PlanScope Blog – Page 226
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 226
9204 articlesReserved matters or discharge of conditions: which applies
Reserved matters and condition discharge use the same portal and carry different statutory clocks. One lapses an outline permission if you miss it; the other does not.
Outlook and enclosure as amenity considerations
A scheme can pass every daylight target and still be refused as overbearing. Here is how outlook and enclosure are tested and what evidence carries the argument.
SAP or SBEM: choosing the calculation for a mixed-use scheme
A mixed-use block needs both calculations. Here is where the dwelling boundary falls, how to weight a combined figure and how to handle plant serving both parts.
Street trees, crossovers and highway works
A street tree belongs to the highway authority, not to planning. Here is why dropped kerb refusals happen and which design changes get consent instead.
Light spill onto neighbouring windows from a car park
Spill onto a window is vertical illuminance in lux, tested against zone limits that tighten after curfew. Here is how to design and condition for the tighter case.
Circular Economy Statement or a waste management document
Circular economy reporting tracks material flows across decades; waste documents manage the skips and the bin store. Here is which one your condition will name.
Air quality and odour evidence for a crematorium
Cremators are a permitted process; planning controls the stack, the plant footprint and the dispersion outcome. Here is how to evidence the planning half properly.
Shading and overhang as reasons to prune a protected tree
Councils refuse felling for shading and grant proportionate reductions. Here is how the amenity balance works and how to specify works that get consent.
Why a site visit still decides the design and access statement
Generic design and access statements are generic in the context section. Here is what to look for on site and how to record it so the draft actually reflects the place.
Building a twelve month survey programme for a greenfield site
Seasonal survey windows do not move. Here is how to sequence a year of ecology work, handle the trigger points and keep a layout open until the results arrive.
Overshadowing an existing solar array as a planning issue
Shading a neighbour's array is capable of being a material consideration, but it is not a right. Here is the evidence that carries weight and the design responses that work.
Part L and a material change of use: what actually applies
A conversion does not have to hit the new-build target emission rate. Here is what Part L requires on a material change of use, and where local policy goes further.
Assessing odour from agricultural buildings near homes
Livestock odour applications fail on the source nobody mitigated. Here is how to identify every source, choose the right level of assessment and mitigate credibly.
Using an AI draft at pre-application stage
A pre-app is not a validation exercise. Here is where a draft document earns its place, how to frame the questions, and what to do with the officer's response.
Compensation when consent for tree works is refused
Compensation after a TPO refusal is narrower than landowners expect. Here is what is recoverable, the threshold and time limit, and the alternatives worth trying first.
The bare root planting season and landscape conditions
Bare root planting runs through the dormant season. Here is how that constrains landscape conditions, and how to draft and discharge one without a technical breach.
When the use of a neighbour's room is disputed
Classify a neighbour's room wrongly and the daylight result changes. Here is which rooms are sensitive, what evidence decides a dispute and how to present both cases.
Retrofit or demolish: making the embodied carbon case at planning
Retention versus demolition is decided on a fair options appraisal. Here is how to set the boundary, evidence the structural case and present a result officers accept.
Cumulative assessment where several plant items are proposed
Assess plant item by item and the total is understated. Here is how to combine sound power levels, choose the worst case period and specify attenuation that works.
The duty to replace a protected tree after felling
Remove a tree covered by a TPO and a replacement duty usually follows automatically, falling on the landowner. Here is the species, size, timing and enforcement picture.
Confidentiality and what not to upload to a drafting tool
Option agreements, viability models and objection letters do not belong in an upload. Here is the routine that keeps confidential planning material where it should be.
When to run baseline noise surveys and for how long
The survey has to capture the quietest conditions that will exist while the source runs. Here is how to set the duration, the periods and the measurement positions.
Relevant buildings and the Article 9A fire statement duty
A relevant building contains two or more dwellings or educational accommodation and is 18 metres or seven storeys. Here is how to measure it before you submit.
Heat network zoning and what it means for a planning application
The Energy Act 2023 created heat network zones and connection duties inside them. Here is what that means for scheme design, appraisals and the energy statement.
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