PlanScope Blog – Page 243
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 243
9172 articlesPrior approval applications and how the clock works
Prior approval runs on a fixed period with deemed consent at the end of it. Here is when the clock starts, what the submission must contain, and where authorities push back.
Car-free development and how the restriction is secured
A condition cannot stop an occupier parking on the street, so permit-free development is secured by obligation. How the mechanism works and what evidence supports it.
Affordable housing review mechanisms in section 106
A review mechanism converts a viability concession into a conditional obligation. Here is how the triggers work, which appraisal inputs are fixed, and what to negotiate.
Basement excavation near trees and structural roots
Digging near a mature tree usually means the basement moves, the tree goes, or you pay for an engineered solution. What decides which, and how to present it.
Overheating assessment for a planning application
Overheating mitigation shows on the elevations, which is why authorities want the assessment before permission. Modelling routes, weather files and the noise conflict.
Biomass boilers and the air quality case for one
A biomass boiler puts combustion emissions at roof level. Here is the air quality case it has to make, and when a heat pump is the simpler consent.
Reading a geological map for a development site
Published geology is a hypothesis to test, not a survey. How to read it, pair it with borehole records, and turn the result into a site investigation brief.
Outdoor seating for cafes and restaurants
Whether outdoor seating needs a pavement licence or planning permission depends on who owns the ground. Here is how each route works and where they overlap.
Calculating your CIL liability from the charging schedule
The levy is floorspace times an indexed rate, less any deduction you can evidence. Here is how to calculate it before the liability notice arrives.
Biodiversity net gain: the phased commencement dates
Which biodiversity net gain regime applies depends on when the application was made, not when it was decided. The two commencement dates, the exemptions and the transitional rules.
Answering a refusal based on loss of employment land
Employment protection policies turn on whether a site has a reasonable prospect of continued employment use. Here is the marketing and viability evidence that answers them.
What must be submitted before work starts on site
The costly mistakes before a start on site are administrative. Here is the order to discharge conditions, claim levy exemptions and get building control in place.
Choosing an acoustician and reading their credentials
Environmental health officers judge a noise report by its author, its instrumentation and its method. Here is what to verify before you instruct, and what to check after.
Section 278 works: process, bond and realistic timescales
A section 278 agreement usually takes longer than the planning application that required it. Here is the sequence, the costs beyond the works, and where programmes slip.
Whole plan viability and site specific viability
National policy expects viability to be resolved at plan making. Here is what distinguishes whole plan from site specific assessment, and how to frame the exception.
Temporary works and construction stability conditions
Planning cannot duplicate construction safety controls, but it can control effects beyond the site boundary. How to answer a temporary works condition efficiently.
Zero carbon conditions and how they are discharged
Design-stage energy modelling wins the permission. As-built verification discharges the condition. Here is how the two differ and where schemes come unstuck.
Noise conditions that cannot be enforced, and the fix
Most noise conditions fail on precision and enforceability. Here is why inaudibility wording does not work, and the two-stage structure that does.
The planning data service and how current its datasets are
The national planning data platform is the fastest first pass on a site, and every entity tells you who published it and when. How to use that, and where to go behind it.
Electric vehicle charging hubs on commercial land
Adding chargers to an existing car park and building a charging hub are different planning propositions. What the GPDO covers, and what a hub application has to answer.
Hearings and inquiries compared with written appeals
The Planning Inspectorate charges no appeal fee, so procedure drives cost. A comparison of written representations, hearings and inquiries for a developer budgeting an appeal.
Appeal timetables and what actually drives delay
Appeal delay usually comes from a rejected submission, an escalating procedure or late evidence. Here is the programme stage by stage, and where the time actually goes.
The interpretation section of a geotechnical report
The interpretative section is the part of a ground investigation report that commits to a view. Here is what belongs in it and what reviewers check first.
Planning fees: how the schedule is applied and indexed
Planning fees in England come from one national schedule, not from your council. Here is how the bands work, which exemptions exist, and why the figure moves each April.
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