PlanScope Blog – Page 147
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 147
9379 articlesWaste and recycling storage schedule for a flatted scheme
The schedule has to agree with the drawing. This sets out the capacity calculation, container footprints, store requirements and the drag distance that decides the layout.
Using street level imagery for a site appraisal honestly
Imagery is good for context and unreliable for dimensions. This sets out the capture date checks, the site visit list it cannot replace, and how to reproduce it lawfully.
Refusals based on a neighbourhood plan policy
A made neighbourhood plan is part of the development plan, so the appeal has to engage the policy. The wins come from interpretation, conflict resolution and plan age.
Appendices that get a technical report validated first time
Reports fail validation for administrative reasons, not technical ones. This is the appendix structure and the pre-submission checklist that stop a fortnight being lost.
Assets of community value and planning decisions
Listing buys a community group time and gives a decision maker evidence. It is not a veto. This sets out the weight it carries and the evidence both sides need.
Turning a pub into a restaurant: what permission is needed
Pubs sit outside the use classes, so there is no permitted route to restaurant use. This covers the application, the community facility policy tests and the technical evidence.
Geotechnical reporting and Eurocode 7 responsibilities
Eurocode 7 splits ground work into an investigation report and a design report with different authors. Knowing which you bought is what prevents a gap at building control.
Post-excavation programmes and how long they take
Fieldwork is the visible cost; the assessment, analysis, dating, publication and archive deposition outlast the build. This is how to sequence and word the condition.
Getting rainfall and run-off data for a drainage note
Four inputs decide whether a small drainage note is accepted: rainfall depth, greenfield run-off, impermeable area and the climate change uplift. Here is where each comes from.
Refusals driven by a statutory consultee objection
Where a statutory consultee objects, the council is rarely the party to persuade. This sets out how to cure a holding objection, negotiate a substantive one, and run the appeal if neither works.
Schedule of conditions to negotiate before a committee
A condition agreed in draft costs a phone call; the same condition imposed at committee costs a section 73 application. This is the schedule to work through, in order.
Uncertainty statements that strengthen a technical report
A report with no stated limitations reads as evasive. This sets out how to express measurement uncertainty, seasonal gaps and assumptions so an officer knows what weight the conclusion carries.
Historic landfill and contaminated land registers
Absence from a council's contaminated land register means almost nothing. This sets out the datasets that do matter, the 250 metre statutory trigger and the Phase 1 to Phase 2 sequence.
Moving from a shop to a cafe within Class E
Both uses sit in Class E, so the change of use is not development. The work is in the flue, the shopfront, the waste store and any condition on an old permission.
Licensed assessors and BREEAM pre-assessment
A credit tracker is not a pre-assessment an officer will rely on. This explains the licensed assessor requirement, the scheme versions, and the condition wording that follows.
Palaeoenvironmental sampling in an archaeological evaluation
Environmental sampling is specified in one line and then costs three months. This sets out the techniques, the assessment and analysis decision point, and what belongs in the written scheme.
Reading a geology map before a foundation decision
Published geology narrows your foundation options and scopes the ground investigation. It never gives you a bearing capacity. Here is how to read it, and what to do with what you find.
Appealing a section 73 refusal and the original condition
Section 73 refusals take nothing away: the original permission survives. This sets out the scope of section 73 after Finney, the appeal route, and the levy and obligation traps.
Survey brief for a bat emergence programme on a barn
A two page brief that tells the ecologist how many emergence visits you are buying, what weather aborts a visit and what the report must contain, before you compare quotes.
Baseline and displacement in an economic impact assessment
Gross job numbers carry almost no weight in a planning balance. This is how the leakage, displacement, substitution and multiplier adjustments are built and reported so an officer can test them.
Reading a decision letter for reusable reasoning
The reusable part of an appeal decision is the reasoning, not the outcome. How to read the main issues, separate fact from judgement, and cite a decision properly.
Worked trip generation for a nine dwelling cul-de-sac
Nine houses generate a handful of movements in the peak hour. How to select comparator sites, derive a rate per dwelling, and present an illustrative calculation honestly.
Employment land supply tables in an employment land assessment
Releasing employment land turns on two tables: the supply schedule and the marketing record. What each must contain, and the failure modes councils look for.
Using planning application search to find precedents
Decision notices say what happened. Officer reports say why. How to search a register properly, extract the working thresholds, and cite a precedent that carries weight.
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