PlanScope Blog – Page 162
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 162
9352 articlesSetting of a listed building and the area of influence
Setting has no fixed extent, so the study area has to be argued. The five step approach, how to build an area of influence from visibility, history and fieldwork, and what to record.
Green Belt boundary changes through a plan review
Exceptional circumstances at plan making is a different test from very special circumstances on an application. How a Green Belt review works, what safeguarded land means and where to intervene.
Open space and play space contribution formulas
An open space contribution is population yield multiplied by an area standard and a cost rate. Most of the error sits in the yield. How the formulas work and where they can be challenged.
Reserved matters and what cannot be reserved
Only five matters can be reserved by an outline permission. The use, the quantum and the principle are settled at grant. Here is what must still be fixed, how binding parameter plans are, and the deadlines that lapse a consent.
Tree constraints plan or tree protection plan: what each shows
A tree constraints plan comes before the design and shows what the trees need. A tree protection plan comes after it and tells the contractor what to do. Conditions name them separately.
Fire appliance access and the distance to the entrance
Approved Document B fixes fire appliance access at 45 metres to all points in a dwelling and 18 metres to a fire main inlet. Those dimensions shape a site layout long before highway standards do.
Repointing a listed building and the mortar question
Like-for-like repointing is repair. Changing the mortar or the joint profile is alteration that needs listed building consent. How to choose a lime mix, match the original and write a specification a builder can price.
Checking a site on the national environment map
A MAGIC map site check takes twenty minutes and flags impact risk zones, priority habitat, ancient woodland and nutrient catchments. Here is how to run one and what it will not tell you.
Off site affordable housing payments and the calculation
A payment in lieu of on site affordable housing is calculated, not guessed. The value gap method, transfer values, the regulation 122 tests and the clauses that decide what it really costs.
Approval of details or discharge of conditions
Approval of details and discharge of conditions are one procedure under article 27 of the DMPO 2015. Reserved matters are something else. Here is what each route decides, what it costs and how long it takes.
Trial trenching sample rates and how they are agreed
Trial trenching is a sample agreed in advance with the county archaeologist. The percentage matters less than where the trenches go and why.
Designations on the national planning data service
The national planning data service is the fastest way to screen a site, provided you read a nil result as an absence of published data rather than an absence of designation.
Travel plan monitoring contributions and their term
A travel plan obligation runs for years after occupation. The monitoring term, the bond release mechanism and what happens when targets are missed are all negotiable.
Environmental information under the EIA Regulations
Under the EIA Regulations 2017, environmental information takes in the statement, further information, consultee responses and public representations. All of it must be considered.
Demolition in a conservation area and the consent needed
Conservation area consent was abolished in 2013. Demolition now needs planning permission, the criminal offence came across with it, and a replacement scheme is expected.
Whole life carbon at planning stage and the data problem
At planning stage a whole life carbon assessment is a forecast built on generic data and estimated quantities. Say so, report the uncertainty, and run it early enough to change the design.
Ransom strips and the access nobody owns
A metre of land between your site and the highway can control whether anything gets built. Find it in the title work, not after you have paid for the site.
Reading signal junction model outputs at planning stage
Three numbers decide whether a highway officer accepts your junction: degree of saturation, mean maximum queue and practical reserve capacity. Here is what each one hides.
Explosives safeguarding and population density
Inside an explosives consultation zone, the number of people your scheme puts on the land decides the answer. Construction mitigation does not help, but layout can.
Less than substantial harm and the balancing exercise
Less than substantial harm is weighed against public benefits, but great weight and the statutory duty put a thumb on the scales. Here is how to write the balance properly.
Diffusion tube monitoring and the twelve month question
Twelve months of diffusion tube data removes the argument. Less than that needs annualisation, and which months you cover matters as much as how many.
Windfall sites and their role in housing supply
A windfall allowance forecasts homes on sites nobody has identified yet. The evidence it needs, the double counting it invites and how to test it in an appeal.
Roundabout capacity: entry width, flare and the inputs
Roundabout capacity is derived from six geometric measurements per arm. Get entry width and effective flare wrong and the ratio of flow to capacity is wrong with them.
Main river or ordinary watercourse: how to check
Main river or ordinary watercourse decides whether you need a flood risk activity permit or land drainage consent. Size is no guide, and applying to the wrong body wastes a month.
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