PlanScope Blog – Page 217
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 217
9221 articlesWhat to photograph on a site visit for a planning application
The photographs that win an application are rarely the attractive ones. Here is the systematic set to capture on one visit, against a numbered position plan.
Documents for a house to small HMO in an Article 4 area
An Article 4 direction turns a permitted change into a full application judged on concentration policy. Here is the document set and the evidence that carries it.
The obtrusive light section of a Lighting Assessment
Obtrusive light limits are set by environmental zone. Here is how to choose the zone, report against the limits and design a scheme that meets them after curfew.
Deemed advertisement consent and areas of special control
Most fascias and boards are displayed under deemed consent. Here is what the classes allow, what an area of special control removes and when to apply.
Judicial review as a last resort for objectors
A successful claim quashes the decision and sends it back to the council. Here is what judicial review can and cannot do, and the deadline that governs it.
Class MA: commercial to residential prior approval
Class MA turns Class E buildings into homes without a full application. Here are the qualifying conditions, the matters a council can refuse on, and the submission.
Ecologist licences for protected species survey work
A survey licence is specific to the species, the methods and the named holder. Here is how to check one, and why a mitigation licence is a separate consent.
Permitted development on a site in Flood Zone 3
Permitted development rights survive in Flood Zone 3, but flooding is a prior approval matter for most change of use classes. Here is what councils actually test.
Crane oversailing and third party land
A planning permission grants no rights over a neighbour's airspace. This covers the oversail licence, its terms, the programme risk and how to design the need out.
Worked example: TM59 inputs for a single aspect flat
Weather file, openable free area, shading and whether windows can be opened at night decide a TM59 result. Here is an illustrative input set for a single aspect flat.
Document set for converting a shop to a hot food takeaway
Hot food takeaways sit outside Class E, so there is no prior approval route. This is the document set a case officer and environmental health will look for.
The residual land value section of a viability assessment
Residual land value decides whether a scheme is said to be unviable. Here is how the section is built, which inputs reviewers test, and how to evidence them.
Stopping up and diversion orders under section 247
Planning permission does not touch public highway rights. Here is how section 247 and section 257 orders work, who makes them, and how long they take.
Checklist: discharging a landscaping condition
Most refusals to discharge a landscaping condition come down to an under-specified planting schedule. Here is the document set, the schedule fields officers check, and how to time the submission.
Which reports a 0.5 hectare site needs that a smaller one does not
Site area matters in only a handful of places, and each is consequential: major development status, the flood risk trigger, the small sites metric and EIA screening.
Permitted development and Community Infrastructure Levy
There is no planning permission for the council to attach a liability notice to, so the duty to notify falls on you. The in-use building test decides whether a conversion is chargeable at all.
The viewpoint selection section of an LVIA
Choose the viewpoints and you have largely chosen the answer. Here is how the zone of theoretical visibility, viewpoint types and photographic method are handled so a reviewer can retrace every step.
Listed building enforcement notices and unauthorised works
There is no immunity period for listed building enforcement, so historic unauthorised alterations remain live indefinitely. Here is what a notice can require and how these cases are usually resolved.
Construction hours, dust and how to raise them
Construction noise, dust and lorries are controlled by conditions set at the decision, and by environmental health powers afterwards. Here is which door to knock on, and what evidence each one needs.
Class Q: agricultural building to dwellinghouse
Class Q now allows up to 10 dwellings and 1,000 square metres, with 150 square metres per dwelling. Most refusals still turn on structural suitability or on the location being impractical for residential use.
Who can prepare a Flood Risk Assessment
The competence needed depends on whether a flood level is looked up or derived. Here is the line between the two, and the review list that prevents a holding objection.
Cellar conversion or new basement excavation
One project needs no planning application and a few weeks. The other brings Class A arguments, party wall notices, a basement impact assessment and the highly vulnerable flood classification.
Biodiversity metric baseline for a grazed pasture field
Baseline units are area multiplied by distinctiveness, condition and strategic significance. This illustrative worked example shows how a grazed pasture field is classified, scored and measured.
Report bundle for a self-build plot with a boundary ditch
Riparian ownership, land drainage consent and seasonal ecology surveys all follow from a boundary ditch. This is the report bundle for a single self-build plot and the sequence that avoids wasted fees.
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