PlanScope Blog – Page 276
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 276
9113 articlesGlint and glare assessment near an aerodrome
Glint and glare modelling predicts where reflections from panels or glazing will fall across the year, and pilots and controllers are the receptors that decide it.
Hydrogen ready heating and what planning can require
Planning conditions cannot require a building to burn a fuel that is not delivered to it, which limits what a hydrogen ready claim is worth at application stage.
Finding borehole and geology records for a site
A free hour with the national geological records usually tells you what the ground is likely to be, which is enough to write a sensible investigation brief.
From heads of terms to a completed section 106
Most decisions that slip past the statutory period are waiting on a deed, not on an officer. The delays are usually about title and parties rather than money.
Written ministerial statements in planning
Statements made to Parliament can change how applications are decided overnight, without a consultation and without touching the Framework text.
Permitted development rights for EV chargepoints
Most home chargepoints go in without a planning application, but the casing size, the upstand height and the distance to the highway all have limits.
Asking the council to serve a section 215 notice
Section 215 lets a council require steps to remedy land whose condition harms the amenity of the area. It is discretionary, so the request has to be built properly.
Getting a planning obligation released once complete
A spent section 106 still shows on the local land charges register until someone asks the council to cancel it, and buyers' solicitors will not ignore it.
Demolition method statements and structural stability
The stability case is the part of a demolition method statement that gets rejected, and it belongs to the structural engineer rather than the contractor.
The duty to cooperate and why plans fail on it
Section 33A of the 2004 Act obliges authorities and prescribed bodies to engage constructively on strategic matters. Unlike soundness, a breach cannot be fixed by main modifications.
Ammonia deposition from livestock near designated sites
Ammonia travels further than odour and is assessed against habitat thresholds rather than human receptors, so a unit can be screened in by a site 10 kilometres away.
Post-occupancy reporting conditions on major schemes
Reporting actual energy use after handover sounds simple until you find the building has no sub-metering that separates what you agreed to report.
Using the coalfield interactive map before you buy a site
The published coalfield mapping tells you in a minute whether a site sits in a development high risk area, which decides whether a coal mining risk assessment is needed at all.
Reserved matters: what layout, scale and appearance cover
The five reserved matters have statutory definitions, and the boundary between them decides what a council can still object to after outline permission is granted.
Checking title and ownership before you submit
Wrong certificates and short red lines cause most validation failures. What to order from Land Registry, what to overlay, and what the plan will not tell you.
Delegated decisions, committee and call-in
Most applications never reach committee. What the scheme of delegation does, how a ward member calls an application in, and what happens when members disagree.
Holding directions in planning and what they stop
A holding direction under article 31 restricts the grant of permission, not the refusal. What it means for a scheme awaiting a call-in decision.
Ground movement from piling next to existing buildings
Vibration that damages nothing still generates complaints. How piling method, damage categories and trigger levels are handled in a planning application.
Odour from a poultry unit: modelling and distance
England sets no statutory separation distance for intensive livestock. What decides a poultry odour case: ventilation discharge, muck storage and the cleanout peak.
MEES and EPC ratings on a conversion scheme
A conversion can be consented, built and still be hard to let. Where the minimum energy efficiency standard bites, and the design choices that decide the rating.
Reading a council planning register for site history
A planning register search costs nothing and usually changes the design. Where the useful material sits, and how to assemble a planning history that works.
What to do when an application is made invalid
Invalidation is administrative, not a decision on merits. The six items that cause most returns, how to respond, and the pre-submission check that prevents them.
Non-determination and the deemed refusal appeal
A missed determination deadline creates a right of appeal under section 78, not a deemed refusal. When to use it, and why waiting is often faster.
Grampian conditions as an alternative to an obligation
Negatively worded conditions deliver off-site works without a deed, but only if the trigger, the completion test and the drawing references are precise.
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