PlanScope Blog – Page 143
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 143
9386 articlesScaffolding, hoardings and site cabins: are they development
Temporary compounds, cabins and scaffolding usually sit inside Part 4 Class A of the GPDO 2015. Anything on the highway needs a separate licence, and hoarding advertising may need consent of its own.
Livestock odour and separation from neighbouring homes
England has no statutory separation distance for livestock odour. This is how councils actually assess it, what the 400 metre rule in Part 6 does, and which conditions to expect.
Locally listed buildings and what a local list changes
You do not need listed building consent for a locally listed house, and you may still be refused permission for the extension. The balanced judgement is what decides it.
Medical and health uses in a converted house
The classification is straightforward. The objection that decides the application is the loss of a dwelling, and keeping part of the building residential is usually the answer.
Prior approval not required, granted, or deemed
All three outcomes let you build. They differ in what conditions attach, what document exists afterwards, and how a conveyancer reports on it in three years.
Woodland and forestry buildings: permitted development
Class E of Part 6 covers buildings and private ways reasonably necessary for forestry on land actually used for forestry. The exclusion of dwellings is what catches most owners out.
Designations that appear after you buy the land
A designation made by direction or order can arrive with no statutory consultation and sometimes with immediate effect. Compensation should never appear in the underwriting.
Pumping stations: standards and amenity separation
A pumping station sits at the low point, needs separation from habitable buildings and takes a fenced compound with highway access. Fix it at concept stage or lose three plots.
Gyms and studios within Class E(d): what it covers
Class E(d) covers indoor sport, recreation and fitness, so the use change is usually free. The exposure arrives afterwards, through statutory nuisance and dropped weights.
Prior approval refused: appeal, resubmit or apply in full
The choice turns on whether the deficiency can be cured within the matters the class allows the council to consider. Before deciding, check whether the 56 days had already expired.
Nutrient neutrality on a farm diversification scheme
Two holiday cottages need a nutrient budget and secured mitigation. A farm shop on the same yard does not. The existing agricultural baseline is usually what makes the budget close.
Foul network reinforcement and Grampian conditions
A negative condition preventing occupation beyond a stated number of homes until off-site works are complete can make a constrained site developable, or it can strand the scheme at plot 60.
SAP emission factors and their effect on heating choices
Under the Part L 2013 factor set a gas boiler was the low carbon answer. Under the Part L 2021 set the comparison reverses, and primary energy pulls the other way.
Curtilage listing: what is protected beyond the building
Section 1(5) of the 1990 Act treats structures within the curtilage as part of the listed building if they predate 1 July 1948. Nothing in the title or the list entry will tell you.
Priority habitats and species in a planning decision
Priority habitat is a material consideration rather than a designation. The weight comes from sections 40 and 41 of the 2006 Act and the biodiversity policies of the Framework.
When a site straddles two designation boundaries
Two policy regimes now apply to one site, each to the part it covers, and the boundary itself may be wrong by enough metres to change the answer.
Children's nurseries and the Class E(f) limb explained
A shop or office can become a day nursery without permission because both sit in Class E. The application, where there is one, is about the building works, the play space and the highway.
Built beyond the permitted development limits: options
A 3.4 metre extension where the limit is three metres is an unauthorised 3.4 metre extension, not a lawful one with a small problem. The routes out are retrospective permission, a certificate, or reducing the works.
Farm holiday lets: which consent route actually fits
A full application gets self-catering units with an occupancy condition. Class R gets serviced guest house use within a 500 square metre cap. Class Q gets an unrestricted dwelling and no holiday let.
Target emission rate and target primary energy rate
The emission rate counts carbon per square metre, the primary energy rate counts energy at the point of generation. Direct electric heating passes one and fails the other.
Preservation in situ and foundation design that works
Preservation in situ moves archaeological cost from excavation into structural design and monitoring. It fails most often because the drainage was drawn after the foundations.
Disputing a condition score with the council ecologist
Moderate or poor on two hectares changes the baseline by enough units to decide whether a scheme delivers on site. The argument is won on criteria sheets, survey dates and photographs.
Sewer capacity enquiries: asking the right question
A red line and a unit count buys a generic answer. A point of connection, a peak flow and a phasing programme buys a response you can attach to the drainage strategy.
Beauty salons, nail bars and tattoo studios: use class
Personal care services fall within Class E, so a former shop, bank or office can become a salon without planning permission. Conditions, article 4 directions, tattoo studios and extraction are where the work lies.
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