PlanScope Blog – Page 198
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 198
9254 articlesArchaeological evaluation trenching and how it is priced
Trial trenching quotes vary because the brief varies. Understanding what the curator specifies, and which parts of a contractor's price are fixed, is how a developer keeps control of the figure.
Section 215 untidy land notices and the challenge route
Section 215 notices require land to be tidied where its condition harms amenity. The appeal goes to the magistrates court, not the Planning Inspectorate, and the window is short.
Correcting a wrong ownership certificate mid-application
What to do when the ownership certificate on a live planning application turns out to be wrong: the statutory position, the remedy, and the effect on the determination period.
Prior approval or a lawful development certificate
Prior approval and a section 192 certificate answer different questions, and conversion schemes often need both. Here is what each decides, the deemed consent trap and what a lender expects.
Charged advice from Natural England and the Environment Agency
Natural England, the Environment Agency and Historic England each sell written pre-application advice. Here is what the fee buys, how to scope the request and where free standing advice is enough.
High hedges complaints and the appeal that follows
The high hedge regime is narrower than most people expect, and a notice cannot require a hedge below two metres. Here are the steps before complaining and how the appeal works.
Car park noise at night: doors, alarms and reversing
Car park complaints are about single events, not averages. Here is how to characterise night-time door slams and alarms, what design fixes them, and which conditions hold up.
Statutory biodiversity credits and how the price is set
Credits are the last resort in the biodiversity gain hierarchy and are priced to stay there. Here is how the tiers work, what evidence a gain plan needs, and where the cost lands in the cash flow.
Listed building enforcement notice appeals
A listed building enforcement notice can require restoration, alleviation of the damage, or compliance with a condition. Here are the grounds of appeal and the evidence that decides them.
Conditions requiring approval of materials and samples
Approval of external materials under a condition is a consent in its own right. Here is what the condition requires, how sample panels work and what to do when a product has to change.
What parish and town council comments achieve
A parish council response is reported separately and read first, but its weight depends on whether it engages policy and local evidence. Here is what actually moves a decision.
Why planning applications are returned as invalid
Validation is a completeness check against the national requirements and the council's own local list. Here are the defects that cause a return and how to deal with an invalidity notice.
Registered access auditors and what the register means
Registration on the national access register signals assessed competence rather than a statutory licence. Here is what an access audit should cover at planning stage and when to appoint one.
Assessing daylight where the neighbouring window is unlawful
Lawfulness of a neighbouring window goes to the weight given to its amenity, not to whether it is assessed. Here is how to establish the position and present it without antagonising the officer.
Heat networks, connection zones and the planning response
Where a heat network is within reach, authorities expect connection or a design capable of connecting later. Here is how the requirement arises, how it is secured and what evidence settles it.
Noise conditions on a takeaway: hours, deliveries and plant
Hot food takeaways are sui generis, so the permission is where councils control noise. Which sources they can condition, what the plant limit really demands, and how to vary a condition later.
What an independent viability review costs and who pays
Councils commission independent scrutiny of viability appraisals and expect the applicant to meet the fee. Here is how the instruction works, what the reviewer asks for and how to avoid paying for a second round.
Appealing a refusal to modify a section 106 obligation
Where a council refuses to modify a planning obligation, section 106B provides an appeal. The five year rule, the two statutory tests and the evidence that decides them.
Publicity for applications with an environmental statement
Where an application is accompanied by an environmental statement, publicity runs for at least 30 days, consultation bodies get the same period, and any request for further information starts the process again.
Construction stage complaints and who to contact
A construction complaint succeeds or fails on being sent to the right team. Planning enforcement, environmental health and highways each hold different powers, and the evidence they need differs too.
Drafting to an appeal deadline without cutting corners
Appeal timetables do not move, and a statement of case submitted late is normally returned unread. Here is where drafting buys time and where only evidence will do.
Who can carry out a river condition assessment
The watercourse module of the statutory biodiversity metric requires a river condition assessment by an accredited surveyor. General ecological competence does not cover it, and the gap surfaces at gain plan stage.
Daylight modelling software and what officers accept
No English council keeps a list of approved daylight software. What gets an assessment through is a stated method following BRE 209, checkable inputs and results a reviewer can reproduce.
Heat pumps in flats: energy strategy at planning stage
Choosing between individual and communal air source heat pumps in a block of flats decides plant space, riser routes, condenser positions and the acoustic case. Here is how the choice plays out at planning stage.
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