PlanScope Blog – Page 103
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 103
9461 articlesExecutive summaries in a viability assessment
The executive summary is the part of a viability assessment that gets published and read. Six figures it has to state, the fields reviewers look for, and how to handle redaction.
Document bundle for a site of half a hectare or more
Residential development on 0.5 hectares or more is major development where the unit count is unknown, which changes publicity, determination periods and the evidence base. Here is what the area trigger actually adds.
Critical duration storm and attenuation volume
Attenuation storage is sized from the storm duration that needs the most volume, not from a single design event. How the critical duration is found and what a drainage strategy has to show.
Wayleaves and easements for services crossing other land
A connection crossing someone else's land needs a legal right. A wayleave can be terminated; an easement binds successors. Knowing where a statutory route exists changes the negotiation.
Turning a double garage into an annexe for a parent
Converting a garage into living accommodation for a relative usually needs permission, because sleeping accommodation is not incidental to the enjoyment of a house.
Cross referencing a drainage strategy and a flood risk assessment
The two documents share about a dozen numbers. When those disagree, both consultees spot it and the response asks which figure is correct rather than approving either.
Documents for 1,000 m² of new commercial floorspace
A thousand square metres of commercial floorspace makes a scheme major development, bringing thirteen weeks, newspaper publicity and the lead local flood authority as a consultee.
Percolation test for a foul drainage field
The Vp value from a percolation test sets the drainage field area. A result below 15 or above 100 seconds per millimetre rules a field out whatever the layout.
Sprinklers, stairs and the residential height thresholds
Suppression is expected in flats above 11 m to the top floor surface and a second staircase above 18 m. Both thresholds are measured from ground level on the lowest side.
Land drainage consent or an environmental permit
The watercourse decides the regime. Main river means an Environment Agency permit; ordinary watercourse means section 23 consent from the lead local flood authority.
Lighting assessment costs and the modelling behind them
Lighting assessment fees are driven by the number of windows modelled, whether a night survey is needed, and how often the layout changes after the model is built.
Reopening a pub that has been closed for two years
A pub is sui generis, so resuming the use needs no permission unless it has been abandoned. Two years of closure alone does not abandon a use, but the evidence file matters.
Turning a BS 5837 schedule into a tree constraints plan
The constraints plan sits between the survey schedule and the layout. Drawn before the houses, it saves a redesign; drawn after, it becomes an argument about felling.
Document bundle for a fifty dwelling residential scheme
At around fifty dwellings the transport evidence steps up from a statement to a modelled assessment, and community involvement becomes an expected submission rather than a courtesy.
Blockage scenario in a surface water drainage design
A blockage scenario asks where the water goes when the flow control silts up. It is a sensitivity test, not a design event, and it usually costs a weir level rather than a bigger basin.
Outline or full permission: deciding by scheme scale
Outline permission establishes the principle and leaves the detail. The saving is smaller than it looks, because the technical evidence base follows the site rather than the application type.
Hedgerow removal notice or permission for the access
Hold planning permission and hedgerow removal required to build the scheme is exempt from the notice procedure. Remove the hedge first and you lose the exemption and commit an offence.
Costing an invasive species management plan
Herbicide treatment is the least expensive route and the slowest. Excavation to landfill is the fastest and dearest. The programme, not the plant, decides which you can afford.
Planning permission for a children's home
A small children's home of up to six residents living as a single household falls within Class C3, so no permission is needed. Staffing patterns are usually what move it into C2.
Author declarations in a fire statement
The prescribed fire statement form asks who prepared it and why they are competent. The Building Safety Regulator reads that section before the technical content.
Document bundle for a scheme crossing the ten dwelling mark
At ten dwellings a scheme becomes major development. That brings a thirteen week period, the lead local flood authority as a statutory consultee and the full statutory biodiversity metric.
Flood hazard rating and the depth velocity product
Flood hazard rating combines depth, velocity and a debris factor into one number with four bands. The debris factor step is what pushes a shallow urban route into the danger for most band.
Open space contributions by dwelling count
Open space requirements run from bedroom count to projected population to a hectare standard. The threshold that matters is the point at which the calculated area becomes a usable space.
C3 to C4 in an Article 4 area: which route applies
Class L permits C3 to C4 change until an Article 4 direction removes it. Checking the direction, its date and its boundary decides whether you need permission at all.
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