PlanScope Blog – Page 289
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 289
9074 articlesHow previous extensions count against your allowance
The original dwellinghouse is the house as it stood on 1 July 1948, or as first built. Every enlargement since counts, whoever built it and whatever consent it had.
Party wall surveyors and planning: different roles
Planning permission decides whether development is acceptable. The Party Wall etc. Act 1996 decides whether you may build against or excavate near a neighbour structure. Neither replaces the other.
A householder appeal on the twelve week route
Householder appeals must be lodged within 12 weeks of the decision notice, and nothing can be added afterwards. Everything you rely on goes in with the appeal form.
Schedule 1 against Schedule 2 EIA development
Schedule 1 makes assessment mandatory. Schedule 2 thresholds only decide whether the screening duty arises, and in a sensitive area those thresholds fall away entirely.
Planning permission for a film studio in a warehouse
A studio mixes stages, workshops and offices, so no single use class fits. Most councils treat it as sui generis, which makes the condition schedule the document that matters.
Documents for extending a listed building
An extension to a listed building needs two consents and a far heavier document set than a standard householder application. The significance assessment sets the scope for everything else.
Impact risk zone: the SSSI consultation trigger
Impact risk zones tell a council when to consult Natural England about a site of special scientific interest. The zone restricts nothing by itself, but it changes what your application needs to carry.
Applying the setting assessment steps in practice
Most setting assessments skip the step that matters: saying what the surroundings contribute to significance before the proposal is introduced. Here is how to work through all five.
Off-site biodiversity units and statutory credits
Off-site units and statutory credits are the last two tiers of the biodiversity gain hierarchy. Spatial risk multipliers mean the lowest listed price rarely buys the lowest cost per delivered unit.
Removing an important hedgerow: the notice procedure
Countryside hedgerow removal runs on a notice, not an application. Serve it, wait 42 days, and check whether the hedgerow meets the Schedule 1 importance test first.
Designated land and householder permitted development
Designated land does not remove permitted development wholesale. It removes named rights in Part 1: dormers, side extensions, two storey rear extensions, cladding and the larger home extension route.
Conflicts of interest for planning consultants
A conflict is manageable if you spot it, disclose it in writing and obtain informed consent before working. Some conflicts cannot be consented away at all.
A statement of case for a written representations appeal
In a written representations appeal the statement is your entire case. Structure it around the reasons for refusal, attach the evidence, and offer drafted conditions.
EIA screening opinion against a scoping opinion
Screening asks whether your scheme is EIA development. Scoping asks what the environmental statement must address. Different regulations, different deadlines, different submissions.
Planning permission for a clay shooting ground
A clay pigeon shooting ground can run for 28 days a year under permitted development, unless the land is in a SSSI. Past that, the application stands or falls on the noise assessment.
Which reports a twelve unit scheme adds
Ten dwellings is the major development threshold. A twelve unit scheme picks up affordable housing policy, lead local flood authority consultation, full biodiversity net gain and a 13 week determination period.
Development high risk area: coal mining legacy explained
Sites in a development high risk area need a coal mining risk assessment with the planning application. Here is what the designation records and what it changes on site.
How to get planning permission for a rural workers dwelling
National policy allows an isolated rural home where there is an essential need for a worker to live at or near their place of work. Councils refuse these applications on functional need and finances long before anyone looks at the drawings.
Documents for a new nursery in a residential street
Converting a dwellinghouse to a day nursery is a material change of use, and it turns on outdoor play noise and drop-off arrangements. Play noise falls outside BS 4142, which catches out consultants and applicants alike.
Twin tracking: running two applications at once
Once an appeal is lodged on non-determination the council loses jurisdiction, so an applicant with one application must choose between appealing and negotiating. Twin tracking removes that choice, at a price.
A schedule of drawings that officers can follow
The drawing schedule tells the validation officer what was submitted, tells the case officer which version they are assessing, and ends up as the legal content of the approved plans condition.
Tree preservation order against conservation area notice
Under a Tree Preservation Order the council has to say yes. For a tree in a conservation area, six weeks of silence is enough. The two regimes look similar and work very differently.
How to get planning permission for a climbing centre
Indoor climbing falls in Class E(d), so putting a centre into a warehouse is a material change of use. Employment land policy and evening parking evidence decide most of these applications.
Which reports an upward extension to a block of flats needs
Part 20 of the GPDO 2015 allows additional storeys on a block of flats through prior approval, but the matters the council may consider are wide enough that the evidence bundle looks like a full application.
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