Report Deep Dives – Page 2
Section-by-section anatomy of each of the 66 planning report types, beyond the basics.
Report Deep Dives articles – page 2
377 articlesWater supply evidence in a water stressed area
Water evidence in a stressed area has two jobs: proving supply can be delivered, and proving the development will use less. Here is what each needs and which conditions follow.
Foul drainage evidence with a package treatment plant
A package treatment plant application turns on the sewer enquiry, the regulatory route, percolation testing and the separation distances. Here is the evidence to submit and the order to produce it in.
Economic evidence for a cluster of holiday lets
The economic case for farm holiday lets has to show real jobs, sourced visitor spend and support for the holding. Here is how to evidence each, and the occupancy conditions that come with permission.
Equalities evidence for altering a community building
The public sector equality duty applies to the planning decision on a community building. Here is the access, use and consultation evidence that lets a case officer show it was discharged.
Waste strategy for a block with no street frontage
On a back-land flatted scheme the collection authority's carry distances dictate the ground floor plan. Here is how to sequence the vehicle position, the store and the resident route, and what to submit.
Health evidence for a takeaway near a school
A hot food takeaway inside a school exclusion zone usually faces a policy presumption against it. The three points that decide these applications are the measurement, the opening hours offered and whether the policy applies to your unit.
Utilities evidence where a main crosses the site
Where a water main or public sewer crosses a development site, the easement and the undertaker's build over or diversion position decide the layout. Here is the evidence a planning authority expects.
Structural evidence for adding two storeys to a block
Vertical capacity, lateral stability, temporary works above occupied flats and the core strategy decide whether an upward extension is buildable, long before the prior approval application.
Parking evidence on a street with residents permits
In a controlled parking zone the council rations the kerb through permits, so the evidence has to cover permit supply as well as occupancy. What to survey, what to ask the council for, and how the restriction is secured.
Flood risk evidence for a garden room in Flood Zone 2
Most garden rooms are permitted development, so no assessment arises. Where permission is needed in Flood Zone 2, a short proportionate report covering six points is normally enough.
Air quality evidence when a school is the only receptor
Schools are high sensitivity receptors for nitrogen dioxide and particulates. Receptor height, exposure period and the split between construction dust and operational modelling decide whether the assessment holds up.
Odour evidence for a bakery in a mixed use block
Establish the flue route before designing the system. Why 4am baking changes the assessment, and why a carbon filter with no replacement schedule stops working within a year.
Ecology evidence for a redundant barn surveyed in winter
A winter roost assessment establishes suitability and field signs but cannot establish absence. How to report the limitation, and when a deferral condition is wrong.
Arboricultural evidence for a veteran oak on an infill plot
Standing advice asks for a buffer of 15 times the stem diameter around a veteran tree, far larger than a BS 5837 root protection area. Here is how to survey, calculate and design around one.
Noise evidence where the only plant is a heat pump
An air source heat pump is assessed by a fixed desk calculation under permitted development and against measured background noise when permission is needed. Where the two tests diverge, and the siting decisions that matter most.
Transport evidence for a farm shop on a rural A road
Farm shop highway objections turn on the right turn off a fast rural road, not on capacity. How to build trip generation evidence where TRICS coverage is thin, and what the access drawing has to demonstrate.
The town centre vitality section of a retail impact assessment
The vitality and viability section carries most of the impact test. Here is what it must quantify, where the health check indicators come from, and how trade diversion figures are built so an authority can rely on them.
Heritage evidence for a chapel conversion to flats
Chapels are assessed on plan form, galleries and fittings rather than elevations. What to record, how to handle burials, and how to argue the loss of volume.
Drainage strategy where infiltration testing fails on clay
What a failed BRE 365 infiltration test proves, how to step down the surface water hierarchy with evidence, and how attenuation volume follows from the permitted discharge rate.
Capacity calculations in a utilities assessment
A utilities assessment at planning stage is a feasibility document: demand with stated assumptions, a point of connection evidenced by the undertaker, and the works that follow.
Baseline tables in a parking survey
The baseline table decides whether a parking survey is believed. Here is how to set the survey nights, measure usable kerb consistently and present stress street by street.
Confidence statements in an agricultural land classification
A grade without a confidence statement is an assertion. What survey density, soil pits and wetness class assignment do to the 3a and 3b boundary, and how to report it.
Assumptions registers in a basement impact assessment
A basement impact assessment is written before anyone has dug on the party line. The assumptions register is where you make the inputs testable, and where you say what gets revisited at detailed design.
Survey effort tables in an archaeological field evaluation
Curators read the effort table before anything else. It tells them how much of the site was examined and how much was not, which is what the recommendation has to follow from.
Not sure which documents your council will ask for?
Enter your postcode and PlanScope recommends the right reports for your project, then drafts them in minutes.
Enter your postcode on PlanScope