PlanScope Blog – Page 132
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 132
9407 articlesDiverting a public right of way and what the order costs
A footpath across the site brings an order, a timetable and a bill. Here is how a section 257 diversion works, what the developer pays for, and why the path has to stay open until the new route is built.
How to read a planning appeal decision letter
The result is in the first paragraph; the value is in the pages after it. How to separate findings of fact from planning judgement, read the conditions, and build a revised scheme from the reasoning.
Planning reports for a site in a coal mining high risk area
A site in a Development High Risk Area needs a coal mining risk assessment with the application. Here is what it contains, the permits that catch people out, and how findings translate into foundation cost.
Developer consultation before a major application
Pre-application consultation by a developer is voluntary and the feedback is summarised by the applicant's own consultants. Here is how to use the stage properly and when your comments start to count.
Regulation 55 relief from the infrastructure levy
Relief from the Community Infrastructure Levy under regulation 55 is real but narrow. Here are the gateways, the three tests, the evidence needed and the routes that usually serve better.
Who can carry out a protected species survey
Disturbing a protected species needs a licence from Natural England, and using an unlicensed surveyor costs a season twice. Here is how the licensing works and what to check before appointing anyone.
Fire safety works in a listed building and the consent
Fire safety duties and the duty to preserve special interest both apply in full. Here is how a heritage-led fire strategy upgrades doors, hides detection and trades suppression for an unaltered plan form.
Modelling a neighbour's room you cannot get inside
Vertical sky component and sunlight hours need no internal access. Daylight distribution does, so here is how to derive an assumed layout from external evidence and test it so a decision maker can rely on it.
Siting an air source heat pump on a terraced house
Most heat pump installations on a terrace are permitted development, but the noise test at the neighbour's window and the conservation area limits decide where the unit can actually stand.
Verifying a NOx model against local monitoring data
Verification decides whether a predicted nitrogen dioxide concentration is evidence or arithmetic. A step-by-step account of deriving and applying the adjustment factor, and the questions a reviewer should ask.
When to commission advanced tree decay detection
Advanced decay detection pays for itself only where visual inspection has raised a question it cannot answer. Here is what each technique measures, what it does not, and how to use the result to support retention or removal.
Archaeological watching briefs and the post-excavation bill
The fieldwork quote is the smallest part of an archaeology condition. Here is how the written scheme, post-excavation analysis, archive deposition and publication build the real bill, and how to size the contingency.
Appealing a refusal of prior approval for demolition
A Part 11 prior approval controls the method of demolition and the restoration of the site, and nothing else. Here is how to test a refusal against that limited remit and build the appeal.
Planning reports for a site crossed by an overhead line
An overhead line removes developable area before it adds paperwork. Here is how to establish the operator's rights, the build exclusion corridor and the evidence a council will expect with the application.
Costs awards against objectors and interested parties
Objecting strongly is not unreasonable behaviour. Missing directions and serving late evidence is. Where the real exposure sits, and how to object without creating it.
Reports needed for a motorsport or karting facility
Noise decides whether a motorsport use is acceptable at all. The 14 day sub-limit, impulsive noise assessment, sealed surface drainage and the documents to submit.
Costs protection for community legal challenges
The cap fixes your exposure to the other side's costs but not your own. How to claim it correctly, prepare the schedule of resources, and judge whether to issue.
Payment in kind and land payments under the levy
You can satisfy a levy liability with land or infrastructure, but only if the authority has said it will accept them and the agreement is completed before work starts.
Smoke ventilation shafts and facade design
The shaft is not optional and the vent has to go somewhere. How to resolve smoke ventilation terminations before they land on the principal elevation.
Sunlight to a neighbouring conservatory
Loss of light to a conservatory usually carries less weight than to a living room, but not none. How to assess it honestly and design the extension that gets permitted.
Standby generators and emissions in an energy statement
The emergency run is accepted as a rare event. It is the monthly test next to a bedroom window that decides the application, and the detail that answers it.
Highway bonds and inspection fees on a section 38 agreement
The bond is capital you cannot spend, not a fee. How to price section 38 security, fees, commuted sums and the maintenance period in a development appraisal.
When an inspector decides on an issue nobody raised
An unexpected reason is not unfairness. A decision turning on a point first seen in the decision letter usually is. How to respond in time and preserve the ground.
Reports needed for an annexe for a family member
The argument is about dependency, not room sizes. How officers judge an annexe against a separate dwelling, and what to submit so the answer goes your way.
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