PlanScope Blog – Page 24
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 24
9604 articlesWhy a development consent order has no right of appeal
Infrastructure consents under the Planning Act 2008 carry no merits appeal. Section 118 allows only judicial review, within six weeks, which makes registration at the examination stage decisive.
Stables and a riding arena on grazing land
Grazing is agriculture; keeping horses for riding is not. That single distinction sets what you apply for, why Part 6 rights do not help and what the council will ask to see.
Supporting documents for a natural burial ground
A natural burial ground has almost no floorspace, so the usual thresholds do not apply. The application stands or falls on hydrogeological risk, access and long-term management.
Viewpoint selection and photomontage in a TVIA
Viewpoints in a townscape assessment should be agreed with the authority before photography begins. Here is how to build the schedule, specify the camera work and present verified photomontages.
Predetermination and bias at planning committee
Predisposition is lawful and protected by statute. Predetermination is a closed mind, and it is a ground for quashing a committee decision in the Administrative Court.
Distributing and assigning trips in a Transport Assessment
Trip generation gives a number; distribution and assignment decide which junction feels it. Here are the evidence sources, the double counting trap and the audit trail a reviewer needs.
Which reports a marina pontoon extension needs
Where the works sit relative to the tidal limits decides which consents apply. Here is the document list for a berthing extension and how to run the regimes in parallel on shared evidence.
The Newbury tests for a valid planning condition
Invalidity is a stronger objection than unnecessary. Here are the three legal limbs for a planning condition, the categories that fail, and the routes for challenging one.
Class M: shops and takeaways to dwellinghouses
Part 3 Class M permits small retail and takeaway units to become dwellings and, unlike Class MA, allows the building operations needed to convert them. Here is how the limits and prior approval matters work.
Advertisement refusals in an area of special control
Special control orders withdraw deemed consent for whole classes of advertisement and tighten the amenity test. Here is what survives, what evidence works and how the appeal runs.
A new house on a corner plot subdivided from a garden
Side garden plots fail on two things: the loss of the open gap at a corner and inadequate amenity space for the original house. Here is how to set the boundary and evidence the case.
Which reports a hand car wash on a forecourt needs
Both a filling station and a car wash are sui generis, so permission is always needed. What decides the application is legacy contamination, trade effluent consent and noise from plant.
Selecting comparable sites in a TRICS trip rate query
The filters set at the start of a trip rate query govern the junction modelling, the parking case and the mitigation. Here is how to choose them and how to record the choice.
Lawful commencement: what counts as a material start
The list of material operations is short and generous, but a start made while a pre-commencement condition is unsatisfied does not implement the permission. Here is how to keep a consent alive properly.
Authority-wide design codes and what they bind
An authority-wide code in a local or supplementary plan carries development plan weight. The same drawings as guidance do not. Here is how the scales, status and conflicts work in practice.
Walls, fences and gates adjoining a highway
Boundary enclosures are permitted development up to one metre next to a vehicular highway and two metres elsewhere. Here is how the limits are measured, what alterations are allowed and where the class falls away.
Committee overturns and how to appeal them
When members refuse against an officer recommendation, the authority's own assessment is already published. Here is how to use it, where the authority struggles, and when to appeal rather than resubmit.
Using a garden office for a third party business
Working alone in a garden office needs no permission. Add an employee, a tenant or regular clients and the building may lose its permitted development right and the use may need consent.
Which reports a creche inside a hospital site needs
Whether childcare on a hospital campus needs permission turns on the planning unit. Here is the use class position and the play space, transport, air quality and noise evidence that follows.
Vertical sky component and no-sky line explained
Two tests decide most daylight objections from neighbours. Here is what each measures, how the 27 per cent and 0.8 times former value rules combine, and what a reviewer should interrogate.
What makes a structure a building for planning
Whether a pod, container or cabin is a building decides which consent you need. Here is the three-fold test the courts apply and what it means for garden structures and caravans.
Statutory metric versions and transitional application
Two ecologists running different metric versions on the same field produce different unit totals. Here is how to establish which version applies, record it properly and audit someone else's calculation.
Rooflights and roof alterations under Class C
A rooflight is permitted development on a house if it projects no more than 150 millimetres beyond the original roof plane and stays below the ridge. Here is how each limit is measured and what Class C leaves out.
A log cabin sold as permitted development
Suppliers cannot grant planning permission. This illustrative walkthrough follows a garden cabin that breached Class E on three counts, through the enforcement enquiry to a conditioned retrospective permission.
Not sure which documents your council will ask for?
Enter your postcode and PlanScope recommends the right reports for your project, then drafts them in minutes.
Enter your postcode on PlanScope