Planning constraints are limitations or restrictions that must be considered when developing property or land. They can impact upon a planning application and its decision. These are some examples of common constraints.
Flood risk
Flood zones are areas of land identified by the Environment Agency (EA) as potentially at risk of flooding.
Sources include:
- rivers
- direct rainfall on the ground surface
- rising groundwater
- overwhelmed sewers and drainage systems
- reservoirs
- canals and lakes
The extent of the risk will depend on which flood zone a site falls into. Flood Zones 2 and 3 are at higher flood risk, although areas within Flood Zone 1 can still suffer from critical drainage problems.
Flood Risk Assessments (FRAs) are often required to accompany planning applications. Further information on FRA requirements is contained within our Validation Checklist.
Applicants are advised to discuss the content of an FRA with the EA prior to its submission. We will consult with the EA for their opinion on an FRA as part of the application process.
See flood risk and coastal change guidance on GOV.UK.
Contaminated land
Failing to deal adequately with contamination can cause harm to human health, property and the wider environment.
Contamination is more likely to arise in former industrial areas. However, it may also be present in other locations including in the countryside.
You must contact us if you have concerns that a site may be contaminated from a previous use.
Advice on contaminated land can also be sought from our environmental health department. If a site is known or suspected to be at risk from contamination, an investigative report may be needed to accompany an application.
More information on Contaminated Land Assessments is contained within our Validation Checklist.
You can also find guidance on land affected by contamination on GOV.UK.
Listed buildings
If there is a listed building on a proposed development site, as well as any application for planning permission, Listed Building Consent will be needed for any works which affect the special character of a listed building, this includes its setting.
It is crucial to consult with us early in the process to understand the specific requirements and constraints for your listed building.
More information on building works on listed buildings and how to get permission.
Conservation areas
Conservation areas have special planning controls to protect their unique character. These controls restrict certain types of development that might normally be permitted elsewhere.
Planning permission is generally required for the demolition of buildings in conservation areas, even if they are not listed.
Article 4 Directions
Article 4 Directions are essential tools to manage development and protect the character of specific areas.
They require property owners to seek planning permission for certain changes that would typically be allowed under permitted development rights, ensuring that local heritage and community integrity are preserved.
Hazardous sites
There are certain areas of Trafford which accommodate hazardous installations. In addition, there are sites where hazardous substances and material are stored.
Special care has to be taken when considering development proposals in these areas. This is to ensure that a proposal would not pose any risk to people or to the environment.
When a planning application is received in these locations then we consult the Health and Safety Executive for their advice and guidance.
Hazardous substance consent provides further controls over the storage of hazardous material. Hazardous substances guidance on GOV.UK.