New dwellings
A new dwelling application carries more policy weight than a householder application. You are not modifying an existing building — you are adding a unit of housing to the supply, and that engages the full breadth of the development plan's housing policies: principle of development, housing land supply, design standards, sustainability, and infrastructure contributions. A supporting statement is essential and, for most new dwelling applications, it is the most important document in the application.
This guide covers what a planning supporting statement for a new dwelling must address, which NPPF paragraphs apply, and how to make the strongest possible case for approval.
Before getting into design and amenity, your statement must establish that a new dwelling is acceptable in principle at this location. This turns on the development plan's approach to housing in the relevant area:
Key question: Is the local plan's housing land supply up to date? If the LPA cannot demonstrate a five-year housing land supply, the "tilted balance" under NPPF para 11(d) applies — meaning the presumption in favour of sustainable development carries greater weight and policies restricting housing supply are given reduced weight.
The most relevant NPPF 2023 paragraphs for a new dwelling application are:
Describe the site clearly — its size, boundaries, relationship to the settlement, existing use, and any relevant designations. Include the planning history: any previous applications on the site, particularly any refusals and the reasons for them. If this application has been designed to overcome a previous refusal, say so explicitly.
This is the most important section for a new dwelling application. Identify the development plan policies that govern the principle of housing development at this location and make the case for compliance. If the site is outside a settlement boundary, identify which exception applies. If the LPA's five-year supply is deficient, make the tilted balance argument clearly.
Demonstrate that the proposed dwelling responds to the local character — its scale, massing, materials, and architectural approach should be appropriate to the surrounding area. Reference the specific character of the street or neighbourhood and explain how the proposal responds to it. In rural areas, explain how the dwelling relates to the landscape setting.
Address the impact on neighbouring properties — daylight, sunlight, overlooking, and overbearing impact. Also address the quality of amenity space for future occupants: garden size, orientation, and usability.
New dwellings always raise highway questions. Address access arrangements, visibility splays, parking provision, and any traffic generation impact. Reference the development plan's parking standards and demonstrate compliance.
NPPF para 148 and most modern development plans require new development to mitigate and adapt to climate change. Address the building's energy performance, any renewable energy provision, and flood risk if relevant. Many LPAs now require compliance with Part L of the Building Regulations or the Future Homes Standard — reference this where applicable.
For a single new dwelling, CIL (Community Infrastructure Levy) may apply depending on the LPA. Section 106 obligations are less common for a single dwelling but may be required for affordable housing contributions in some areas. Address this in the statement if relevant to the site.
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