PlanScope Blog – Page 191
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 191
9300 articlesHighway technical approval and who may design the works
Section 278 and section 38 works pass through a separate approval process with its own standards, checkers and clock. What the highway authority expects of your designer.
Who carries the professional indemnity risk on a report
The drafter of a planning report carries no professional duty to the council. The professional who signs it does. What that signature covers, and how to scope and price a review.
Foul Sewage Assessment outline and the capacity question
The question at the centre of a Foul Sewage Assessment is whether the receiving system can take the flow. A section-by-section outline that keeps the capacity evidence at the front.
Creating a farm reservoir for irrigation
Volume and fill source decide everything. Agricultural permitted development, the raised reservoir threshold, winter abstraction licensing and the survey seasons that set the programme.
Evidence base for a self-storage facility change of use
Self-storage generates few trips and little noise, so the application stands or falls on the loss of employment land. The marketing evidence, swept paths and conditions that decide it.
Identifying a veteran tree and the buffer expected
Ancient and veteran trees are treated as irreplaceable habitat. How surveyors identify them, how the buffer zone is calculated, and when a veteran tree simply defeats a layout.
TRICS site selection and the filters an officer checks
Building a defensible trip rate is a filtering exercise. The sub-category, date range, geography and parking filters that decide the answer, and the objections they prevent.
Attenuation storage sizing and the assumptions that move it
Two engineers can size the same site and differ by half, because the assumptions do the work. Design events, allowances, long term storage and the inputs a drainage reviewer tests first.
Air Quality Management Areas: checking and consequences
An AQMA declaration shifts the burden of proof onto the applicant. How to find the order and the pollutant, what triggers an assessment, and how damage cost contributions are calculated.
Changing the hours a use operates
Hours can sit in a planning condition, a section 106 agreement, a premises licence, or nowhere at all. Find out which before you apply, then build the noise and dispersal evidence.
Ground investigation contractors and drilling standards
A contractor can hold every certificate and still hand you data an engineer will not rely on. Sample classes, logging competence, calibration records and the specification that ties them together.
What drives the cost of an environmental statement
Two documents decide what an environmental statement costs: the screening opinion and the scoping opinion. What drives the spend after that, and the second round nobody budgets for.
Play Space Assessment outline to the GLA standard
Child yield fixes the quantum before any design begins. A seven-section outline for a Play Space Assessment that answers Policy S4, with the distance bands and the areas that do not count.
Appealing non-determination, and whether to wait
A non-determination appeal hands your case to an inspector with no reasons for refusal to answer. When that is the right move, and when an extension of time or a free resubmission beats it.
Installing a private borehole and water treatment plant
A private borehole involves three regulators and at least four consents. Which parts need planning permission, when an abstraction licence applies, and the order that saves money.
Evidence base for a poultry unit extension
Bird places, the distance to the nearest dwelling and the distance to the nearest designated habitat decide what a poultry unit extension has to prove. Here is the evidence base in order.
Archaeological Desk-Based Assessment outline to CIfA
The part of a desk-based assessment that gets skipped is the records search. Here is the outline a county archaeologist expects, section by section.
Building a tennis court in a large garden
The court surface, the fencing and the lights are three separate consent questions. Class F covers the surface, 2 m caps the fence, and lighting almost always needs permission.
Evidence base for a marina or moorings proposal
Moorings sit across two consenting regimes. Here is the evidence base: licensing boundaries, navigation safety, flood vulnerability, water quality, ecology and dredging.
Community cafes attached to places of worship
A church cafe is ancillary while it serves the congregation. Once it trades with the public it is a second use, and extraction is usually the hardest part.
Expert evidence at a planning inquiry: duties and scope
An expert witness gives honest opinion within their discipline, even where it harms the case. Here is how that shapes the proof, the common ground and cross-examination.
Budgeting flood risk work by zone and site size
Two facts set your flood risk budget: the zone and whether the site is a hectare or more. Then the question is whether anyone has to build a hydraulic model.
Retail Impact Assessment outline above the threshold
Above the floorspace threshold, one document has to pass the sequential test and answer the impact test. Here is the outline, section by section, with the numbers reviewers check.
Turning a railway arch into a gym or studio
Three consents run in parallel on an arch conversion, and the technical constraints are predictable: no drainage, no cross-ventilation, damp brickwork and trains overhead.
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