PlanScope Blog – Page 186
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 186
9309 articlesObligations and the levy at different scheme sizes
The levy is arithmetic and obligations are argument. Here is how the two divide at each scheme size, where they must not overlap, and what to budget.
Neighbour engagement before you apply: a short template
Talking to neighbours before you apply removes the objections that come from misunderstanding. Here is the order to do it in, and a letter structure that works.
Travel plan monitoring fees and review triggers
Monitoring fees are lawful but must be built up from real cost. Here is how to test the figure, set targets that can be measured, and cap the remedial obligation.
Sense of enclosure as a refusal reason
An overbearing impact objection is judged by eye, not by calculation. Here is what the reason alleges, how inspectors weigh it, and the sections that answer it.
Public safety zones at the ends of runways
A public safety zone limits how many people can be present off the end of a runway. Here is how the contours are drawn, what is allowed, and how it differs from safeguarding.
Sustainable drainage on a steeply sloping site
On a steep site drainage is about slowing water down. Here is how velocity, terraced storage, infiltration risk and exceedance routing come together.
Self storage in an industrial building: the use class question
Self storage is normally Class B8, and the real objection is usually job density on employment land. Here is how to answer it, and where ancillary uses cross the line.
Eighteen metres, seven storeys and Planning Gateway One
Reach 18 metres or seven storeys in a residential building and a fire statement becomes a validation requirement. Here is how the tests are measured and what to submit.
A worked non-material amendment request
Section 96A amendments are decided in 28 days with no appeal if refused. Here is the test officers apply and a worked request for a window alteration.
Applying for consent to fell a tree under a TPO
TPO consent applications are free and decided in eight weeks. Here is what the council needs, which reasons work, and what happens if consent is refused.
Parking accumulation surveys and the Lambeth method
A parking stress survey decides whether a scheme with no off-street parking is acceptable. Here is the method, the periods to avoid and how to present the result.
Justifying a separation distance in a dense context
Separation standards come from local design guidance, not national policy. Here is how to argue the actual relationship on a tight urban site, and what to draw.
Major hazard pipelines and the consultation zones around them
High pressure pipelines and major hazard sites carry consultation zones that can stop a housing layout. Here is how the zones and sensitivity levels combine, and how to check early.
Drainage strategy for a single infill plot
On one plot the drainage evidence is a short note, a percolation test and a levels plan. Here is what to include, in the order a case officer reads it.
Brewery taprooms: Class B2 with ancillary sales
A taproom is lawful without permission only while it stays ancillary to the brewing. Here is how officers judge that, and what an application needs when the line is crossed.
Householder or minor: where the single dwelling line falls
The householder category turns on the property and the kind of work, not the size. Here is where the line falls, and what changes when you land on the wrong side of it.
A worked planning fee calculation for a mixed submission
Mixed submissions are priced element by element. Here is the build-up method, the unit each fee category uses, and the reductions worth checking before you pay.
Missing the appeal deadline and what is left
Six months for most refusals, twelve weeks for householder ones, and almost no discretion. Here is what is still available after the date has gone.
Tree protection plan and method statement: what each contains
One is a drawing, the other is a method. Councils reject submissions that mix them up, and the fencing has to be up before the first machine arrives.
Self-build exemption from the infrastructure levy
The self-build exemption is worth thousands and is lost by paperwork more often than by anything else. The order of the forms is the whole game.
Written scheme of investigation: what the archaeologist needs
The written scheme is the document that turns an archaeology condition into a programme. Post-excavation and archive deposition are where the cost lands.
Registered battlefields and development in their area
A registered battlefield has no separate consent regime and the highest level of policy protection. The evidence sits in the plough soil, not in standing remains.
Mirror massing as the alternative comparator
A cleared site produces huge percentage losses against an existing baseline. A notional comparator can put that in context, if the assumptions behind it survive scrutiny.
Historic landfill records and sites next door to one
A former tip next door is a ground gas problem rather than a contamination problem. The monitoring takes months, so find out before you exchange.
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