PlanScope Blog – Page 189
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 189
9303 articlesForming an access onto a classified road
A new access onto an A, B or C road is judged on sight lines and movements. Here is how the standards are set, what the speed survey does and where applications fail.
Non-designated heritage assets and their real weight
The balanced judgement is the whole test for a non-designated heritage asset. With no statutory duty and no harm framework, the evidence does all the work.
Half drain time and consecutive storm testing
Peak storage volume tells you nothing about the second storm. Half drain time and consecutive event testing are where attenuation designs are found out.
Viability Assessment input schedule and its assumptions
Most viability arguments are arguments about inputs. This sets out each line of the schedule, the evidence it needs and the assumptions councils reject.
Formalising an established use with a certificate
A lawful development certificate is the only formal way to confirm an existing use is lawful. This covers the immunity periods, the evidence and the drafting.
Private drives: what a highway authority will not adopt
Highway authorities set thresholds below which a drive serving a few houses will never be adopted. Here is what that means for the design, the deeds and the buyers.
Assessing the setting of a scheduled monument
Setting has no mapped extent, so the assessment is an argument built on evidence. This sets out the staged method, the harm test and the mitigation that actually helps.
Finished floor levels: setting and justifying them
A finished floor level has to clear the design flood level plus freeboard and still allow a step-free approach. Resolving that conflict is a design job, not a calculation.
Utilities Assessment outline and the connection programme
A utilities assessment answers two questions: can the site be connected, and when. Both depend on formal enquiries that should go out in the first month.
Adding a mezzanine inside an industrial unit
Internal works are usually not development, but a retail mezzanine over 200 square metres is. Here is the threshold, the parking consequence and the building control position.
Potential roost features on trees in a survey
Assessing potential roost features answers one question: can this tree be felled without committing an offence. Here is the escalation from ground assessment to licence.
Securing travel plan measures in a section 106
A travel plan secured by condition gets filed. One secured by obligation gets monitored. This covers the drafting that makes the difference.
Functional land outside a habitats site boundary
Land with no designation can still require an appropriate assessment if it supports the qualifying features of a European site. Here is how linkage is established and what follows.
Climate change allowances: choosing epoch and percentile
The epoch and allowance category in a flood risk assessment both follow from the lifetime of the development. Here is how to fix that lifetime and apply the Environment Agency figures without tripping a consultee objection.
Employment Land Assessment outline for a loss of use
Applications to lose employment floorspace are decided on marketing and demand evidence. This outline sets out each section and what has to sit behind it.
Bringing a long-vacant upper floor back into use
Vacant rooms above a shop may already be lawfully residential, or they may be part of the Class E unit. Which one decides the route, the evidence and the timetable.
Evidence base for a petrol filling station redevelopment
A former forecourt is a contamination-led site. This sets out the reports a filling station redevelopment needs, in the order that stops the layout being redrawn twice.
Open Space Assessment outline and the quantum calculation
The document answers one question with a number. Establish the standard, audit the catchment, identify the deficiency, then apply the standard to the population your scheme generates.
Redeveloping a petrol station for housing
Hydrocarbons, tanks that may still be in the ground and the risk of vapours reaching a future living room drive the whole application. The desk study belongs with the submission.
Evidence base for a site in a Coastal Change Management Area
The question is not whether the development is safe today but whether it will still be in a sensible place across the period the shoreline management plan covers.
What an SSSI citation tells you before you design
The citation names the features, and the features name the pathways. Read it before commissioning anything, or you will pay for a survey answering a question nobody asked.
Permeable paving: where it works and where it fails
It appears on drawings as a hatch with a storage volume claimed and no section to support it. The design decision is which of the three construction types you are using.
Getting consent for extra care and later living housing
Classification decides everything else. Describe the care model precisely, evidence the minimum package per resident, and design the building around it rather than the other way round.
Equalities Impact Assessment outline for a planning submission
The public sector equality duty sits on the council, not on you. Your assessment gives the decision-maker the material to discharge it, and removes a ground of challenge.
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