PlanScope Blog – Page 131
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 131
9408 articlesHedgerow removal notices and the evidence they require
Under the Hedgerows Regulations 1997 the notice costs nothing but the survey proving a hedge is not important does. How the criteria are tested and how to programme it.
Article 4 directions: objecting and claiming compensation
Councils give twelve months notice of an Article 4 direction for one reason: it removes the compensation entitlement. Here is how objection and section 108 claims actually work.
Reports for a site with a public footpath running through it
Planning permission does not extinguish a public right of way. The diversion order has its own timetable and is usually the longest item on a programme, so it belongs on the critical path.
Construction noise, hours and dust: who to contact
Construction hours come from planning conditions, but the noise and dust themselves are controlled by pollution law. Sending the complaint to the wrong team costs weeks.
Arboricultural credentials and what each one covers
No statute says who may write a BS 5837 survey. Here is what each arboricultural qualification and registration scheme covers, and the checks to run before you submit the report.
Town centre health checks and the indicators used
A health check is the baseline that impact, frontage and change of use arguments all rely on. The indicators matter less than whether they were measured consistently.
Ground source borehole arrays and ground stability
A domestic closed loop array rarely needs planning permission. The questions that decide it are the Environment Agency's view of drilling through an aquifer and whether the ground will stay put.
Assessing dormer windows for overlooking and outlook
A dormer lifts the eye level above fences and hedges, which is why loft conversions attract privacy objections. The answer is a drawn sight line, not an assertion.
How to cite an embodied carbon benchmark honestly
Most disagreements about embodied carbon performance are disagreements about scope. Here is how to cite a benchmark so a reviewer can tell exactly what was counted.
A gym in a Class E unit: noise, hours and what to submit
A gym in a Class E unit usually needs no change of use application. The application that does arrive turns on impact noise from dropped weights, plant on the roof and the hours condition.
Tree work consents that carry no fee and what they still cost
Consent to work on a protected tree costs nothing to apply for. The arboricultural evidence, the replacement planting duty and the six week notice period are where the money and the delay sit.
Biodiversity net gain disputes at appeal: what can be argued
The biodiversity gain condition is discharged after permission, so net gain rarely appears alone on a refusal notice. Here is how the disputes actually reach appeal and what evidence settles them.
Reports for a site alongside a canal or navigable waterway
A canalside scheme needs two parallel consent files: the planning application and the navigation authority's own agreement for works touching the channel. Here is what sits in each.
Appealing an advertisement discontinuance notice
A discontinuance notice withdraws deemed consent for a sign that is already up. Here are the grounds that engage the statutory test, the deadlines that matter, and the replacement that usually settles it.
Street naming and numbering charges on a new scheme
A finished house without an official address has no postcode, no utility accounts and no realistic mortgage offer. Here is how allocation works, what it costs and when to apply.
Opening a dental practice in a former shop unit
The use change from shop to dental surgery is not development, so the applications come from the plant, extract, waste store and shopfront instead. Here is the sequence and the conditions to expect.
Planning reports for a site adjoining an operational railway
A railway boundary adds a second approvals process with its own lead times. What the infrastructure owner will require on noise, fencing, ground movement and drainage, and what to submit.
Appeals where the council changes its case
When reasons for refusal are drafted after a vote and later withdrawn, the appeal shifts from rebuttal to positive case. How to handle thin evidence, objector arguments and a costs application.
Planning reports for a site in an airport safeguarding zone
Safeguarding surfaces are geometric and do not bend, so establish them before fixing the massing. What the aerodrome operator will ask for and which reports the application needs.
Objecting to a phone mast under permitted development
Most masts arrive as prior approval applications where only siting and appearance are in scope. Here is which arguments can succeed, which cannot, and the deadline that decides everything.
What chartered town planner status means for your application
Anyone may call themselves a planning consultant in England. Here is what chartered membership of the planning institute actually certifies, where it changes the weight of your evidence, and how to verify it.
Estate management charges secured by planning obligation
The annual estate charge on a new development usually traces back to a planning obligation signed before the first brick. Here is how the arrangements are built, what they bind, and what to ask before exchange.
Crane oversail and airspace rights on tight sites
A jib swinging over adjoining land can be restrained without proof of damage, and the usual remedy is an injunction. Here is how oversail licences are negotiated and how the risk is built into the programme.
Daylight reporting for a listed building's fixed windows
A listed building's windows are fixed geometry, so every adjustment has to come out of the proposal. How to run the assessment, separate amenity loss from heritage harm, and present a shortfall credibly.
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