Which Reports Do I Need – Page 9
The document bundle your council will expect for each kind of project.
Which Reports Do I Need articles – page 9
434 articlesEvidence base for a site in a Coastal Change Management Area
The question is not whether the development is safe today but whether it will still be in a sensible place across the period the shoreline management plan covers.
Evidence base for a drive-through restaurant
Two issues decide a drive-through: whether the queue stays on site and whether the order point and extract can run without harming amenity. The rest is detail.
Evidence base for a block of flats over shops
On a mixed use block you are designing residential amenity around a commercial occupier nobody has met yet. The evidence that matters is whatever fixes the operating envelope.
Which reports a self-build dwelling on an infill plot needs
An infill plot sits below every major development threshold, so the evidence base is small. The work is knowing which of the trees, ponds, hedges and old garages on your plot pull in an extra survey.
Evidence base for a crematorium or burial ground
Both uses fall outside the use classes and both are refused on water or air quality more often than on design. The evidence base, plus a statutory siting rule that catches good sites.
Evidence base for a dog day care business in a rural building
Two things decide a dog day care application: barking levels at the nearest dwelling and how the drop-off works on a rural lane. The evidence base, and the licensing regime beside it.
Evidence base for a self-storage facility change of use
Self-storage generates few trips and little noise, so the application stands or falls on the loss of employment land. The marketing evidence, swept paths and conditions that decide it.
Evidence base for a poultry unit extension
Bird places, the distance to the nearest dwelling and the distance to the nearest designated habitat decide what a poultry unit extension has to prove. Here is the evidence base in order.
Evidence base for a marina or moorings proposal
Moorings sit across two consenting regimes. Here is the evidence base: licensing boundaries, navigation safety, flood vulnerability, water quality, ecology and dredging.
Evidence base for a Gypsy and Traveller site application
Planning Policy for Traveller Sites sets its own tests. Here is the evidence base: status and personal circumstances, the supply position, flood vulnerability, drainage and landscape.
Evidence base for a basement under an existing house
Digging under a house means disproving three risks: ground movement at the party walls, altered groundwater flow, and construction traffic on a residential street.
Evidence base for a site in an aerodrome safeguarding zone
Inside a safeguarded area the aerodrome operator becomes a consultee and height, reflectivity, lighting and open water decide the application. Here is the evidence base to assemble.
Evidence base for a site in a coalfield referral area
A coal mining risk assessment is a desk study that tells you what to investigate. Get it done while the layout is still flexible, not after a shaft appears under plot seven.
Evidence base for development near a public sewer
The build over agreement, not the planning permission, is what delays schemes with a sewer on site. Order the records first and run both processes in parallel.
Evidence base for an equestrian yard and manege
Stables and arenas get no help from agricultural permitted development. The application turns on levels, arena drainage, floodlighting and the landscape case.
Evidence base for a waste transfer station application
Waste transfer station applications turn on odour and HGV evidence. Here is what the waste planning authority expects, and where the environmental permit takes over.
Evidence base for a rooftop extension adding storeys
Most of the evidence for adding storeys concerns the building you already own: its structure, the light its top floor flats enjoy, and the residents living below the works.
Evidence base for a school expansion on a playing field
Taking any part of a school playing field triggers Sport England consultation and separate section 77 consent from the Secretary of State for Education. Both run on their own timetables.
Evidence base for a place of worship in an industrial unit
Worship use in an industrial unit is a full planning application. Peak-hour parking evidence and the employment floorspace policy decide it, with noise and escape capacity close behind.
Evidence base for a padel or tennis facility on open land
Outdoor racket sports on open land turn on four pieces of evidence: impulsive noise, obtrusive light, peak-hour parking and the open space or playing field test.
Evidence base for a data centre on an employment allocation
The allocation's job numbers came from offices or light industry, and a data centre cannot match them. That gap, plus generator testing, shapes the whole evidence base.
Evidence base for a battery energy storage site
Battery storage is consented by the local authority at any capacity in England. Fire and rescue engagement and night-time tonal plant noise are what decide the application.
Which reports a farm shop in an agricultural building needs
Diversification policy and highway safety decide most farm shop applications. The proportion of goods produced on the holding is what tells you which evidence matters most.
Which reports a retail unit above the impact threshold needs
Out-of-centre retail development above the plan-set or default 2,500 m2 threshold has to pass both the sequential and impact tests. Here is the evidence base that carries it, and the order to commission it in.
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