Comparisons – Page 2
Side-by-side explanations of reports, consents and application types that people confuse.
Comparisons articles – page 2
263 articlesRelevant demolition or ordinary planning permission
Conservation area consent went in 2013 but the criminal offence stayed. Here is how relevant demolition differs from the Part 11 prior approval route.
Grampian condition or deed of variation: which route
Control of the land decides it. A Grampian condition bites on the permission; a deed of variation can only change an obligation the owner is already party to.
Part 20 prior approval or a full application upwards
Part 20 prior approval is faster but the conditions are unforgiving. Here is how the age window, height caps and natural light test decide which route to use.
Permitted development or an Article 4 direction area
An Article 4 direction removes the automatic permission for named classes over named land. The schedule answers the question for your address, and no application fee is payable.
Moving within Class E or into sui generis use
A change of use within Class E is not development, so a shop can become a cafe, a gym or a clinic freely. The named sui generis uses outside the Order need full planning permission.
Statutory nuisance or a planning condition on noise
A planning condition fixes what you may install and when you may operate. Statutory nuisance under the Environmental Protection Act 1990 deals with the noise actually happening. Compliance with one is no defence to the other.
Protected species licence or a class licence: which route
Both routes derogate from the same offences and need the same three tests. The difference is who holds the licence and how fast it moves, and class licences only cover specified low-impact situations.
Build over agreement or land drainage consent
A build over agreement covers public sewers and comes from the water company. Land drainage consent covers ordinary watercourses and comes from the lead local flood authority, with a two month deemed consent.
Ownership certificates A to D: which one to sign
Sign Certificate A only if you own every square metre inside the red line. Where an access crosses someone else's land, notice has to be served and the 21 day clock runs before you submit.
Agricultural prior notification or full planning permission
Below five hectares there is no permitted development right to erect an agricultural building. Here are the Part 6 limits, what notification controls, and when a full application is faster.
Landscape or townscape: choosing the right visual appraisal
Landscape assessment characterises land, townscape assessment characterises built form. Here is how to choose, and how to structure one document that does both on an urban fringe site.
Travel Plan or framework travel plan: which to submit
Framework, interim or full travel plan: the choice follows the stage at which the occupier is known. Here is what each contains, how targets are set and how they are secured.
Air quality assessment or air quality neutral assessment
An air quality assessment measures concentrations at receptors. An air quality neutral assessment compares the scheme's emissions with a published benchmark. Here is which applies, and when both do.
BS 4142 or BS 8233: which noise standard applies
BS 4142 assesses industrial and commercial sound affecting existing dwellings. BS 8233 sets internal ambient targets for the building you are creating. Here is which one a council asks for, and when both apply.
Energy Statement or a Part L compliance report
Both documents come out of the same modelling software and serve different regimes. Here is what a planning energy statement must demonstrate, why SAP outputs are not predictions, and how to avoid contradicting yourself.
Biodiversity net gain or a preliminary ecological appraisal
A preliminary ecological appraisal answers what lives on the site. The statutory biodiversity metric measures habitat area and condition. Here is how the two differ, where they overlap and the order to do them in.
Flood sequential test or retail sequential test
One asks whether the development could sit on land at lower flood risk. The other asks whether it could sit in a town centre. They can point in opposite directions on the same site.
Discharge of conditions or a section 73 application
A discharge application asks whether your details satisfy the condition. Section 73 asks for the condition to change, and creates a new permission that carries the original time limit.
Class MA prior approval or full permission for flats
Class MA grants the change of use and nothing else. The route works when the building passes every eligibility gate and the envelope stays as built; otherwise a full application is the cleaner asset.
Conservation area demolition: permission or prior approval
Conservation area consent went in 2013. Demolishing an unlisted building in a conservation area is now relevant demolition needing planning permission, with a criminal offence attached; Part 11 Class B covers the rest.
Sequential approach or the sequential test in retail
One is a named requirement in national policy for main town centre uses outside a centre. The other is a way of thinking used across several policy areas. The evidence they need is not the same.
Prior approval refusal or a deemed approval
Silence from the council makes the development permitted, not permitted development approved. What that distinction changes for appeals, conditions, lenders and your evidence file.
Habitat bank units or on site habitat creation
Off site units leave your layout alone but lose value to the metric's spatial risk multiplier. On site creation keeps full unit value and the 30 year liability. How to decide, and how to mix the two.
Part S charge points or a planning condition
Approved Document S already requires a charge point per new dwelling with parking. Here is where a planning condition still has work to do, and where it is duplication.
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