PlanScope Blog – Page 106
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 106
9456 articlesPlanning documents for a scheme on a former landfill
Building on a closed landfill needs a Phase 1 and Phase 2 contamination evidence base, months of gas monitoring and a verified protection design. Here is the pack and the order to produce it in.
Odour assessment benchmarks and offensiveness categories
The offensiveness category chosen in an odour assessment sets the exposure benchmark the modelled results are tested against. Here is how that choice is reasoned and where consultees attack it.
Benchmark land value in a viability appraisal
Benchmark land value is the figure a viability appraisal is tested against. It starts from existing use value plus a reasoned premium, and the price paid for the site is not the starting point.
Wind tunnel testing: when the cost is unavoidable
What makes a wind tunnel study expensive is doing it twice. Fix the massing before the model is built, and use computational modelling for the design iteration.
Phasing a larger permission: conditions and obligations
Phasing changes almost every condition on the notice. Negotiate the phasing condition first, then work through the schedule against it.
Walkthrough: holiday let in a redundant outbuilding
An illustrative conversion of a redundant cart shed to a holiday unit. Permitted development did not help, and the bat survey season set the programme.
Ownership certificate A or B on the planning form
Certificate A means sole ownership of every square metre inside the red line with no agricultural tenant. A strip of highway verge is enough to make it Certificate B.
Flood refusals and a failed sequential test
The sequential test asks whether the development could go somewhere at lower risk. A flood risk assessment showing the house will be safe does not answer it.
Documents for a district heating energy centre
Flue height is calculated by dispersion modelling, not chosen. Model the plant before the elevations are fixed, or the flue will not be able to rise where it must.
Reading capacity responses in a utilities assessment
The correspondence from each undertaker is the assessment. A positive point of connection offer often hides a reinforcement lead time longer than the permission.
Irreplaceable habitat: what it means in planning
Irreplaceable habitat is a defined list, not a judgement. A scheme affecting it cannot be fixed by buying biodiversity units; it either avoids the habitat or fails.
Design codes and the scale at which one applies
Codes do not scale down gracefully. The test is delivery pattern, not unit count: more than one designer, builder or phase is what makes a code worth preparing.
Walkthrough: appeal after non determination
An illustrative major scheme that ran out of determination period. What the appeal statement contained, how the putative reasons narrowed, and the real time saving.
Section 106 or the levy: which pays for what
The levy is arithmetic from a published schedule and effectively non-negotiable. A section 106 obligation is drafted, tested against regulation 122 and viability-tested.
Extending the life of a planning permission
Section 73 cannot lengthen a time limit and the extension procedure has gone. The choice is a lawful material operation or a fresh application on current policy.
Answering an odour refusal: the extraction case
Odour refusals are won on a drawn extraction system. Risk rating, abatement stages, discharge height and a maintenance regime do the work, not policy argument.
Documents for a microbrewery with a taproom
Brewing is industrial, a taproom is sui generis, so the application is for a mixed use. Trade effluent, odour and customer noise outside decide the outcome.
Forecast and reconciliation in a site waste plan
The 2008 Regulations were revoked, but conditions and the duty of care keep site waste management plans alive. The forecast and reconciliation are the parts that pay.
Critical drainage area: what it means for a site
Critical drainage areas are about surface water and sewers, not rivers. Inside one, even a single infill dwelling in Flood Zone 1 needs an FRA and a drainage strategy.
Play space and child yield by scheme size
Play space requirements follow the child population a scheme generates, not the unit count. Two 60-unit schemes can face requirements differing threefold.
Walkthrough: a scheme amended mid-build
Seven changes arose during construction on an illustrative nine-unit scheme. Four went through section 96A in 24 days; three needed a section 73 and eight weeks.
Arboricultural assessment or landscape appraisal
One measures trees as physical assets with root protection areas. The other judges landscape character and views. A scheme can affect one and not the other.
The 30 year cost of a landscape management condition
A management condition is the longest-lived cost on a scheme. Build it up from the prescriptions, price the monitoring events, then discount the whole term to a present value.
Answering a noise refusal with BS 4142 evidence
Most noise refusals are refusals about evidence. The cure is defensible background monitoring, honest BS 4142 character corrections and a drawn, conditionable attenuation scheme.
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