Which Reports Do I Need – Page 7
The document bundle your council will expect for each kind of project.
Which Reports Do I Need articles – page 7
434 articlesWhen flood zone 2 meets a conservation area
Raised floor levels, impermeable renders and external bunds are the standard answers to flood risk and the ones a conservation officer resists. Here is how to resolve both evidence bases in one submission.
Japanese knotweed and other invasive species on site
Having knotweed is not an offence; causing it to spread is. The survey boundary and the choice between herbicide treatment and excavation decide when you can start on site.
Reports for a former petrol filling station site
A former filling station is a contamination project with a planning application attached. The vapour risk to a sensitive end use shapes the layout, foundations and drainage.
Reports for a site with a public footpath running through it
Planning permission does not extinguish a public right of way. The diversion order has its own timetable and is usually the longest item on a programme, so it belongs on the critical path.
Reports for a site alongside a canal or navigable waterway
A canalside scheme needs two parallel consent files: the planning application and the navigation authority's own agreement for works touching the channel. Here is what sits in each.
Planning reports for a site adjoining an operational railway
A railway boundary adds a second approvals process with its own lead times. What the infrastructure owner will require on noise, fencing, ground movement and drainage, and what to submit.
Planning reports for a site in an airport safeguarding zone
Safeguarding surfaces are geometric and do not bend, so establish them before fixing the massing. What the aerodrome operator will ask for and which reports the application needs.
Planning reports for a site in a coal mining high risk area
A site in a Development High Risk Area needs a coal mining risk assessment with the application. Here is what it contains, the permits that catch people out, and how findings translate into foundation cost.
Planning reports for a site crossed by an overhead line
An overhead line removes developable area before it adds paperwork. Here is how to establish the operator's rights, the build exclusion corridor and the evidence a council will expect with the application.
Reports needed for a motorsport or karting facility
Noise decides whether a motorsport use is acceptable at all. The 14 day sub-limit, impulsive noise assessment, sealed surface drainage and the documents to submit.
Reports needed for an annexe for a family member
The argument is about dependency, not room sizes. How officers judge an annexe against a separate dwelling, and what to submit so the answer goes your way.
Reports needed for a school expansion in a built up area
An expansion stays within Class F1(a), so the application is about intensification rather than change of use. Here is the evidence base, from Sport England to term-time phasing.
Reports needed for a glamping or camping business
Permitted development only covers a short temporary use each year. Here is the evidence base an English council will want for a glamping or camping business, from foul drainage to dark skies.
Reports needed for a dog day care or boarding business
Barking is the objection that decides these applications. Build the submission around a proper noise assessment and the rest follows more easily.
Reports for a scheme with a crane oversailing a neighbour
A tower crane jib crossing adjoining airspace is controlled by private law, not by planning. Here is what the GPDO permits, what an oversail licence covers, and the document set a constrained urban site needs.
Reports for a scheme served by a private treatment plant
An unsewered site needs evidence that mains connection is impracticable, a percolation test done at the right time of year, and a layout that respects the separation distances.
Reports for a rewilding or land use change scheme
Stopping farming is usually not development. The fence, the track, the pond and the visitor hide are. Here is the evidence base for a rewilding or habitat creation scheme on agricultural land.
Reports for a scheme inside an air quality management area
A declared air quality management area changes the evidence base, not the answer. Here is the document set an English authority expects, and how the exposure and emissions halves of the assessment fit together.
Reports for a mezzanine floor in an existing unit
Section 55(2A) makes a retail mezzanine over 200 square metres development. Here is what that triggers in policy terms, what fire and access rules demand regardless, and what to submit.
Reports for a rural worker's dwelling in open countryside
A rural worker's dwelling turns on the functional and financial appraisal of the enterprise. Here is what that document must prove, how the temporary route works, and what else the council expects.
Which reports a coalfield site needs before you apply
Coalfield sites need a coal mining risk assessment before the council will validate. This is what the document covers, how mine entry standoffs reshape a layout, and which other reports follow.
Reports for a site with Japanese knotweed present
Treatment takes growing seasons, not weeks, and a lender wants a guaranteed management plan. Here is the document set and how to keep the programme intact.
Reports for an air source heat pump array on a block
One heat pump on a house is permitted development. A dozen on a block is not. Here is the document set, and why passing the MCS calculation answers very little.
Reports for a micro-brewery or distillery in a unit
A brewery application turns on the use class, the boil odour and the trade effluent consent. Here is the document set, and what a taproom does to the lawful use.
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