that aims to prevent or minimise the effects of pollution on the environment and issues permits to monitor and control activities that handle or produce waste. It also provides up-to-date information on waste management matters and deals with other matters such as water issues including flood protection advice.
European Site
This includes candidate Special Areas of Conservation, Sites of Community Importance, Special Areas of Conservation and Special Protection Areas, and is defined in Regulation 8 of the Conservation of Habitats and Species Regulations 2010.
Evidence Base
The information and data gathered by local authorities to justify the "soundness" of the policy approach set out in Local Development Documents, including physical, economic, and social characteristics of an area.
Examination in Public (EiP)
Development Plan Documents and the Statement of Community Involvement will be subjected to independent scrutiny by way of an Examination in Public. This is essentially a public inquiry that may be dealt with in several ways, including written representations, round table sessions, informal hearings and formal inquiry sessions (with legal representation present). Also see Independent Examination.
F
Factory Outlet Centre
Groups of shops often specialising in selling seconds and end-of-line goods at discounted prices.
Flood Plain
Generally low-lying areas adjacent to a watercourse, tidal lengths of a river or the sea, where water flows in times of flood or would flow but for the presence of flood defences.
Flood Risk Assessment
An assessment of the likelihood of flooding in a particular area so that development needs and mitigation measures can be carefully considered.
Footfall / Pedestrian Flow
The numbers and movements of people to provide an indicator of the commercial health of a shopping centre, whilst also informing potential businesses of the likely level of passing trade.
Fossil Fuels (a non-renewable fuel)
Carbon-rich fuel (coal, oil and natural gas) formed from the remains of ancient animals and plants. Their combustion is considered to contribute to the 'greenhouse effect'.
Front-loading
Community involvement in the production of Local Development Documents to gain public input and seek consensus from the earliest opportunity.
G
Geodiversity
The range of rocks, minerals, fossils, soils and landforms.
Geographic Information System (GIS)
A computer-based system whereby mapping and information are linked for a variety of uses, such as capturing data justifying Local Development Documents.
Green Belt (not to be confused with the term ‘Green Wedge’ or 'Greenfield Land')
A designation for land around certain cities and large built-up areas, which aims to keep this land permanently open or largely undeveloped. The purposes of the green belt is to:
check the unrestricted sprawl of large built up areas
prevent neighbouring towns from merging
safeguard the countryside from encroachment
preserve the setting and special character of historic towns
assist urban regeneration by encouraging the recycling of derelict and other urban land.
Green Belts are defined in a local planning authority's development plan.
Green corridor / wildlife corridor
Green corridors can link housing areas to the national cycle network, town and city centres, places of employment and community facilities. They help to promote environmentally sustainable forms of transport, such as walking and cycling within urban areas and can also act as vital linkages for wildlife dispersal between wetlands and the countryside.
Green Infrastructure – GI
A network of multi-functional green space, urban and rural, which is capable of delivering a wide range of environmental and quality of life benefits for local communities.
Green Wedges
Green wedges comprise the open areas around and between parts of settlements, which maintain the distinction between the countryside and built up areas, prevent the coalescence (merging) of adjacent places and can also provide recreational opportunities.
Greenfield Land
Land (or a defined site) usually farmland, that has not previously been developed.
Greenhouse Effect / Global Warming
The gradual heating of the Earth due to greenhouse gases, leading to climate change and rising sea levels. Renewable energy, energy efficient buildings and sustainable travel are examples of ways to help avert the greenhouse effect.
Greenhouse Gases
Naturally occurring examples include water vapour, carbon dioxide, methane, nitrous oxide and ozone. Some human activities increase these gases, including fossil fuel combustion within motor vehicles and some power stations.
H
Habitat
An area of nature conservation interest.
Habitats site
Any site which would be included within the definition at Regulation 8 of the Conservation of Habitats and Species Regulations 2017 for the purpose of those regulations, including candidate Special Areas of Conservation, Sites of Community Importance, Special Areas of Conservation, Special Protection Areas and any relevant Marine Sites.
Health Check (in terms of shopping areas)
A survey, using a variety of indicators, to show the 'health' of a town centre or other shopping area. For example, the quality of the environment, footfall, retail sales, commercial yield or number of customers.
Heritage Asset
A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing).
High Court Challenge
The process by which an applicant may challenge a planning decision or a notice of intention to adopt a development plan in the High Court on a point of law. However, other appeal procedures may apply first and prior legal advice is advisable.
Highways Agency
An executive agency of the Department for Transport. The Highways Agency is responsible for operating, maintaining and improving the strategic road network of England.
Historic Battlefield
Areas of historic interest where important battles are sufficiently documented to be located on the ground. Designated by English Heritage (Historic England).
Historic Environment
All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora.
Historic Environment Record
Information services that seek to provide access to comprehensive and dynamic resources relating to the historic environment of a defined geographic area for public benefit and use.
Historic Parks and Gardens
A park or garden of special historic interest. Grade I (highest quality), II* or II. Designated by English Heritage (Historic England).
Housing Associations
A common term for the 2000 or so independent, not-for-profit organisations that work with councils to offer flats and houses to local people.
Housing Delivery Test
Measures net additional dwellings provided in a local authority area against the homes required, using national statistics and local authority data. The Secretary of State will publish the Housing Delivery Test results for each local authority in England every November.
Housing Land Availability (HLA)
The total amount of land reserved for residential use awaiting development.
Human Rights Act
The Human Rights Act 1998 incorporated provisions of the European Convention on Human Rights (ECHR) into UK law.
The general purpose of the ECHR is to protect human rights and fundamental freedoms and to maintain and promote the ideals and values of a democratic society. It sets out the basic rights of every person together with the limitations placed on these rights in order to protect the rights of others and of the wider community.
The specific Articles of the ECHR relevant to planning include Article 6 (Right to a fair and public hearing), Article 8 (Right to respect for private and family life, home and correspondence), Article 14 (Prohibition of discrimination) and Article 1 of Protocol 1 (Right to peaceful enjoyment of possessions and protection of property).
I
Inclusive Design
Designing the built environment, including buildings and their surrounding spaces, to ensure they can be accessed and used by everyone.
Independent Examination
The process by which a planning inspector may publicly examine a Development Plan Document (DPD) or a Statement of Community Involvement (SCI), before issuing a binding report. The findings set out in the report are binding upon the local authority that produced the DPD or SCI.
Index of Multiple Deprivation (IMD)
A ward-level index made up from six indicators (income; employment; health deprivation and disability; education; skills and training; housing; and geographical access to services). IMD can help to identify areas for regeneration.
Infill Development
The development of a relatively small gap between existing buildings.
Infrastructure
Basic services necessary for development to take place, for example, roads, electricity, sewerage, water, education and health facilities.
Inquiry (sometimes known as a Public Local Inquiry)
A hearing by a planning inspector into a planning matter such as a local plan or appeal.
Inset Map
A development plan map showing an area of interest on the wider proposals map at a larger, more readable scale.
Inset Village / Village Envelope
A village that is 'inset' from the Green Belt or other countryside protection policies on the proposals map, sometimes allowing appropriate development.
Inspectors Report
A report issued by a planning inspector regarding the planning issues debated at the independent examination of a development plan or a planning inquiry. Reports into Development Plan Documents will be binding upon local authorities.
International, national and locally designated sites of importance for biodiversity
All international sites (Special Areas of Conservation, Special Protection Areas, and Ramsar sites), national sites (Sites of Special Scientific Interest) and locally designated sites, including Local Wildlife Sites.
Irreplaceable habitat
Habitats which would be technically very difficult (or take a very significant time) to restore, recreate or replace once destroyed, taking into account their age, uniqueness, species diversity or rarity. They include ancient woodland, ancient and veteran trees, blanket bog, limestone pavement, sand dunes, salt marsh and lowland fen.
J
Judicial Review
A procedure by which the High Court may review the reasonableness of decisions made by local authorities, the first Secretary of State or lower courts, for example a planning decision.
K
Key Diagram
The diagrammatic interpretation of the spatial strategy, as set out in a local authority's Core Strategy, to explain its policy content.
Knowledge-based Industry
High technology industries (such as computers and office equipment, and pharmaceuticals) and knowledge-based services (for example, telecommunications, information technology, finance, insurance and business services), which are important to economic development.
L
Landscape Appraisal
A method of assessing appearance and essential characteristics of a landscape.
Landscape Character
The distinct and recognisable pattern of elements that occur consistently in a landscape. It reflects combinations of geology, landform, soils, vegetation, land use and human settlement.
Layout
The way buildings, routes and open spaces are placed or laid out on the ground in relation to each other.
Legibility (in terms of settlement patterns)
A legible area is one with a strong sense of local identity. Locations, streets, open spaces and places that have a clear image and are easy to understand. For example, a location that is easy to find your way around.
Limits of Development
Limits of development identify the area within which development proposals would be acceptable, subject to complying with other policies contained in the Development Plan. They seek to prevent development from gradually extending into the surrounding countryside. Also known as Settlement Boundaries.
Listed Building
A building of special architectural or historic interest. Listed buildings are graded I, II* or II with grade I being the highest. Listing includes the interior as well as the exterior of the building and any buildings or permanent structures (e.g. wells within its curtilage).
Local Centre
A small group of shops and perhaps limited service outlets of a local centre (for example, a suburban housing estate) serving a small catchment. Sometimes also referred to as a local neighbourhood centre.
Local Development Documents (LDD)
These include Development Plan Documents (which form part of the statutory development plan) and Supplementary Planning Documents (which do not form part of the statutory development plan). LDDs collectively deliver the spatial planning strategy for the local planning authority's area.
Local Development Framework (LDF)
The Local Development Framework (LDF) is a non-statutory term used to describe a folder of documents, which includes all the local planning authority's local development documents. An LDF is comprised of:
Development Plan Documents (which form part of the statutory development plan)
Supplementary Planning Documents
An LDF will also comprise of:
the Statement of Community Involvement
the Local Development Scheme
the Annual/Authority Monitoring Report
any Local Development Orders or Simplified Planning Zones that may have been added
Local Development Scheme (LDS)
The local planning authority's scheduled plan for the preparation of Local Development Documents.
Local Enterprise Partnership
A body, designated by the Secretary of State for Communities and Local Government, established for the purpose of creating or improving the conditions for economic growth in an area.
Local Landscape Designation (for example, 'Area of High Landscape value')
Non-statutory and locally designated areas outside the national landscape designations, which are considered by the local planning authority to be of landscape value to the local area.
Local Listing (or Building of Local Importance)
Locally important building valued for contribution to local scene or for local historical situations but not meriting listed building status.
Local Nature Partnership
A body, designated by the Secretary of State for Environment, Food and Rural Affairs, established for the purpose of protecting and improving the natural environment in an area and the benefits derived from it.
Local Nature Reserve
Non-statutory habitats of local significance designated by local authorities where protection and public understanding of nature conservation is encouraged. (See also Site of Nature Conservation Importance or Site of Biological Interest).
Local Need Housing
Housing requirements generated by the indigenous population rather than by in-migration.
Local Plan
The plan for the future development of the local area, drawn up by the local planning authority in consultation with the community. In law this is described as the Development Plan Documents adopted under the Planning and Compulsory Purchase Act 2004. Current core strategies or other planning policies, which under the regulations would be development plan documents, form part of the Local Plan. The term includes old policies, which have been saved under the 2004 Act.
Local Planning Authority
The public authority whose duty it is to carry out specific planning functions for an area. All references to local planning authority apply to the district council, London borough council, county council, Broads Authority, National Park Authority and the Greater London Authority, to the extent appropriate to their responsibilities.
Local Strategic Partnership (LSP)
An overall partnership of people that brings together organisations from the public, private, community and voluntary sector within a local authority area, with the objective of improving people's quality of life.
Localism Act
The Localism Act devolves greater powers to councils and neighbourhoods and gives local communities more control over housing and planning decisions.
M
Main Town Centre Uses
Retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities, the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls); offices; and arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotels and conference facilities).
Market Towns
Small to medium-sized country towns that are rural service, social and economic centres. Most also hold or used to hold a regular market.
Major development
(Other than for the specific purposes of paragraphs 172 and 173 in the NPPF)
For housing, development where 10 or more homes will be provided, or the site has an area of 0.5 hectares or more. For non-residential development it means additional floorspace of 1,000m2 or more, or a site of 1 hectare or more, or as otherwise provided in the Town and Country Planning (Development Management Procedure) (England) Order 2015.
Master Plan
A type of planning brief outlining the preferred usage of land and the overall approach to the layout of a development. To provide detailed guidance for subsequent planning applications.
Material Consideration
A matter that should be considered in deciding a planning application or on an appeal against a planning decision.
Mineral Planning Authority
The planning authority responsible for planning control of minerals development. County councils are normally responsible for mineral matters for their area.
Minerals Local Plan
A statutory development plan prepared by a mineral’s planning authority under transitional arrangements, setting out policies for the control of development constituting of the winning and working of minerals or the deposit of mineral waste.
Minerals resources of local and national importance
Minerals which are necessary to meet society’s needs, including aggregates, brick clay (especially Etruria Marl and fireclay), silica sand (including high grade silica sands), cement raw materials, gypsum, salt, fluorspar, shallow and deep-mined coal, oil and gas (including conventional and unconventional hydrocarbons), tungsten, kaolin, ball clay, potash, polyhalite and local minerals of importance to heritage assets and local distinctiveness.
Mineral Safeguarding Area
An area designated by minerals planning authorities which covers known deposits of minerals which are desired to be kept safeguarded from unnecessary sterilisation by non-mineral development.
Mixed Use (or Mixed-Use Development)
Provision of a mix of complementary uses, such as residential, community and leisure use on a site or within an area.
Multi-Use Games Area (MUGA)
An enclosed area, using a synthetic grass or hard surface for playing sports, for example five-a-side football or netball.
N
National Land Use Database (NLUD)
Government initiative to provide information on the amount of previously developed land (and buildings) that may be available for development.
National Nature Reserves
Areas designated with the aim of securing protection and appropriate management of the most important areas of wildlife habitat, and to provide a resource for scientific research. All National Nature Reserves are Sites of Special Scientific Interest.
National Park
The statutory purposes of national parks are to conserve and enhance their natural beauty, wildlife and cultural heritage and to promote opportunities for public understanding and enjoyment of their special qualities. National parks are designated by Natural England, subject to confirmation by the Secretary of State under the National Parks and Access to the Countryside Act 1949.
National trails
Long distance routes for walking, cycling and horse riding.
Natural England
Natural England is the Government's statutory adviser on landscape in England with responsibility for landscape designations such as, National Parks, Areas of Outstanding Natural Beauty and Heritage Coasts. Natural England is also concerned with England's future landscapes with involvement in planning policy and a range of environmental land management projects.
Natural Flood Management
Managing flood and coastal erosion risk by protecting, restoring and emulating the natural ‘regulating’ function of catchments, rivers, floodplains and coasts.
Nature Conservation
The protection, preservation, management, or restoration of wildlife and of natural resources such as forests, soil, and water.
Nature Improvement Area
The protection, management and promotion of wildlife habitat for the benefit of wild species, as well as the communities that use and enjoy them.
Nature Recovery Network
An expanding, increasingly connected, network of wildlife-rich habitats supporting species recovery, alongside wider benefits such as carbon capture, water quality improvements, natural flood risk management and recreation. It includes the existing network of protected sites and other wildlife rich habitats as well as landscape or catchment scale recovery areas where there is coordinated action for species and habitats.
Need (in retail terms)
The balance of supply and demand between retailers and consumers. Often expressed as personal expenditure available to support additional shops to extensions to existing shops.
Neighbourhood Centre
A number of shops serving a local neighbourhood and separate from the district centre. Sometimes referred to as a Local Centre.
Neighbourhood Development Order
An Order made by a local planning authority (under the Town and Country Planning Act 1990) through which parish councils and neighbourhood forums can grant planning permission for a specific development proposal or classes of development.
Neighbourhood Plan
A plan prepared by a Parish Council or Neighbourhood Forum for a particular neighbourhood area (made under the Planning and Compulsory Purchase Act 2004).
Non-Fossil Fuels
Sources of energy not derived from the combustion of fossil fuels. Examples include renewable energy resources such as wind or hydroelectric (water) power.
Non-Statutory Nature Reserve
Sites established and managed by a variety of public and private bodies e.g. Wildlife Trusts or the Royal Society Protection of Birds.
Non-strategic policies
Policies contained in a neighbourhood plan, or those policies in a local plan that are not strategic policies.
O
Objectives and Indicators
Objectives are what are trying to be achieved, and indicators are measures that show whether or not objectives are being achieved. They can be used to help show whether planning policy is effective, or be used in helping to conduct a Sustainability Appraisal.
Older people
People over retirement age, including the active, newly-retired through to the very frail elderly, whose housing needs can encompass accessible, adaptable general needs housing for those looking to downsize from family housing and the full range of retirement and specialised housing for those with support or care needs.
Open Space
All open space of public value, including not just land, but also areas of water (such as rivers, canals, lakes and reservoirs) which offer important opportunities for sport and recreation and can act as a visual amenity.
Out-of-Centre
A location which is not in or on the edge of a centre but not necessarily outside the urban area.
Out-of-Town
A location out of centre that is outside the existing urban area.
P
People with disabilities
People have a disability if they have a physical or mental impairment, and that impairment has a substantial and long-term adverse effect on their ability to carry out normal day-to-day activities. These persons include, but are not limited to, people with ambulatory difficulties, blindness, learning difficulties, autism and mental health needs.
Phasing or Phased Development
The phasing of development into manageable parts. For example, an annual rate of housing release for a large development that may need to be controlled so as to avoid destabilising housing markets and causing low demand.
Plan-led System
The principle that the decisions upon planning applications should be made in accordance with the adopted development plan, unless there are other material considerations that may indicate otherwise.
Planning Gain
The benefits or safeguards, often for community benefit, secured by way of a planning obligation as part of a planning approval and usually provided at the developer's expense. For example, affordable housing, community facilities or mitigation measures.
Planning Inspectorate
The Planning Inspectorate's work includes national infrastructure planning under the Planning Act 2008 process (as amended by the Localism Act 2011), processing planning and enforcement appeals and holding examinations into local plans and community infrastructure levy charging schedules.
Planning Out Crime
The planning and design of street layouts, open space, and buildings so as to reduce the actual likelihood or fear of crime, for example by creating natural surveillance.
Planning Permission
Formal approval sought from a local planning authority allowing a proposed development to proceed. Permission may be sought in principle through outline planning applications, or be sought in detail through full planning applications.
Planning and Compulsory Purchase Act (2004)
The Act updates elements of the 1990 Town & Country Planning Act. The Planning and Compulsory Purchase Act 2004 introduces:
a statutory system for regional planning. Now abolished.
a new system for local planning.
reforms to the development control and compulsory purchase and compensation systems.
removal of crown immunity from planning controls.
Planning Practice Guidance (PPG)
Replaces planning policy guidance and planning policy statements. Maintained and updated by central government setting out its national land use policies for England on different areas of planning.
Pollution
Anything that affects the quality of land, air, water or soils, which might lead to an adverse impact on human health, the natural environment or general amenity. Pollution can arise from a range of emissions, including smoke, fumes, gases, dust, steam, odour, noise and light.
Previously Developed Land or 'Brownfield' land
Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or has been occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time.
Primary and Secondary Frontages
Primary frontages are likely to include a high proportion of retail uses which may include food, drinks, clothing and household goods. Secondary frontages provide greater opportunities for a diversity of uses such as restaurants, cinemas and businesses.
Primary Shopping Area
Defined area where retail development is concentrated (generally comprising the primary and those secondary frontages which are adjoining and closely related to the primary shopping frontage).
Priority habitats and species
Species and Habitats of Principle Importance included in the England Biodiversity List published by the Secretary of State under section 41 of the Natural Environment and Rural Communities Act 2006.
Private Open Space
Open space that is usually privately owned and is not usually accessible by members of the public.
Protected Species
Plants and animal species afforded protection under certain Acts and Regulations.
Public Open Space
Urban space, designated by a council, where public access may or may not be formally established, but which fulfils or can fulfil a recreational or non-recreational role (for example, amenity, ecological, educational, social or cultural usages).
Public Realm
Those parts of a village, town or city (whether publicly or privately owned) available, for everyone to use. This includes streets, squares and parks.
Public Right of Way
A highway over which the public have a right of access along the route.
R
Ramsar Sites
Wetlands of international importance, designated under the 1971 Ramsar Convention.
Reasoned justification
The supporting text in a development plan or Local Development Document explaining and justifying the approach set out in the policies contained in the document.
Regeneration
The economic, social and environmental renewal and improvement of rural and urban areas.
Regional and Sub-Regional Shopping Centres
Out-of-town or out-of-centre shopping centres generally over 50,000 square metres net retail area, typically enclosing a wide range of comparison goods.
Regionally Important Geological Site (RIG)
A non-statutory regionally important geological or geo-morphological site (relating to rocks, the Earth's structure and landform).
Registered Social Landlord (RSL)
Organisations that provide affordable housing. Most Housing Associations are RSLs. They own or manage some 1.4 million affordable homes, both social rented and intermediate. See also: Housing Association.
Renewable and Low Carbon Energy
Includes energy for heating and cooling as well as generating electricity. Renewable energy covers those energy flows that occur naturally and repeatedly in the environment – from the wind, the fall of water, the movement of the oceans, from the sun and also from biomass and deep geothermal heat. Low carbon technologies are those that can help reduce emissions (compared to conventional use of fossil fuels).
Retail floorspace
Total floor area of the property that is associated with all retail uses. Usually measured in square metres. May be expressed as a net figure (the sales area) or in gross (including storage, preparation and staff areas).
Retail impact
The potential effects of proposed retail development upon existing shops.
Retail impact assessment
An assessment undertaken for an application for retail use (normally on developments over 2,500 square metres gross floorspace, but they may occasionally be necessary for smaller developments, such as those likely to have a significant impact on smaller centres) on the impact of the proposal on the vitality and viability of existing centres within the catchment area of the proposed development. The assessment includes the likely cumulative effect of recent permissions, developments under construction and completed developments.
Ribbon Development
Development, usually residential, extending along one or both sides of a road but not extended in depth.
Rural Exception Site
Small sites used for affordable housing in perpetuity where sites would not normally be used for housing. Rural exception sites seek to address the needs of the local community by accommodating households who are either current residents or have an existing family or employment connection. Small numbers of market homes may be allowed at the local authority’s discretion, for example where essential to enable the delivery of affordable units without grant funding.
S
Saved Policies / Saved Plan
Policies within unitary development plans, local plans and structure plans that are saved for a time period during replacement production of Local Development Documents.
Scheduled Ancient Monument
Nationally important monuments usually archaeological remains, that enjoy greater protection against inappropriate development through the Ancient Monuments and Archaeological Areas Act 1979.
Secondary Shopping Frontages
A retailing area, secondary to the primary shopping frontage, that provides greater opportunities for a diversity of uses.
Self-build and custom-build housing
Housing built by an individual, a group of individuals, or persons working with or for them, to be occupied by that individual. Such housing can be either market or affordable housing. A legal definition, for the purpose of applying the Self-build and Custom Housebuilding Act 2015 (as amended), is contained in section 1(A1) and (A2) of that Act.
Sequential approach / sequential test
A planning principle that seeks to identify, allocate or develop certain types or locations of land before others. For example, brownfield housing sites before greenfield sites, or town centre retail sites before out-of-centre sites.
Setting of a heritage asset
The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.
Significance (for heritage policy)
The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.
Site of Nature Conservation Importance (SNCI) or Site of Biological Interest (SBI)
Locally important sites of nature conservation adopted by local authorities for planning purposes. (See also Local Nature Reserve).
Site of Special Scientific Interest (SSSI)
A site designated by Natural England under the Wildlife and Countryside Act 1981 as an area of special interest by reason of any of its flora, fauna, geological or physiographical features (plants, animals and natural features relating to the Earth's structure).
Sites and Monuments Record
List, description, and assessment of all known ancient monuments and sites of archaeological interest in an area including a map of each site.
Social Inclusion
Positive action taken to include all sectors of society in planning and other decision-making.
Soundness
To be considered sound, a Development Plan Document must be justified (founded on robust and credible evidence and be the most appropriate strategy) and effective (deliverable, flexible and able to be monitored).
Spatial Development
Changes in the distribution of activities in space and the linkages between them in terms of the use and development of land.
Spatial Planning
Spatial planning goes beyond traditional land use planning to bring together and integrate policies for the development and use of land with other policies and programmes which influence the nature of places and how they function.
This will include policies which can impact on land use by influencing the demands on, or needs for, development, but which are not capable of being delivered solely or mainly through the granting or refusal of planning permission and which may be implemented by other means.
Spatial Vision
A brief description of how the area will be changed at the end of a plan period.
Special Area of Conservation (SAC)
Areas given special protection under the European Union’s Habitats Directive, which is transposed into UK law by the Habitats and Conservation of Species Regulations 2010.
Special Needs Housing
Housing to meet the needs of groups of people who may be disadvantaged, such as the elderly, the disabled, students, young single people, rough sleepers, the homeless, those needing hostel accommodation, key workers, travellers and occupiers of mobile homes and houseboats.
Special Protection Areas (SPA)
Areas which have been identified as being of international importance for the breeding, feeding, wintering or the migration of rare and vulnerable species of birds found within European Union countries. They are European designated sites, classified under the Birds Directive.
Statement of Community Involvement (SCI)
A statement setting out how the Council will involve the community and other interested stakeholders in the preparation of the Local Development Framework. The Statement of Community Involvement sets out the processes to be used by the local authority in involving the community in the preparation, alteration and continuing review of all local development documents and development control decisions.
Statement of Consultation / Statement of Compliance
A report or statement issued by local planning authorities explaining how they have complied with their Statement of Community Involvement during consultation on Local Development Documents.
Statutory Body
A government-appointed body set up to give advice and be consulted for comment upon development plans and planning applications affecting matters of public interest. Examples of statutory bodies include: Countryside Agency, English Heritage (now Historic England), English Nature (now Natural England), Environment Agency, Health & Safety Executive, and Sport England.
Statutory Development Plan
The set of local development documents which together provide the local planning authority’s policies for meeting the community’s economic, environmental and social aims for the future of their area where this affects the development and use of land. This can include, joint plans such as Joint Core Strategy’s, the individual district local plans and neighbourhood plans.
Statutory Undertakers / Statutory Utilities
Bodies carrying out functions of a public character under a statutory power. They may either be in public or private ownership such as Post Office, Civil Aviation Authority, the Environment Agency or any water undertaker, any public gas transporters, supply of electricity.
Stepping stones
Pockets of habitat that, while not necessarily connected, facilitate the movement of species across otherwise inhospitable landscapes.
Strategic Employment Site
A key employment site in a strategic location capable of accommodating major investment, often of national or regional significance.
Strategic Environmental Assessment (SEA)
A procedure (set out in the Environmental Assessment of Plans and Programmes Regulations 2004) which requires the formal environmental assessment of certain plans and programmes which are likely to have significant effects on the environment.
Strategic policies
Policies and site allocations which address strategic priorities in line with the requirements of section 19(1B-E) of the Planning and Compulsory Purchase Act 2004.
Submission Document
A Development Plan Document submitted to the Secretary of State for independent examination by a government-appointed planning inspector.
Supplementary Planning Documents (SPD)
Documents which add further detail to the policies in the Local Plan. They can be used to provide further guidance for development on specific sites, or on particular issues, such as design. Supplementary planning documents are capable of being a material consideration in planning decisions but are not part of the development plan.
Sustainability Appraisal (SA) (including Environmental Appraisal)
An appraisal of the economic, environmental and social effects of a plan from the outset of the preparation process to allow decisions to be made that accord with sustainable development.
Sustainable Communities
Places where people want to live and work, now and in the future.
Sustainable transport modes
Any efficient, safe and accessible means of transport with overall low impact on the environment, including walking and cycling, low and ultra-low emission vehicles, car sharing and public transport.
T
Town Centre
Area defined on the local authority’s proposal map, including the primary shopping area and areas predominantly occupied by main town centre uses within or adjacent to the primary shopping area. References to town centres or centres apply to city centres, town centres, district centres and local centres, but exclude small parades of shops of purely neighbourhood significance. Unless they are identified as centres in Local Plans, existing out-of-centre developments, comprising or including main town centre uses, do not constitute town centres.
Town Centre Mall
A purpose-built shopping centre incorporating many individual shop units usually concentrating on comparison goods and sometimes leisure, residential and other uses.
Town Centre Strategy
Action plans to sustain and encourage the growth of services and amenities in a town centre through a partnership of the local authority and various organisations and people.
Transport assessment
A comprehensive and systematic process that sets out transport issues relating to a proposed development. It identifies measures required to improve accessibility and safety for all modes of travel, particularly for alternatives to the car such as walking, cycling and public transport, and measures that will be needed deal with the anticipated transport impacts of the development.
Tree Preservation Order (TPO)
A mechanism for securing the preservation of single or groups of trees of acknowledged amenity value. A tree subject to a tree preservation order may not normally be topped, lopped or felled without the consent of the local planning authority.
U
Urban Extension
Involves the planned expansion of a city or town and can contribute to creating more sustainable patterns of development when located in the right place, with well-planned infrastructure, including access to a range of facilities, and when developed at appropriate densities.
Urban Fringe
The urban fringe is the transitional area between urban areas and the countryside. It can provide a valuable resource for the provision of sport and recreation, particularly in situations where there is an absence of land within urban areas to meet provision.
Urban Sprawl
The uncontrolled or unplanned extension of urban areas into the countryside.
Use Classes Order
The Town and Country Planning (Use Classes) Order 1987 puts uses of land and buildings into various categories. Planning permission is not needed for changes of use within the same use class.
V
Viability
In terms of retailing, a centre that is capable of commercial success.
Village Envelope
A boundary around a village, or part of a village, usually quite tightly drawn, within which development might be allowed in principle.
Vitality
In terms of retailing, the capacity of a centre to grow or develop its likeliness and level of activity.
W
Waste Local Plan
A statutory development plan prepared (or saved) by the waste planning authority under transitional arrangements, setting out polices in relation to waste management and related developments.
Waste Planning Authority (WPA)
The local authority responsible for waste development planning and control. They are unitary authorities, including National Park Authorities, and county councils in non-unitary areas.
White land
A general expression used to mean land (and buildings) without any specific proposal for allocation in a development plan, where it is intended for the most part, existing uses shall remain undisturbed and unaltered.
Wildlife Corridor
Areas of habitat connecting wildlife populations.
Wind Resource Area
An area of search (or an area of least constraint) where wind turbines may be built subject to planning permission.
Windfall Site
Sites which have not been specifically identified as available in the Local Plan process. They normally comprise previously-developed sites that have unexpectedly become available.
World Heritage Site
A cultural or natural site of outstanding universal value designated by the International Council on Monuments and Sites (ICOMOS), for example Durham Cathedral and Stonehenge.
Written representations
A procedure by which representations on planning appeals, development plans and Development Plan Documents can be dealt with without the need for a full public inquiry or informal hearing.
Written Statement
A documentary statement supplementing and explaining policy, forming part of a development plan.
Z
Zero-carbon Home
Over a year, the net carbon emissions from all energy use in the home are zero. This includes energy use from cooking, washing and electronic entertainment appliances as well as space heating, cooling, ventilation, lighting and hot water.