PlanScope Blog – Page 216
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 216
9222 articlesChecklist: pre-application pack for a minor residential scheme
A pre-application pack for a small residential scheme should be thin. The value sits in a numbered list of questions, not in drawings you will have to redo.
Planning permission for bin and cycle stores at flats
Flats have no outbuilding permitted development rights, so a roofed forecourt store needs permission. Capacity standards, carry distances and design decide it.
Photomontage standards in a townscape and visual assessment
A verified view is evidence; an unverified montage is an artist's impression. The difference lies in the camera data, the survey control and the stated viewing distance.
Documents for a single dwelling in Flood Zone 2
There is no small site exemption in Flood Zone 2. A single dwelling needs a site-specific flood risk assessment whatever the plot size, plus a sequential test that officers routinely reject.
Taking part in an appeal as an interested party
On a householder appeal the inspector only reads what you sent the council. On other appeals you get a fresh five week window. Knowing which applies is the first step.
Losing a community facility and the policy tests
Applications to redevelop a village hall or local shop turn on marketing, viability and replacement provision. Those tests are evidential, and the evidence can be checked.
Heritage consultant competence for a statement of significance
No statute reserves a statement of significance to one profession. These are the registrations, research skills and review checks that separate a usable statement from a paraphrased list entry.
Permitted development rights on a flat over a shop
Schedule 2 Part 1 of the GPDO applies only to dwellinghouses, and the Order's definition excludes flats. Here is what survives for a flat above a shop.
An illustrative greenfield runoff calculation for a small site
Work the greenfield runoff arithmetic for a third of a hectare and you get about 1.5 litres per second. Here is the calculation, the storage volume it implies, and where the local flood authority overrides it.
Fire evidence for a building just below the threshold
Article 9A only bites at 18 metres or seven storeys. Below that line the duty falls away but the questions do not, so the skill is answering proportionately.
Worked example: trip rates for a small convenience store
Trip rate selection for a small food store is decided by the filters, not the arithmetic. This worked example shows the query, the rates, the sums and the challenges that follow.
Planning permission for a replacement dwelling in the countryside
A replacement dwelling application in open countryside stands or falls on proof that the existing building is lawfully a house and that its residential use was never abandoned.
Reports for a place of worship in a warehouse
Converting a storage and distribution unit into a place of worship needs full planning permission. The evidence that decides it is parking, noise and the loss of employment floorspace.
Planning permission for caravan storage on farmland
Agricultural permitted development does not cover storage. Here is what a caravan and motorhome storage application on farmland has to evidence.
What an Environment Agency consultee rejects in an FRA
Most Environment Agency objections are about missing information, not unacceptable development. Here is what the officer checks and how to clear a holding objection.
Which documents a care home of sixty bedrooms needs
Class C2 changes the assessment, and resident vulnerability changes the evidence. Here is the document set a sixty bedroom care home application usually needs.
Section outline: travel plan for a primary school
Highway officers read a school travel plan in a set order. Here is that order, with the survey, target and drop-off content each section has to carry.
Documents for stables and a menage on a rural holding
Equestrian use falls outside agriculture, so farm permitted development does not apply. Here is the document set for stables, an arena and its floodlighting.
The source characterisation section of an Odour Assessment
A dispersion model can only redistribute what you feed it. Here is how odour sources are identified, quantified and reported so the assessment stands up.
Describing a mixed use correctly on the application form
Draft the description loosely and you grant more than intended; draft it tightly and every change needs a new application. Here is how to get the wording right.
Prior notification of demolition and what it covers
The council controls the method of demolition and the restoration of the site, not the principle. Here is what to submit, what is exempt and where it fails.
Complaining about how a council handled an application
A complaint addresses how an application was handled, not whether the decision was right. Here is the route, the evidence and what the remedies actually are.
Choosing an acoustic consultant for a planning noise report
Match the consultant to the standard your application engages, check the instrumentation and calibration, and define what the fixed price actually covers.
Reading the GPDO without getting lost
Find the class, check whether a limitation kills the right, then read the conditions. A practical method for using the 2015 permitted development order.
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