Which Reports Do I Need – Page 5
The document bundle your council will expect for each kind of project.
Which Reports Do I Need articles – page 5
434 articlesDocuments for a residential building of 18 metres or more
At 18 metres or seven storeys a residential building becomes a relevant building for Planning Gateway One, and the Building Safety Regulator becomes a statutory consultee.
Documents for a scheme of exactly ten dwellings
Ten units is the line between minor and major development in England. The submission, the timetable and the obligations all change on the day you cross it.
What to submit for a scheme replacing an employment building
Design is not what decides these applications. Marketing at realistic terms, a refurbishment appraisal and the authority's own supply evidence are what carry the case.
Documents for a site with a high pressure gas main easement
A gas main easement fixes your layout before you draw a plot. What the deed restricts, how the Health and Safety Executive consultation distance works, and the document set that answers it.
Evidence for a site with overhead power lines across it
The easement strip, the statutory clearance and the crane exclusion zone are three different restrictions. Establish all three before drawing the layout.
Documents for a retrospective application
A retrospective application stands or falls on the as-built survey. Measure what is there, state the breach in figures, and check whether a notice has been issued first.
Evidence base for a scheme relying on a fallback position
A fallback only carries weight if the alternative is lawful and there is a real prospect it would be built. A certificate of lawfulness turns the argument into a fact.
Documents for a temporary consent application
Temporary consent is the normal application pack plus two things: a defensible reason for the period you are asking for and a restoration scheme you can deliver on the last day.
Evidence base for a permission in principle application
The application is a form, a site plan and a fee. What permission in principle actually settles, and where the evidence base really lands.
What to submit for a certificate of lawful existing use
The applicant carries the burden of proof on a section 191 certificate. The documents that persuade, the declarations that do not, and how to order the bundle.
Documents for a non-material amendment application
Section 96A has no statutory definition of non-material and no right of appeal. The pack that makes the judgement easy, and when to use section 73 instead.
Evidence base for a discharge of conditions submission
Conditions define their own evidence. How to read the trigger, decide what to bundle, and avoid the pre-commencement breach that can cost a permission.
Documents for a reserved matters submission after outline
Reserved matters is a compliance exercise, not a second argument about principle. Here is the pack that proves a detailed phase sits inside the approved parameters.
What to submit with a request for a screening opinion
Screening answers one question: are material environmental effects likely. The request has four required components, and sensitive area status removes the threshold entirely.
Evidence base for a plot carved from a large garden
Private gardens are excluded from previously developed land, so a garden plot stands on plot width, spacing and trees rather than on a brownfield presumption.
Planning documents when access is over a private road
Applying where the only access is a shared drive or unadopted lane means getting the ownership certificate, the notices and the visibility evidence right before an officer looks at the merits.
Documents where a septic tank serves the existing property
Extending a property served by a septic tank is a drainage project too. What the general binding rules require, how the field is sized, and what councils condition.
Evidence for development affecting a scheduled monument
Scheduled monument consent covers works to the monument. Development nearby needs a planning application with a setting assessment that follows the staged methodology.
What to submit for a site in a critical drainage area
Inside a critical drainage area the drainage target shifts from matching existing rates to improving on them, and a flood risk assessment is needed whatever the site size.
Documents for a site in a coalfield referral area
Sites in a coalfield development referral area need a mining risk assessment with the application. Mine entries and shallow workings constrain the layout before any foundation design.
Documents where a site adjoins the railway
A site next to operational railway land needs the usual application pack scoped differently, plus a separate asset protection agreement that no planning condition can deliver.
Evidence for a site inside a groundwater source protection zone
A source protection zone does not stop development, but it changes the technical evidence. Infiltration drainage and piling method are the two decisions the Environment Agency will want justified.
What to submit where a protected tree stands on the frontage
A protected tree on the frontage changes the drawings before it changes the policy. Here is what a small householder application needs when a TPO tree sits between the house and the road.
Validation pack for a site straddling two authority areas
Where a development site crosses a local authority boundary, each council can only determine the part within its own area. That means two applications, two validation lists and one evidence base that has to satisfy both.
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