PlanScope Blog – Page 201
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 201
9249 articlesListed building consent in Scotland: categories A, B and C
Scotland grades listed buildings A, B and C, protects interiors as standard and still requires a separate conservation area consent for demolition. Here is how the consent works and who must be consulted.
Enforcement appeal grounds (b) and (c) compared
Ground (b) of section 174 says the matters alleged never happened. Ground (c) says they happened and were lawful. Choosing correctly decides whether the notice is quashed or merely corrected.
Enforcement appeal ground (a) and the deemed application
Ground (a) is the only enforcement appeal ground that can leave you holding a planning permission. It also carries a fee, a deadline and a concession.
Applications affecting a public right of way
The permission and the order are separate consents. On a site crossed by a footpath the order is usually on the critical path and the planning application is not.
Declining to determine a repeat application
There is no appeal against a decision to decline to determine. Knowing what counts as a similar application, and what counts as a change, decides whether a resubmission is worth making.
Drawing the red line: what to include in the site boundary
The red line defines the land your permission relates to and the site area that triggers thresholds. It is a two-minute drawing decision with consequences for the whole scheme.
Finding the documents on a live planning application
The register kept under section 69 is the complete record of an application. Knowing how it is organised makes the difference between finding the drawing and guessing.
Reading a drafted report for unsupported claims
Assertions that sound reasonable and cannot be evidenced are where a contested application comes apart. Five categories, four possible fixes, and a twenty minute pass.
Daylight objections from a neighbour and how to answer
Daylight is one of the few amenity objections with recognised geometric tests behind it. You can check the claim yourself before deciding whether to redesign or defend.
External terminations for heat recovery ventilation
Two holes in the envelope, a separation requirement and an elevation an officer is judging. Heat recovery terminations are a consent question long before they are a services one.
Agent of change: new flats beside a music venue
Build flats next to an established venue and you provide the mitigation, before occupation. The survey, the criterion and the facade all have to work at 63 and 125 hertz.
Local place plans in Scotland and what they change
The Planning (Scotland) Act 2019 gave communities a statutory route to set out proposals for land in their area. Registration matters, and so does the timetable.
Screening requests under the EIA Regulations
A screening opinion settles whether your scheme is EIA development before you apply. Three weeks, a complete request, and the largest programme risk on a major application disappears.
Asking for an application to go to committee
Most applications are decided by officers under delegated powers. Getting one in front of committee means persuading a ward councillor, in planning terms, before the decision is signed.
What site data a drafted report actually needs from you
Constraint layers give you the flood zone and the listing. They do not give you levels, boundary condition or neighbouring window positions. Here is how to split the work.
Assessing daylight for a proposed building's own rooms
Neighbour tests measure what your building takes away. Internal daylight asks whether the rooms you are proposing work at all, and it is judged against different numbers.
Energy centre flue height and dispersion modelling
Model first, then design the flue, then place it on the elevation. Building downwash, receptor heights and the Clean Air Act consent all sit behind the number on the drawing.
ProPG stages for a housing scheme beside a railway
Railway sites produce high maximum levels between long quiet periods, so the ProPG assessment turns on events rather than averages and on layout rather than glazing.
NPF4 and the climate and nature tests in Scotland
In Scotland, National Planning Framework 4 is part of the development plan rather than a material consideration. That changes how a supporting statement has to be built.
Lawful commencement: material operations in practice
Section 56 of the Town and Country Planning Act 1990 lists the operations that implement a permission. Starting in breach of a condition can mean the permission lapses anyway.
Property value, competition and other invalid grounds
A planning authority can act only on material considerations. Here is which common objections fall outside that and how to translate the concern behind them into something an officer can use.
AI drafting and the competent expert rule in EIA
The EIA Regulations 2017 require the environmental statement to be prepared by competent experts and the applicant to evidence their qualifications. That sets a hard boundary around drafting support.
Daylight assessment for a basement flat conversion
In a basement conversion nothing obstructs the window except the lightwell itself. Getting the geometry, the modelling inputs and the local policy right decides the application.
The six tests for planning conditions
Every planning condition has to be necessary, relevant to planning, relevant to the development, enforceable, precise and reasonable. Here is how each test bites and how to challenge a condition that fails.
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