PlanScope Blog – Page 129
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 129
9413 articlesRoof mounted solar on agricultural buildings
Part 14 Class J usually answers the planning question for a farm roof array. The 0.2 metre projection limit, the structural check, the grid offer and glint matter more.
An off licence or vape shop: planning and licensing together
Two regimes, two tests. Class E usually answers the planning question, while the Licensing Act 2003 answers a different one, and the hours they grant need not match.
Section outline: planning statement for a change of use
A change of use statement has to establish the lawful existing use before it argues anything else. Seven sections in the order a case officer reads them.
Commuted sums, bonds and deposits across planning consents
Financial guarantees in planning live in section 106 obligations and highway agreements, not in conditions. Where each one is lawful, how it is valued and how to get it released.
What crossing half a hectare changes on a small site
The 0.5 hectare limb of the major development definition only engages when the number of dwellings is unknown. Everything turns on the red line and the unit count.
Habitable room: the definition amenity tests turn on
There is no single habitable room definition in planning. Which one applies depends on the test, and kitchens, studies and third bedrooms are where they part company.
Objecting effectively on overlooking and loss of privacy
Loss of privacy is a material consideration, but only a measured objection gives the case officer something to write down. Where to measure, what to cite and what to ask for.
Daylight and sunlight assessment: who is competent to do it
BRE 209 accredits nobody, so judging competence falls to whoever appoints. What separates modelling skill from interpretation, and the questions to ask first.
Contingency allowances and where reviewers push back
Reviewers rarely challenge whether a viability appraisal needs contingency. They challenge whether the same risk has been paid for twice, in profit, in abnormals or in the build rate.
Educational accommodation and the Gateway One dwelling count
Counting bedrooms is the wrong test for a student block. Article 9A's educational accommodation limb has no numerical threshold, so the scale test decides it.
Modelled daylight results compared with hand calculation
Vertical sky component and no sky line can be verified by a case officer. Climate based daylight modelling describes rooms better but relies on assumptions only the modeller can see.
BREEAM credits that planning conditions usually target
A BREEAM condition names a rating, not credits. The credits that decide whether you hit it are energy, water, materials, waste, surface water and ecology.
A barber shop or nail bar in a small unit
Moving a barber shop or nail bar into a former Class E shop rarely needs planning permission. The extract scheme, shopfront, signage and separate registration regimes are another matter.
The cost of a scoping opinion you never use
Abortive survey spend usually comes from buying evidence before the question it answers is settled. A sequencing order, a note on survey currency and what carries over to a revised scheme.
Checklist: evidence for a section 191 certificate on a use
A certificate of lawfulness for an existing use is won on evidence you supply. The categories that count, how to draft a statutory declaration and how to deal with gaps in the record.
Felling licence or tree preservation order consent
A Forestry Act felling licence and consent under a tree preservation order cover different trees for different reasons. Which applies, where they meet and what happens if you get it wrong.
What crossing 1,000 square metres of floorspace changes
Additional floorspace of 1,000 m2 or more makes a non-residential scheme major development. That reclassification, rather than the floorspace itself, drives most of the extra evidence.
Design sulfate class and why buried concrete depends on it
A design sulfate class turns soil and groundwater sampling into a concrete specification for foundations and buried drainage. Here is how the classification is built and why made ground changes it.
Battery storage grid connection and planning programme
A planning permission lasts three years and section 73 cannot extend it. Where the connection date sits further out, the implementation period has to be negotiated when permission is granted.
Cold store costs a planner should anticipate
A cold store runs plant round the clock and draws a process load no regulated carbon calculation captures. Those two facts drive most of the extra evidence cost.
Future Homes Standard transition on a small site
A three plot site can end up with one house on the old standard and two on the new one, because the transitional test is when work started on each individual building.
Sales rates and absorption in a residual appraisal
Two appraisals of the same site can diverge sharply on absorption alone, because a slower sales programme extends the cashflow, raises peak debt and compounds finance cost.
Secure information boxes and premises information at planning
The box is an operational duty on the responsible person, but its position lands on a composed entrance elevation, so it belongs on the planning drawings from the start.
Health and education contributions and how they are evidenced
Education contributions are arithmetic you can check: yield times cost per place, less spare capacity. Health requests often have no identified project, which is where regulation 122 bites.
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