PlanScope Blog – Page 326
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 326
8763 articlesOdour assessment for a hot food takeaway
Odour is the ground applicants control most directly on a takeaway application. Here is how the control level is reached, what the filtration train looks like and where discharge points fail.
Registered parks and gardens: the consultation trigger
There is no registered park consent. What registration brings is designated heritage asset status and a statutory consultation that catches development in the setting as well as the site.
Schedule 3 SuDS approval: where the law stands and what to do now
No SuDS Approving Body exists in England and the automatic right to connect survives. Here is what actually controls drainage design now, and what changes if Schedule 3 is brought into force.
Play space and child yield thresholds
Two schemes of the same size can attract very different play space obligations. Here is how child yield is calculated, what counts as playable space and how maintenance gets secured.
Class MA after the removal of the size and vacancy limits
A whole commercial building can now convert to housing under Class MA while still occupied. The two year use test, natural light and the levy in-use rule are what decide schemes now.
Overshadowing studies: what an officer expects to see
Shadow plots, sun hours plots and a table of sunlit areas, built on a model that includes the fences. Here is what an overshadowing study should contain and where they go wrong.
Circular economy statements and what they require
Material flows, not principles. Here is what a Circular Economy Statement has to demonstrate, how the bill of materials is built, and how it differs from a site waste plan.
Diffusion tube monitoring for a planning application
Diffusion tubes are simple to deploy and easy to misuse. Relevant exposure, bias adjustment and annualisation are the steps that make monitoring data usable in an air quality assessment.
Listed building enforcement and the criminal offence
Section 9 of the 1990 Act makes unconsented works to a listed building an offence regardless of intent, and listed building enforcement notices are not time limited.
Water neutrality: what applicants have to show in affected areas
In affected water resource zones a scheme has to cut per person water demand and offset what is left, with the offset secured before permission can be granted.
Nutrient neutrality and the schemes it catches
Geography and overnight population decide whether nutrient neutrality applies, not scheme size. Here is what gets caught, what goes into a nutrient budget and how mitigation is secured.
The 2020 Use Classes reform and what it actually changed
The September 2020 reform created Class E, F1 and F2 and pushed pubs, takeaways and cinemas into sui generis. Two things survive it: restrictive conditions and the sui generis list.
The two hour sunlight test for gardens and amenity space
The BRE garden sunlight test is short: half the area, two hours, 21 March, and a 0.8 factor for the change. Here is how it is modelled and how to design a scheme that passes.
Whole life carbon assessment scope under the RICS standard
Upfront, embodied and whole life carbon are three different totals. Here is how the RICS standard scopes them, and the four alignment errors that get assessments sent back.
Construction dust risk assessment under IAQM guidance
Screening distances, dust emission magnitude, area sensitivity and risk categories: the IAQM construction dust method, and how the mitigation ends up in planning conditions.
Shopfronts in conservation areas: consent and evidence
Permitted development does not cover shop front alterations, and conservation area duties raise the bar. Here is the consent trio, the recurring refusal reasons and the evidence pack that gets a decision.
Basement development and flood risk: the tests to satisfy
The flood risk vulnerability class decides most basement schemes before any modelling starts. Here is how the Sequential Test, the Exception Test and groundwater evidence fit together.
Part 4 Class A: site huts and temporary construction buildings
Site compounds are permitted development under Part 4 Class A of the GPDO, but only while the operations run, only on the site or land sharing a boundary, and only once the operations have permission.
Nationally described space standard: when it applies
Minimum floor areas, bedroom sizes and storage for new homes in England only bite where a council has adopted the standard in its local plan, or where permitted development carries it as a condition.
Planning Gateway One and the Fire Statement requirement
Gateway One brings fire safety into the planning application for taller residential buildings. Here is which schemes are caught and what the Fire Statement must cover.
Annual probable sunlight hours explained
Annual probable sunlight hours is the measure councils use to judge loss of sunlight to a neighbouring window. Here is what it counts and which windows it applies to.
Designing now for the Future Homes Standard
The Future Homes Standard changes the heating and fabric decisions taken years before completion. Here is what to lock in now and what to leave flexible.
Damage cost contributions for air quality mitigation
Damage cost contributions turn tonnes of pollutant into pounds. Here is how the calculation works, where councils apply it correctly, and how to test a request that looks like a tariff.
Demolition in a conservation area: when permission is needed
Conservation area consent was replaced in 2013 by a requirement for planning permission for relevant demolition. Here is what that covers, what is excluded and what the application needs.
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