Which Reports Do I Need – Page 11

Reports for building on a former petrol filling station

Underground tanks, interceptors and fuel lines make a former forecourt one of the highest risk previous uses a council sees. The evidence chain is long and it runs in one direction.

Reports for a rooftop extension to a block of flats

Adding storeys to a block of flats under Part 20 is a prior approval, not a free pass. The class names the subjects the council will assess, and structure and daylight lead the list.

Reports for a self-build plot on a shared private drive

On a backland self-build plot the access decides the application. Here is the evidence councils expect where the drive, the visibility splay and the drainage all sit on someone else's land.

Reports for a drive-through unit on a retail park

The lane is what makes a drive-through different. Here is the evidence base it generates, from queue modelling to the retail sequential test.

Reports for a small industrial unit beside housing

Siting a workshop or small industrial unit next to homes puts the mitigation burden on the operator. Here is the evidence base and the conditions to expect.

Reports for holiday lets in redundant farm buildings

Class Q delivers houses, not holiday accommodation. Here is the evidence base a full application for converting redundant farm buildings actually needs.

Reports needed for a site near an SSSI impact risk zone

Proximity to a Site of Special Scientific Interest does not set the evidence base. The impact risk zone and your development type do. Here is how to check and what to commission.

Reports for a site with a Tree Preservation Order

On a site with a Tree Preservation Order the tree survey comes before the layout. Root protection areas are a design constraint, not a drawing added later.

Reports for an extension to a listed building

Two consents, one evidence base. The heritage assessment has to describe significance before the design exists, and recording is expected where fabric is lost.

Reports for 2,500 square metres of Class E floorspace

Two national thresholds land at 2,500 square metres. Because Class E lets an occupier change without permission, the evidence has to cover a range of uses.

Reports triggered when a scheme reaches ten dwellings

Ten units is the threshold where a residential scheme becomes major development. The determination period, publicity and evidence base all change at the same point.

Reports for a residential block reaching 18 metres

At 18 metres the fire statement becomes a validation requirement and the Building Safety Regulator becomes a consultee. Wind, daylight and townscape work follows.

Reports for a site in a nutrient neutrality catchment

The authority cannot determine the application until it can carry out an appropriate assessment. The nutrient budget decides how much mitigation you have to buy.

Reports for a site adjoining a Site of Special Scientific Interest

The impact risk zone and its criteria, not the size of your scheme, set the report list next to a designated site. Here is how to read the zone and scope the work.

Reports for a plot with a protected tree on the frontage

A protected frontage tree brings a BS 5837 survey, an impact assessment and a method statement, plus a separate consent for any work to the tree itself.

Reports for a site with a watercourse along the boundary

A watercourse on the boundary brings flood risk, ecology and tree evidence into the application, and a separate land drainage consent that planning permission does not cover.

Reports for a scheme crossing 2,500 square metres

At 2,500 square metres the transport evidence steps up to a full assessment and retail impact testing bites. Several other requirements cluster at the same scale.

Reports the tenth dwelling adds to a scheme

The tenth unit adds five weeks, an affordable housing obligation, the full biodiversity metric and a likely committee decision. Price that before the land deal.

Reports for a nine dwelling scheme below the major threshold

Staying at nine units shortens determination and removes affordable housing in most areas. It does not remove biodiversity net gain, drainage evidence or the highway authority's questions.

Reports for a self-build dwelling on a garden infill plot

A single self-build house on garden land needs a shorter document set than most people expect. The tree survey and the biodiversity exemption are the two that catch applicants out.

Reports for a rear extension to a Grade II listed house

A listed house extension needs planning permission and listed building consent together. Four documents carry most cases, and a design and access statement is mandatory even at householder scale.