PlanScope Blog – Page 309
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 309
8906 articlesReports needed for a drive through coffee unit
A drive through unit needs queue length evidence, an order point noise assessment and, outside a centre, a sequential test. The document pack and what each report has to answer.
Validation checklist: national and local requirements
The national requirements come from the procedure order and cannot be waived. Local lists are published by each authority and must be reasonable and current. How to build a pack that validates.
Discharging surface water to a highway drain
The pipe under the road belongs to the highway authority and was sized for the carriageway. How to seek consent, what flow restriction to design for and how to evidence that infiltration was tested.
Ministry of Defence safeguarding and technical site zones
Deposited safeguarding maps require councils to consult the Ministry of Defence on specified development. What the zones cover, why radar objections reach so far, and how mitigation is agreed.
Grain stores and drying plant: noise and the neighbours
The store is usually permitted development. The drying plant is where complaints start, because it runs through the night in low background conditions. How the assessment and the mitigation work.
Rights of light or a daylight and sunlight assessment
A right to light is a private property right measured by sky factor and enforceable by injunction. Planning amenity is a material consideration measured by BRE guidance. Both run on the same scheme.
Enforcement notice: what it contains and how to appeal
Section 172 enforcement notices must specify the breach, the steps and the effective date. The seven statutory grounds of appeal, the evidence each needs and what happens if the deadline is missed.
Brownfield land registers and how a site gets on one
Every English authority keeps a brownfield land register. Part 1 records suitable previously developed land, Part 2 grants permission in principle. How to get a site considered and what follows.
Temporary campsites under Part 4 Class BB
Class BB of Part 4 allows a temporary recreational campsite subject to prior approval. The day and pitch limits, the excluded land, what the council assesses and the licensing that runs alongside.
Groundwater flooding where the maps show nothing
Flood zones cover rivers and the sea, not a rising water table. Where the evidence for groundwater risk comes from, how to monitor it and what lead local flood authorities expect to see.
How an Air Quality Management Area is declared and revoked
An Air Quality Management Area is declared by order where a national objective is unlikely to be met at a place of relevant exposure. What that changes for an application, and why boundaries move.
Daylight to schools, nurseries and consulting rooms
Schools, nurseries and health buildings are daylight receptors with their own targets and occupancy hours. Which rooms count, which tests apply and how to report the result.
Solar canopies and roof arrays over farm buildings
Class J covers solar equipment on non-domestic buildings within tight dimensional limits. A canopy over a yard is a separate structure needing permission, and roof capacity decides whether either is deliverable.
Basement Impact Assessment or Geotechnical Assessment
A Basement Impact Assessment is a planning document about effects on neighbours, groundwater and stability. A Geotechnical Assessment is an engineering document about design parameters. Most basement schemes need both.
Painting a house: when a repaint needs permission
Class C of the GPDO permits exterior painting, with one exception for advertisement. Article 4 directions and listed building consent are the two other reasons a repaint needs permission.
Breach of condition notice: how it works and why it bites
Section 187A notices require compliance with a planning condition and carry no appeal to the Planning Inspectorate. The compliance period, the statutory defences and the routes that remain open.
Optional technical standards: M4(2), M4(3) and space
M4(2), M4(3), the nationally described space standard and the tighter water standard apply only through an adopted local plan policy. What that policy must show and how the conditions work.
Reservoir inundation areas and what they mean for a site
A mapped reservoir inundation extent does not change the flood zone or the sequential test. What it does change is the residual risk chapter and, for vulnerable uses, the evacuation strategy.
Checking whether a made neighbourhood plan applies
Once a neighbourhood plan is made it forms part of the statutory development plan. How to confirm the area, check the status and deal with policies that conflict with the local plan.
Courtyard geometry and daylight in perimeter blocks
Daylight in a perimeter block courtyard is settled by massing geometry. Obstruction angles, re-entrant corners, reflectance assumptions and how to report the units that fall short.
Reservoirs and irrigation storage on farms
A winter fill irrigation reservoir sits outside agricultural permitted development and needs a full application. The safety regime, the abstraction licence and the evidence councils ask for.
Checking National Park and National Landscape boundaries
National Park and National Landscape boundaries are published datasets you can check in minutes. What the designation changes, who determines the application, and how to evidence the position.
Site Waste Management Plan or Waste Management Strategy
A Site Waste Management Plan covers construction and demolition arisings. A Waste Management Strategy covers the bins, stores and collection routes the finished building needs. They are assessed by different teams.
Tilted balance: when the presumption in favour applies
The tilted balance is engaged where the most important development plan policies are out of date. The trigger, the protective policies that switch it off, and how inspectors weigh the balance.
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