PlanScope Blog – Page 274
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 274
9117 articlesWho is competent to carry out a BS 4142 assessment
BS 4142 leans on the assessor's judgement at three points. Here is the competence, instrumentation and measurement record councils expect to see.
CIL relief for extensions and annexes to your own home
CIL relief for home extensions and annexes has to be claimed and granted before work starts. Here is the sequence, the clawback and why claims fail.
Carbon in the infrastructure a scheme has to build
Building-level carbon assessments leave out the roads, drainage and earthworks a scheme has to build. Here is how to set a boundary that holds up.
Hand car wash on a forecourt: drainage and effluent
Wash water is the issue that refuses hand car wash applications. Here is what the drainage, effluent consent and highway case need to show.
Fire Statement thresholds: when Gateway One applies
Article 9A of the DMPO requires a Fire Statement for relevant buildings at 18 metres or seven storeys. Here is how the measurement works and what it triggers.
Solar farms on agricultural land: the policy tests
Solar farm applications turn on land quality, views, restoration and the grid connection. Here is the evidence each of those four questions needs.
What drives the price of a Planning Statement
Planning Statement quotes vary widely because the research behind them does. Here is what drives the price and where you can reasonably do more yourself.
Crown development and the urgent Crown route
Most Crown schemes are ordinary applications to the council. Section 293A sends urgent development of national importance straight to the Secretary of State.
Demolition and rebuild under Part 20 Class ZA
Class ZA allows a detached commercial building or block of flats to be demolished and rebuilt as homes. Here are the gates most sites fail and the evidence needed.
Commenting on a planning appeal as a neighbour
Neighbours can write to the Planning Inspectorate when an application goes to appeal, usually within five weeks. Householder appeals work differently.
Arboriculturist qualifications for a BS 5837 survey
BS 5837 asks for an arboriculturist without naming a qualification. Here is what councils actually look for, and how to check the survey you have paid for.
The CIL commencement notice and what happens if you miss it
A missed CIL commencement notice costs instalment rights and up to £2,500 in surcharge, even where full relief applies. Here is the sequence and the fix.
All-electric new homes and the gas connection decision
Leaving gas out of a new housing scheme is a design decision that has to be evidenced at application stage. Here is what councils expect to see.
Microbrewery with a taproom: the sui generis trap
A taproom in the corner of a brewery creates a sui generis drinking establishment alongside an industrial use. Here is how to apply for it and what conditions follow.
CIL surcharges and how to avoid them
Community Infrastructure Levy surcharges punish paperwork failures, not underpayment. Here is what each one costs, when it bites and how to appeal within 28 days.
The rural exception site threshold and how it works
Rural exception sites release edge-of-village land for affordable homes in perpetuity. Here is how the threshold works and what makes a scheme deliverable.
Equestrian use: where agriculture stops
Grazing is agriculture. Keeping horses is not. Here is where the line falls, and what it means for stables, manege applications and livery yards.
Finding housing land supply and delivery test figures
The five year supply position and the Housing Delivery Test result decide whether the presumption applies. Here is where each is published and how to check it.
Making and confirming an Article 4 direction
Article 4 directions withdraw permitted development rights in a defined area. Here is how one is made, publicised and confirmed, and where compensation under section 108 still bites.
Active Travel England and the 150 unit consultation trigger
Active Travel England is consulted on major schemes at 150 dwellings, 7,500 square metres or 5 hectares. Here is what its assessment looks for and how to answer it before submission.
Checking whether the strategic road network is engaged
A site within 67 metres of a trunk road, or putting material traffic onto it, engages the national network operator. Here is how to test that and scope the transport work before it stalls.
How a CIL charge is calculated on a new dwelling
The Community Infrastructure Levy calculation turns on four inputs: the rate, the gross internal area, the existing floorspace deduction and the index. Here is how each one works.
Regulation 25 requests for further environmental information
Regulation 25 of the EIA Regulations 2017 lets an authority require further environmental information before determining an application. Here is how to answer one and how to avoid it.
Ordering sewer records and pre-development enquiries
Asset location searches and pre-development enquiries answer different questions. Here is how to order both, what the records do not show, and how the responses feed a drainage strategy.
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