PlanScope Blog – Page 265
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 265
9133 articlesAftercare condition
An aftercare condition is what follows restoration: specified steps over a five year period to bring the land to the standard for agriculture, forestry or amenity.
Reptile survey season and when to start clearing
Reptile surveys run from April to October with spring and September the strongest periods. The season, the number of visits and the translocation lead time decide when clearance can begin.
Permitted development for upward extension of a house
Class AA of Part 1 allows up to two additional storeys on a house built between 1948 and 2018, subject to height limits and prior approval. Here is what the conditions actually require.
Objecting to a hot food takeaway change of use
A hot food takeaway is a sui generis use outside Class E, so it needs permission. The objections that work are about odour, plant noise, highway safety, litter and hours.
Who can carry out a Phase 2 ground investigation
A Phase 2 ground investigation must be designed, supervised and interpreted by suitably qualified and experienced people. What councils look for, and how to check it before you appoint.
Walkthrough: a scheme that triggered a Transport Assessment
An illustrative 62 dwelling scheme crossing the point where a Transport Statement is no longer accepted, from the scoping letter through trip rates, modelling and the documents submitted.
Section 106 obligations or the levy: which applies
The levy is a fixed charge per square metre with no negotiation. A section 106 obligation is site specific and has to pass three statutory tests. Most major schemes carry both.
The cost of archaeological evaluation and monitoring
Archaeological costs are staged, and the later stages are set by what comes out of the ground. How the desk study, geophysics, trenching, mitigation and archive deposition are priced.
What the report pack adds at fifty dwellings
Major status starts at ten dwellings, but fifty is where the highway authority wants a Transport Assessment and the council wants consultation evidence. Here is what gets added, and when to commission it.
Extending over a public sewer in a back garden
An extension over or within 3 metres of a public sewer needs a build over agreement from the water company as well as planning permission. Here is how to find the pipe and deal with it early.
Reports for a site next to an operational railway
The infrastructure operator's requirements decide the programme more often than the planning application does. Engage before submission, not after permission.
Flues, vents and stoves on a house elevation
A flue is usually permitted development below a metre above the ridge. The harder questions are smoke control areas, appliance exemption and listed building consent.
Biodiversity units explained
Units are not area. Two sites of the same size can differ by an order of magnitude, and the survey date alone can move a baseline enough to break a layout.
Budgeting a daylight and sunlight assessment
Fees vary because assessors assume different scopes. Agree the study area and the assessed rooms first, and the quotes finally become comparable.
Reports needed where a listed building is affected
The statement of significance is the analytical core of a listed building submission. Everything else either establishes the facts it relies on or tests the effect.
Bay windows, canopies and small projections
Class A permits enlargement but not beyond the principal elevation, so a front bay is an application and a rear one usually is not. Porches have their own class.
Great crested newt eDNA window: 15 April to 30 June
The eDNA window cannot be extended by agreement with anybody. Knowing which licensing route you will take before the result arrives is what keeps a scheme on programme.
Grey belt: what the term covers and how it applies
Establishing that a site is grey belt is the start of the argument. Unmet need, the effect on the remaining Green Belt and the accompanying requirements decide it.
Highway safety objections that officers accept
Traffic increase alone does not meet the national test. A splay that falls short for the measured speed of the road, or crosses land outside the red line, might.
Choosing an archaeologist: registered organisations
The council's archaeological adviser sets the scope, not your contractor. Tender against the written brief, and protect the post-excavation stage in the budget.
Walkthrough: upward extension to add flats
Class AA of Part 20 removes the argument about principle and replaces it with a list of prior approval matters long enough to fail a weak submission on its merits.
Viability Assessment or Economic Impact Assessment
One is an appraisal governed by a professional standard and scrutinised line by line. The other is a benefits case with no equivalent standard behind it.
Section 278 works: bonds, fees and commuted sums
The works price is one line of four. Design checking, inspection, a bond uplifted above the contractor's figure and commuted sums all land on different triggers.
Reports needed for a site in Flood Zone 3
In Flood Zone 3 the vulnerability classification comes before the document list. It decides whether the exception test applies, or whether the use is ruled out entirely.
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