Which Reports Do I Need – Page 17
The document bundle your council will expect for each kind of project.
Which Reports Do I Need articles – page 17
434 articlesReports needed for a nine unit scheme just under major
Nine units sits one unit below major development, which changes the determination period, the consultee list and the affordable housing position. What the pack actually needs.
Which reports a dropped kerb and hardstanding needs
A dropped kerb is a highway authority licence under section 184, and the drive behind it is a planning question about drainage. What each body checks and which application comes first.
Reports needed for a self-storage or trade counter unit
Self storage sits in Class B8 and a trade counter is an ancillary question, not an evidence one. What the transport, noise, drainage and employment documents have to prove on an industrial estate site.
Which reports a drive-through restaurant needs
The evidence base for a drive-through unit is led by transport, noise and air quality. Here is what each document has to show, and the use class trap that catches operators at validation.
The report pack for converting a pub to housing
Pubs lost their permitted development rights in 2017, so every conversion needs permission. The marketing and viability evidence carries the application.
Which reports an extra care housing scheme needs
Extra care sits between Class C2 and Class C3, and that answer drives the whole document pack. Here is what each element has to prove.
Documents for a gym in a former retail unit
Retail and fitness both sit in Class E, so the change of use is rarely the problem. The evidence pack turns on structure-borne vibration, plant noise and hours.
Which reports a basement extension in London needs
A basement needs a longer document list than almost any householder project, and the reason is the neighbours rather than the design. Most boroughs also audit the assessment at your cost.
The report pack for a solar farm on agricultural land
Two things drive a solar farm application that never feature in a housing scheme: the quality of the soil under the panels and the reflection off the glass above them.
Which reports a farm diversification holiday let needs
Class Q is the wrong door for holiday letting. Here is the change of use route that works, the ecology and drainage evidence councils ask for, and how holiday occupancy conditions are usually worded.
Reports needed for stables and a manege
Keeping horses for recreation is not agriculture, which removes agricultural permitted development from the table. Here is what a private equestrian application has to carry.
Documents for a replacement dwelling in the Green Belt
A Green Belt replacement dwelling turns on whether the new house is materially larger than the one it replaces. The pack has to prove that with measurements, not assertions.
Which reports an HMO application needs
An HMO application lives or dies on amenity, parking and refuse evidence. Here is the pack councils expect for a C4 or large HMO, and the refusal reasons it has to answer.
Documents for converting a house into flats
There is no permitted development route for subdividing a house into flats. Space standards, bin and cycle storage, and parking evidence decide the application.
Which reports a children's nursery change of use needs
Nurseries sit in Class E(f), so many changes of use need no permission at all. Where one is needed, drop off, outdoor play noise and highway safety decide it.
The report pack for a 150 home planning application
At 150 homes a scheme crosses nearly every English planning threshold at once. Here is the evidence base it needs and the order to commission it in.
What changes in the report pack at ten dwellings
Nine dwellings is minor, ten is major. What that changes in the document pack, the determination period, the publicity regime and the drainage evidence expected.
Documents for a five dwelling scheme on a village edge
Five dwellings sits under the major development threshold, which shortens the list but not the survey programme. What a village edge scheme needs and the order to commission it.
Which reports a shop to hot food takeaway change needs
A hot food takeaway is sui generis, so there is no permitted development route from a shop. What the council expects on extraction, odour, noise, servicing and hours.
Supporting documents for a single house on a garden plot
A single house on a garden plot is a minor application with a long document list. What the council assesses, which surveys are unavoidable, and the order to commission them in.
Which reports when your site sits in an AQMA
An Air Quality Management Area is a declaration that national objectives are not being met. For an applicant it turns into two questions: does the development make it worse, and are the future occupiers exposed.
Which reports when your site has a Tree Preservation Order
A Tree Preservation Order does not stop development. It sets the order in which you have to do things, starting with a survey that comes before the layout.
Which reports for flats above shops in a mixed-use scheme
Stacking homes over commercial space creates an evidence requirement that neither use would generate alone. Agent of change is where most of these applications are won or lost.
Which reports for backland development of two houses
Backland schemes are refused on access and overlooking far more often than on design. The document pack for two houses behind an existing frontage should be built around those two arguments.
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