PlanScope Blog – Page 109
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 109
9449 articlesParapets, upstands and shared gutters on a terrace extension
A flat roofed terrace extension fails at the party wall first. Settle the upstand height, the party wall consent and the overflow position before the drawings go in.
The planting schedule and maintenance period in a landscape strategy
A planting schedule becomes a planning obligation the moment the condition is drafted. Here is what it has to specify and where the maintenance period leaves you exposed.
Rendering the extension and leaving the house in brick
A rendered extension on a brick house falls outside the permitted development materials condition. Here is the design argument that gets one approved, and the detailing behind it.
Documents for a scheme beside a railway line
The council validates one set of documents and the infrastructure owner wants another. The asset protection agreement, not the application, is what sets your programme.
Setting the search radius in an archaeological desk assessment
There is no statutory search radius. The choice defines the evidence base and therefore the conclusion, so state the radius, justify it and show the search area.
Juliet balcony detailing on a rear elevation
A flush balustrade with inward opening doors behaves like a large window. Anything you can stand on is a balcony, and the permitted development position changes.
Structural capacity for an upward extension
Prior approval does not certify that a building can carry two more storeys. Establish capacity and foundation headroom first, then design the extension that fits inside it.
Passivhaus certification against local plan energy policy
Certification measures energy demand per square metre of treated floor area. Policy measures carbon reduction against a notional building. Submit both and translate between them.
Walkthrough: a solar array on redundant agricultural land
A farm solar scheme is decided on two documents: the land classification survey and the landscape assessment. This walkthrough shows how both changed the layout.
Planning fee exemptions, concessions and the free go
A fee concession is either in the Regulations or it is not. Here is the full list, the conditions attached to each, and how to claim one without invalidating the application.
Regulation 3 applications: a council deciding its own scheme
A council developing its own land applies to itself under the 1992 General Regulations. The process looks ordinary, the permission does not run with the land, and there is no third party appeal.
Refusal on housing land supply and the tilted balance
A supply shortfall engages the presumption and changes the weight given to out of date policies. It is not a permission, and inspectors still carry out the balance.
Documents for a solar canopy over a car park
A canopy over an existing car park exceeds the stand-alone solar permitted development right, so it needs an application. Reflection, wind, water and trees decide it.
Transient overshadowing frames in an overshadowing study
Sun on ground gives a percentage. Transient frames give the shape of the day, which is what committees argue about. Here is how to set them up and present them.
Replacing a conservatory with a solid roof extension
A solid roof ends the conservatory exemption. The two places these projects fail are the existing base, never designed for the load, and the eaves height near a boundary.
Trees and basement excavation on the same site
Basement excavation and root protection areas cannot both occupy the same soil. Here is how to measure the conflict, test it with root investigation, and resolve it.
Net zero carbon policies in local plans and the offset payment
A net zero carbon policy means a defined on-site reduction plus a cash payment for the residual tonnes over 30 years. Price both before the land deal, not at section 106 stage.
Walkthrough: a dormer loft conversion refused then approved
A box dormer refused on width, height, roof form and materials, redrawn in a day and approved at the second attempt. What changed, what it cost, and why the design guide mattered most.
Planning application fees: how the national schedule works
Planning fees come from a national schedule, not from your council. Understanding the categories and what each fee is calculated from gets the figure right first time.
Committee cycles and your target decision date
The statutory period and the committee calendar do not reconcile themselves. Work from the meeting dates and the report deadline behind them, then set your submission date.
The householder appeal procedure and its 12 week deadline
Householder appeals run on a 12 week deadline and admit no new evidence, so the statement submitted with the original application becomes your appeal case.
Documents for a battery storage scheme on farmland
Grid-scale battery storage in England is decided by the council. The pack turns on fire safety, plant noise, agricultural land quality and a credible restoration commitment.
BREEAM pre-assessment: the credits you cannot trade away
Every BREEAM rating from Pass upwards carries minimum standards that no amount of extra credits elsewhere can replace. Here is how they shape a pre-assessment at planning stage.
Integral garage conversion: getting the front elevation right
Most integral garage conversions are permitted development, but the front elevation and the lost parking space are what get them refused. Here is how to handle both.
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