town and country approval process in trinidad and tobago

OUTLINE APPLICATION FOR PLANNING PERMISSION

An  Outline  Application  for  Planning  Permission  informs  an  applicant  as  to  whether  the  type  of

development  proposed  is  consistent  with  existing  land  use  policy  and  provides  overall  development

standards applicable to the particular site.

The Town and Country Planning Division requires the following documents to assess applications and

issue a decision. Failure to provide this information may result in an application being queried or eliciting

an unnecessary delay. Documents and information should be given at the outline phase and again at the

final phase of the process.

Documents required to submit an Outline Application are as follows:

✓  Deed/ Certificate of Title

✓  Survey Plan/ Cadastral Sheet

✓  Location Sketch

✓  Description of Proposal Plan

✓  Conceptual Plan

Please see below for guidelines on the documents required before uploading onto the website.

Document/Plan  Notes

1  Deed/Certificate of Title

A  Deed  is  a  legal  document  which  states

interest  or  rights  and  ownership  to  a

property.

Certificate of title is a state or municipal-

issued document that identifies the owner

or owners of personal or real property.

A Certificate of Comfort is not a legal document and will

not be accepted in place of a Deed or Certificate of Title.

All pages of deed must be submitted.

2  Survey  Plan  or  Cadastral  Sheet

Extract

A survey plan is the official record of the legal

boundaries of land and will usually indicate the

dimensions and plot size.

A  cadastral  sheet  is  a  comprehensive  land

recording  of  the  property  boundaries  and

ownership in a particular area.

All  Survey  Plans  must  be  signed  by  a  licensed  land

surveyor and must refer to the property in question.

The site in question must be accurately identified on the

Cadastral Sheet.

The survey plan or map must identify boundaries, area,

dimensions and shape of entire parcel of land to which

application relates and names of adjoining parcel owners. Document/Plan  Notes

3    Description of the Proposal  This is a description of the proposed land use and any

other  details  of  the  development.  For  Planning

Permission applications, this should also include a design

statement  which  addresses  the  quality  of  the  design

(including materials to be used) and how it enhances the

existing character of the area.

4  Conceptual Plan

This is a forecast of the potential development

of  the  property,  including  proposed  densities,

mix of uses etc.

This is optional for simple developments, but mandatory

for  complex  developments.  For  example,  multi-story

proposals with various uses.

PLANNING PERMISSION

A Planning Permission entitles a particular use or development to proceed on a specific piece of land. The

type  of  development  category  will  depend  on  the  proposal,  e.g.  subdivision  of  land,  erection  of  new

buildings,  and  engineering  works.  Planning  Permission  must  be  sought  and  obtained PRIOR to

commencing any form of development.

At the stage of Planning Permission, you will be required to submit the following documents based on the

intended use and type of development for your property.

BUILDING OPERATIONS

Documents  required  to  submit  a  Planning  Permission  Application  for

Building Operations are as follows:

✓  Site Plan

✓  Floor Plan

✓  Elevation Plan

✓  Section Plan

✓  Roof Plan/ Roof Details

✓  Topographical Maps

✓  Deed

Please see below for guidelines on the documents required before uploading onto the website.

The Town and Country Planning Division requires the following documents to issue approval to incoming

applications. Submitting this information would aid in a prompt response. Failure to provide this information

may result in an application being queried or eliciting an unnecessary delay.

Document/Plan  Notes

1  Site Plan

This is a large-scale drawing that shows the full

extent  of  a  site  for  an  existing  or  proposed

development.

This drawing should include

–  The  drawn  and  written  scale  to  which  the

plans were prepared

–  The boundaries and dimensions of the site;

–  Proposed building(s);

–  Any  swimming  pools,  septic  tanks  and

percolation  areas,  oil  wells,  significant  tree

stands etc. on site;

–  The  levels  or  contours,  where  applicable,  (for

lands 1:4 in steeper);

–  The  Cadastral  Sheet  number,  if

applicable;

–  The north point;

–  The name and address of the person by whom it

was prepared;

–  Labelled roads adjoining the site;

–  Dimensioned driveways and circulation areas;

–   Dimensioned  vehicle  parking  and

loading areas;

–  Buildings  to  be  demolished  must  be  shown

using a broken line and stated to be demolished;

–  Landscape  layout  which  includes  the

location  and  type  of  vegetation  and  paved

surfaces to be constructed;

–  Precise  location  of  all  existing  buildings,

including a clear identification of any building

addition to be made;

–  External  dimensions  of  the  existing  and

proposed building(s);

–  Existing  and  proposed  building  setback

distance from all property boundaries;

–  Details  of  existing  and  proposed  site

drainage system;

–  Details of the existing proposed water supply

and sewage disposal system;

–  Whether  the  land  has  been  subject  to  any

previous excavation, earth-fill, land slip, etc.;

–  If  it  is  a  change  of  use,  then  the  plans  and

particulars  must  show  the  proposed  change  for

each plot or parcel of land. Also, if the land forms

part of a larger parcel, the location of the plot to

which  the  application  relates,  in  relation  to  the

larger parcel must also be shown.

2  Floor Plans

Document/Plan  Notes

This can be described as a visual representation

of a room or building scaled and viewed from

above.

These  must  be  provided  to  show  the  layout,

dimensions and use of each floor of the existing and

proposed building(s).

Proposed finished must be indicated.

3  Elevations

This is an orthographic projection drawing that

shows the front or side of a building.

This should show:

–  Ground level/ topography of the site

–  Elevations  of  all  faces  of  the  building(s),

including colour and materials of all buildings

and works

Building and floor heights

4  Section Plan

This is a plan view drawing that is in sections

which  shows  piers,  columns,  and  size  of

footings,  foundation  walls  and  supporting

beams.

All floor and roof heights must be shown on the Section

Plan.

5  Roof Plan/ Roof Details

This is a scaled drawing of the proposed roof

development  containing  dimensions  of  the

entire roof structure, shape of roof, size, design

and  placement  of  all  material,  ventilation,

drainage and slopes.

6  Topographical Maps

This  is  a  map  that  illustrates  the  physical

features of the earth’s surface such as contour

lines.

This  is  only  required  for  hillside  development,  and

steeply sloping sites.

7  Deed/Certificate of Title

A Deed is a legal document which states

interest  or  rights  and  ownership  to  a

property.

Certificate of title is a state or municipal-issued

document that identifies the owner or owners of

personal or real property.

A Certificate of Comfort is not a legal document, and

will not be accepted in place of a Deed or Certificate of

Title

All pages of deed must be submitted.

N.B.

–  Neighbouring plots should be shown clearly on the site plan where possible.

–  Where the proposal in question is an addition to an existing building, the building plans

submitted must show all existing and proposed development, with proposed additions

clearly labelled and identified through shading in red, hatching etc.

–  For engineering operations, engineering drawings must be submitted.

–  Where off-site parking is proposed for a development; a Site Plan showing the design

and layout of parking bays as well as a lease agreement for use of the site in question

for at least five (5) years, must be provided.

SUBDIVISION OF LAND

Documents required to submit a Planning Permission Application for

Subdivision of Land are as follows:

✓  Contour Map

✓  Final Survey/ Prepared Survey Plan

✓  Drainage/ Bridge Plans

✓  Road Details

✓  Grading Plan

✓  Deed

Please see below for guidelines on the documents required before uploading onto the website.

The Town and Country Planning Division requires the following documents to issue approval to incoming

applications. Submitting this information would aid in a prompt response. Failure to provide this information

may result in an application being queried or eliciting an unnecessary delay.

Document/Plan  Notes

1  Contour Map  This  should  illustrate  the  entire  parcel  of  land  at  a

vertical interval of 1.5 metres (5 feet).

2  Final Survey/ Prepared Survey Plan  For  the  parcels  of  land  which  are  proposed  for

development it must show:

–  The  shape  of  the  site  with  the

dimensions of all boundaries;

–  The  size  of  the  site  giving  the  area

accurately;

–  The names of all existing roads which adjoin

or cross the site, giving widths and building

lines;

–  The names of all existing drainage channels or

watercourses  which  adjoin  or  cross  the  site

showing  widths,  building  line  setbacks  and

direction of flow;

–  The parcels to be developed in relation to

the comprehensive proposal site;

–  The  plots  to  be  created  in  relation  to  the

parent site;

–  The size, shape, dimensions and access of

the remaining parcel area;

–  Buildings  within  10m  of  property

boundaries  should  be  shown  where

applicable.

The plots to be created or areas which are the subject

of the transaction are to be coloured in pink.

Any plots to be created for community use must be

coloured in yellow.

Any plots to be created for recreational open space use

must be coloured in green.

N.B. details of all proposed plots of land showing the

precise shape, size and dimension of each plot must be

provided.

Roadways should be coloured in brown.

Watercourses  and  drainage  channels  must  be

coloured in blue.

Construction  details  for  all  proposed  access  roads  as

well  as  right  of  way  and  carriageway  widths  and

building lines must be shown

3  Drainage/ Bridge Plans  To  be  submitted  where  drainage  works  or

bridging  of  watercourses  is  required  for  the

proposal.

Details  of  the  proposed  water  supply  and  sewage

disposal system.

Document/Plan  Notes

4  Road Details  To be submitted where road works and the creation of

roads is required.

5  Grading Plan  This  must  show  all  proposed  cutting,  excavating  and

filling operations.

6  Deed/Certificate of Title

A  Deed is  a legal  document  which  states

interest  or  rights  and  ownership  to  a

property.

Certificate of title is a state or municipal-issued

document that identifies the owner or owners of

personal or real property.

A Certificate of Comfort is not a legal document and

will not be accepted in place of a Deed or Certificate of

Title.

All pages of deed must be submitted.

ADDITIONAL DOCUMENT REQUIREMENTS FOR SPECIFIC DEVELOPMENT

TYPES

Based on the type of intended development, the following additional documents need to be uploaded

along with your application.

Document/Plan  Notes

COMMUNAL/ RECREATIONAL SPACES

Site Plan – Extended

Must include:

Gas Lines

High Tension Wires Vacant within Site Plan

Landscaping

Plan stating built portions/ facilities  Toilet facilities and/or stage etc.

HISTORIC/ HERITAGE PROPERTIES

Pictures of the site and the portions of the site/

building to which works are proposed

ECO- LODGE- A specific type of hotel which does not exceed 25 rooms. It has basic amenities, high quality

of service, and is usually located near an area of unusual natural beauty. The emphasis is on low impact both

in terms of number of visitors and size of the establishment.

A brief description of the project indicating how

the project will fit into the proposed environment

and what will be the benefits and adverse impacts

on the environment

HOTEL OR GUEST HOUSE

A  description  of  short-  and  long-term

employment opportunities to be generated

TELECOMMUNICATION TOWERS

A plan which shows existing development within

a  120m  radius  of  the  tower  indicating  use  and

height of buildings and structures

Where co- location or roof mounted options

are not possible, the reasons must be stated

INSITIUTIONAL DEVELOPMENTS (schools, churches etc.) AND LARGE-SCALE COMMERCIAL

DEVELOPMENTS

Attitudinal Survey

This  is  an  assessment  of  the  feelings  of  the

neighboring  property  owners  to  the  proposed

development

–  The survey question and description of the

development (hours of operation etc.) must

be  presented  to  the  Town  and  Country

Planning Division (TCPD) for approval;

–  Owners of properties within ¼ mile of the

site in question must be surveyed;

–  Telephone  and  email  contact

information  for  the  survey;

respondents must be provided

–  A map of the properties surveyed must be

included at a scale of 1:1250 or 1:2500.

INDUSTRIAL DEVELOPMENTS

Additional information to be included:  –  Products that will be manufactured;

–  The types, by volume, of raw materials

that will be used in the processes and/or

stored on site;

–  A description of the processes to be carried

out on;

–  The  composition  of  trade  refuse  and

effluent and means  of their treatment and

disposal;

–  The  means  of  transporting  materials  and

products to and from the site;

–  Whether  any  of  the  hazardous  or  toxic

materials listed at Appendix 111 will be

used, created or stored on the site;

–  An Environmental Impact Assessment for

some categories of industrial processes.