PlanScope Blog – Page 267
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 267
9129 articlesConstruction traffic and parking during a build
Which team to write to about construction traffic, how to find the approved construction management plan on the public register, and the evidence that gets action.
Asbestos surveys before demolition or refurbishment
Management surveys do not cover demolition. What a refurbishment and demolition survey involves under the Control of Asbestos Regulations 2012, and what it does to programme.
Walkthrough: extension to a listed cottage
An illustrative Grade II cottage extension, followed from the first fabric inspection through two parallel consents to the conditions attached at the end.
Getting a planning fee refunded for non-determination
Regulation 9A of the 2012 Fees Regulations refunds the planning fee where an application is not determined in 26 weeks. An agreed extension of time removes the entitlement.
Recovered appeals and called-in applications
Call-in and recovery both hand the decision to the Secretary of State, but they use different powers at different stages. What each means for a scheme and its programme.
What changes in the report pack at twelve units
At ten dwellings a housing scheme becomes major development. A twelve unit application picks up affordable housing evidence, the full statutory biodiversity metric and a thirteen week clock.
Viewpoint selection in a townscape and visual assessment
The viewpoint list decides what a townscape and visual impact assessment can conclude. Here is how to build it, agree it with the officer and defend it at appeal.
When external wall insulation needs planning permission
Class A of the GPDO usually allows external wall insulation on a house, but not on article 2(3) land, and the similar appearance condition still has to be met.
Reading the results tables of a daylight assessment
Three measures carry a daylight assessment: vertical sky component, no sky line and annual probable sunlight hours. What each reports, and the questions that expose a weak model.
Replacing windows in an Article 4 conservation area
An Article 4 direction removes the permitted development right rather than banning replacement. Where a genuine match may not be development at all, and what a conservation officer looks at.
Class E and what the 2020 use classes reform replaced
Since 1 September 2020 movement between shops, offices, restaurants, gyms, clinics and nurseries has not been development. The exclusions and the pre-2020 conditions that still restrict units.
Understanding a section 106 agreement as a neighbour
For a neighbour watching a large scheme, the section 106 agreement often matters more than the permission. What it can lawfully require, how triggers work and where to find out what the money paid for.
Disproportionate collapse and building class in design
The consequence class a building falls into is fixed by storey count, use and floor area, all of which are settled at planning stage. What each class requires and where the thresholds bite.
Walkthrough: house to four self contained flats
Subdividing a house is a material change of use under section 55(3)(a) even with no external works. An illustrative walkthrough of a four flat conversion and the evidence that got it validated.
What listed building consent and advertisement consent cost
Listed building consent is free and so is planning permission for relevant demolition in a conservation area. Advertisement consent is not, and a listed shopfront can need three applications at once.
Using appeal decisions as evidence in an application
An inspector's earlier decision binds nobody, but a decision maker departing from one on the same issue should explain why. How to use that consistency argument without overplaying it.
Asking for conditions on a permission you cannot stop
A case officer who cannot refuse an application can still shape it. How to draft a condition that passes the six tests, why pre-commencement conditions need the applicant's agreement, and what to watch after the decision.
Reports for a nine unit scheme on a brownfield site
One unit below the major threshold changes the determination period, the consultees and the affordable housing position. Here is the evidence base a nine dwelling brownfield scheme still has to assemble.
Setting up a TM59 overheating assessment
Most TM59 assessments turn on two assumptions: which design summer year file was used, and whether bedroom windows can be opened at night. Setting both correctly turns the model into a design tool.
Rooflights and the 150 millimetre projection limit
Class C of the GPDO allows rooflights that project no more than 150 millimetres beyond the plane of the original roof. The measurement, the obscure glazing condition and why conservation areas rarely remove the right.
Biodiversity net gain start dates and transitional rules
Whether the ten per cent gain requirement applies turns on the date the application was made, not the date of the decision. The two start dates, the transitional rules and the exemptions that matter most.
Dissolution features and shallow workings outside coalfields
Outside coalfield referral areas nothing prompts the ground stability question. Soluble rocks and non coal mine workings have to be identified by the applicant, through the desk study, geophysics and probing.
Obstruction angles and the early massing test
Drawing the 25 degree obstruction angle from a neighbour's lowest window tells a design team which windows need vertical sky component calculations and which do not, while the massing can still move.
Walkthrough: farm diversification to glamping pitches
An illustrative walkthrough of a farm diversification application for eight glamping pods, showing how landscape evidence and foul drainage decided the scheme and what conditions came with the permission.
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