PlanScope Blog – Page 260
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 260
9143 articlesArchaeological written scheme of investigation outline
The written scheme of investigation has a conventional structure. Here is each section in order, what it has to answer, and how the document maps onto discharging the condition.
Building Regulations fees against planning fees
Planning permission and Building Regulations approval are separate approvals with separate fees. What each buys, where the regimes conflict, and the certificate a buyer will ask for.
Planning permission for a commercial EV charging hub
Part 2 permitted development covers chargepoints in existing car parks, not purpose-built hubs. Grid connection, queuing and charger noise decide most commercial applications.
The urban greening factor in a Green Infrastructure Plan
The urban greening factor weights each surface type by ecological value and divides by site area. Where the target comes from, how green roofs and trees are credited, and the errors reviewers find.
Reports needed for a house in a conservation area
Conservation area status removes permitted development rights, adds a statutory duty on the council and puts a six week notice on tree works. Here is the document bundle that follows.
Planning enforcement orders and deliberate concealment
Sections 171BA to 171BC let a council reopen enforcement on a concealed breach that would otherwise be immune. The court test, the enforcement year and the defences that work.
Housing Delivery Test results and what they change
The Housing Delivery Test changes the decision balance the day it publishes. What the 95, 85 and 75 per cent thresholds trigger, and the file to have ready before the result lands.
What a parish council consultee response should contain
A parish council response carries statutory weight, and most of it is wasted on immaterial grounds. Here is the structure that gets an objection into the officer's report and the scheme to committee.
The planning unit and why it decides your change of use
Identify the planning unit wrongly and the whole change of use analysis fails. The three Burdle situations, the physical and functional separation tests, and the evidence that settles it.
Class AA upward extension of a house: limits and prior approval
Class AA of Part 1 allows extra storeys on a house without a full application, but only on post-1948 houses outside designated areas and under 18 metres. Here are the limits that decide it.
How planning costs recur when a scheme is phased
Each phase of a major scheme brings its own fees, its own levy notices and its own ageing surveys. The recurring costs are predictable, and most of them can be negotiated down at outline stage.
Parking survey: writing the method statement
A parking stress survey stands or falls on the method agreed before fieldwork. Radius, neutral dates, capacity deductions and the 85 per cent threshold, set out in the order an officer reads them.
Adding storeys to a block of flats by full application
Class AA upward extension rights stop at conservation areas, height limits and converted blocks. A full application costs more and buys design freedom, if the foundations allow it.
The written scheme of investigation for field evaluation
A written scheme of investigation fixes trench positions, the sample percentage and the reporting you owe afterwards. Here is what the county archaeologist checks before approving it.
Reports needed for a barn to office conversion under Class R
Class R lets an agricultural building become an office without a planning application, but above 150 m² of cumulative floorspace the council will test four matters. This is the evidence each one needs.
The sewer capacity enquiry in a foul sewage assessment
The capacity position is the undertaker's to give, and it takes weeks. What to send with a pre-development enquiry and how to report the reply.
Reports needed for a shop front and signage scheme
Two consents, two forms, two sets of rules. What a shopfront and signage scheme needs to submit, and where deemed consent runs out.
Utility connection budgets for a single new dwelling
Connection costs depend on distance to the network and whether it needs reinforcing. A practical order of work for a self-build budget that holds.
Planning permission for student accommodation schemes
PBSA sits outside the Use Classes Order, so the permission is tightly drawn. How to evidence need, set room standards and negotiate the nomination obligation.
Reports needed at the 150 unit mark in England
One hundred and fifty dwellings adds EIA screening and a new statutory consultee. Here is the document bundle and where the evidence base can be phased.
Odour dispersion modelling in an odour assessment
The emission rate decides the answer before the model runs. A walk through olfactometry, source characterisation, benchmarks and percentile reporting.
Infrastructure funding statements and where money went
Every charging authority publishes what developers paid and what happened to it. How to read the levy report, the obligations report and the infrastructure list.
Grey belt: what the term means in national policy
Grey belt turns on whether a parcel strongly contributes to certain Green Belt purposes. How the test works and what a promoter has to prove.
Local plan adoption timing and when to submit
An emerging plan is a material consideration until the day it is adopted. How to time a submission around examination, modifications and the adoption resolution.
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