PlanScope Blog – Page 107
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 107
9454 articlesSizing bin stores in a waste management strategy
Bin store sizing rests on four local numbers: litres per dwelling per week, collection frequency, the authority's container fleet, and the carry and drag distances its crews accept.
Source protection zone: what it means for a site
Source protection zones are travel-time contours around public water supply boreholes. They rarely stop development, but they often rule out infiltration drainage and add a piling risk assessment.
Conceptual site model
The conceptual site model decides what your ground investigation costs. A specific model produces a targeted scope; a generic one produces a grid of holes and a second visit.
Documents for a scheme over a disused mine shaft
A recorded mine entry brings an exclusion zone scaled to the uncertainty in its position. Locating the shaft properly comes before any layout work.
Lowest observed adverse effect level
LOAEL is the exposure above which adverse effects begin. National policy sets no number for it, which is why the reasoning behind the adopted value matters more than the measurement.
Service defects and enforcement ground (e)
Ground (e) forces the council to prove it served the right people at the right time. Here is how to check service, how the prejudice test works, and why nullity is a different question.
Advertisement consent and the deemed consent classes
Most shop signs are displayed under deemed consent with no application at all. Here is how the classes work, when express consent is needed, and what illumination arguments turn on.
The feedback log in a statement of community involvement
The feedback log is the part of a statement of community involvement that carries weight. Here is how to record reach, categorise issues and evidence the changes an engagement produced.
Documents for a rural worker's dwelling
A rural worker's dwelling needs an essential functional need and a financially sound enterprise. Here is the evidence pack, and why most refusals turn on the accounts rather than the need.
Greenfield runoff rate: what it means and how it is set
The greenfield runoff rate is an estimate of peak surface water flow from an undeveloped site, and it sets the attenuation volume. Here is how it is calculated and what evidence an authority expects.
Child yield and play space calculation explained
Play requirements follow the number of children, not the number of homes. Two numbers decide the answer: children per dwelling type and square metres per child.
A rooflight against a roof lantern on a flat roof
A lantern adds height, and height is what the permitted development limits measure. On an existing roof the 150mm protrusion limit usually settles it.
Means of escape and layout at planning stage
A 7.5m dead end limit decides how many flats a core can serve. Get the fire logic into the floor plate before the application, not after permission.
Deep retrofit of a solid wall terrace: the planning issues
Cladding a house falls outside permitted development on article 2(3) land, and an Article 4 direction can remove the right elsewhere. The harder problems are the party line and the pavement.
First Homes: the proportion required and the discount
First Homes take at least a quarter of the affordable housing, at a discount of 30 per cent or more held in perpetuity. The price cap, not policy, decides which plots can deliver it.
Walkthrough: a riverside site with a flood evacuation plan
An evacuation plan is not a substitute for safe access. This illustrative Flood Zone 3a walkthrough shows how levels, refuge, warning and a plan were assembled into one package.
Section 278 and section 38 costs in a development appraisal
The civil engineer's estimate is the works cost. The appraisal needs authority fees, legal costs, bond premium over its real duration and commuted sums for anything non standard.
Determination periods at minor, major and EIA scale
Eight weeks, 13 weeks and 16 weeks are the three statutory periods. Here is what triggers each, what the valid date does to them, and why the committee calendar sets the real date.
Walkthrough: a car park converted to housing
A surface car park is a strong brownfield proposition, and the application turns on parking survey evidence and drainage. This illustrative walkthrough follows nine flats through to conditions.
What verified views and visual representations cost
A verified view is a survey exercise with a photography component. Here is what drives the cost, which level of representation each question needs, and how to programme the work.
Parish and town council consultation and its weight
A parish objection is a material consideration rather than a statutory holding objection. Here is what it can address, what weight it gets, and how committee referral actually works.
Enforcement ground (d): immunity and proving the dates
Ground (d) accepts the breach and argues the council is out of time. It is won with a dated chronology and lost on gaps in continuity.
Documents for a scheme on a Local Green Space designation
Development on a Local Green Space needs very special circumstances. Here is the pack that gives a scheme any chance, starting with whether the designation was validly made.
Tenure mix and transfer values in an affordable housing statement
An affordable housing statement has to be capable of becoming a section 106 clause. Here is how to set out tenure, mix, distribution and transfer values so the offer survives the housing officer.
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