Comparisons – Page 10
Side-by-side explanations of reports, consents and application types that people confuse.
Comparisons articles – page 10
264 articlesPlanning appeal against judicial review
A planning appeal reopens the merits and belongs to the applicant. Judicial review tests only the lawfulness of the decision and is open to anyone with sufficient interest, within six weeks.
Grampian conditions or negative obligations: which secures it
A negatively worded condition costs less and moves faster than an agreement. It also fails where the works depend on land nobody has control of, and that is the whole argument.
Section 278 or section 38: which highway agreement applies
One agreement alters a road that already exists, the other hands a new one to the highway authority. Most schemes of any size need both, and the bonds are what surprise people.
Foul sewage or water supply assessment: which one you need
Two short documents, two different undertakers, two different failure modes. On a single plot the foul sewage answer usually decides whether the scheme works at all.
Noise assessment or extraction statement: which a fit out needs
Fitting out a restaurant or takeaway usually attracts two separate documents: a noise assessment for the plant and an extraction statement for the odour. They overlap on the fan and nowhere else.
Discharge of conditions against a non-material amendment
If the scheme has not changed you are discharging a condition. If it has, you are amending the permission. This compares the two routes, the fees and periods, and when section 73 is needed instead.
Pre-application advice or a planning performance agreement
Both are discretionary, both are paid for, and neither commits the council to granting permission. This compares what each buys, when an agreement earns its cost, and how to record what was said.
National park against national landscape designation
Both designations attract the highest status of protection in national policy, but they differ in who decides, how many statutory purposes apply, and how the major development test bites.
Written representations against a hearing at appeal
Most planning appeals are decided on paper. This compares the written representations and hearing procedures, the deadlines that apply, and where oral evidence actually shifts an inspector.
Enforcement notice against breach of condition notice
Both notices come from the 1990 Act, but only one carries a right of appeal. Here is what each covers, which a council picks and what the recipient can do.
Structural survey against geotechnical assessment
Conversion schemes routinely confuse the two. Here is what each report concludes, which situations make planning ask for one, and how they overlap on movement and cracking.
Land contamination phase 1 against phase 2
A phase 1 preliminary risk assessment is research and a walkover. Phase 2 is boreholes and laboratory analysis. The conceptual site model decides whether you need the second one.
Historic building recording against a heritage statement
One goes in with the application to argue the case. The other is produced under condition, before anything is touched, for an archive rather than a case officer.
Preliminary roost assessment against emergence survey
The daytime inspection grades your roof. The dusk surveys can only happen in season, so getting the first one done early is what keeps a loft conversion on programme.
Preliminary ecological appraisal or impact assessment
One is a walkover that tells you what to survey. The other evaluates effects against valued receptors after the surveys are done. Which your site actually needs.
Prior approval against a full planning application
In a prior approval the permission already exists and the council decides only a short list of matters. That is why it can succeed where a full application would fail, and fail on a single narrow point.
Discharging conditions or applying to vary them
An approval of details application and a section 73 variation do different jobs. Getting the choice wrong costs eight weeks, and on a pre-commencement condition it can leave a permission unimplemented.
Community Infrastructure Levy or a section 106 obligation
The levy is calculated from an adopted schedule and lost through missed notices. Section 106 obligations are negotiated against three statutory tests. How to budget for both on the same scheme.
Rights of light or a daylight and sunlight assessment
A right to light is a private property right measured by sky factor and enforceable by injunction. Planning amenity is a material consideration measured by BRE guidance. Both run on the same scheme.
Basement Impact Assessment or Geotechnical Assessment
A Basement Impact Assessment is a planning document about effects on neighbours, groundwater and stability. A Geotechnical Assessment is an engineering document about design parameters. Most basement schemes need both.
Site Waste Management Plan or Waste Management Strategy
A Site Waste Management Plan covers construction and demolition arisings. A Waste Management Strategy covers the bins, stores and collection routes the finished building needs. They are assessed by different teams.
Phase 1 desk study or Phase 2 site investigation
Phase 1 identifies plausible pollutant linkages; phase 2 measures whether they are real. Commissioning both at once is how small sites overspend, and skipping phase 1 is how boreholes go in the wrong place.
Demolition in a conservation area: which consent applies
Demolition in a conservation area needs planning permission for relevant demolition, with a criminal offence attached. Elsewhere, Part 11 prior approval covers method and restoration only.
Listed building consent or planning permission: which applies
Planning permission controls development. Listed building consent controls works affecting special interest, inside and out. Most schemes on a listed building need both, and the tests are not the same.
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