PlanScope Blog – Page 340
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 340
8439 articlesVisibility splays: where x and y distances come from
The x distance is a setback, the y distance comes from measured traffic speeds. How to evidence a splay that the highway authority will accept.
Which reports for works to a Grade II listed house
Two consents, one evidence pack. What a Grade II listed house application needs, how to record significance properly, and the curtilage rule that catches owners out.
Nutrient neutrality vs water neutrality: two different rules
Two constraints, one legal route. What water neutrality and nutrient neutrality each measure, how the mitigation differs, and the evidence councils ask for.
Heritage at risk registers and your listed building
A local heritage at risk entry is evidence you can use. What councils record, how the deliberate neglect rule limits it, and the six documents a repair-led scheme needs.
Scoping a Transport Assessment with the highway authority
A scoping note agreed in writing sets the cost of the whole transport evidence base. What to propose, how to fix the committed development list, and what to do when the authority does not reply.
Which reports for a rear extension in a conservation area
Conservation area status changes the evidence you must supply for a rear extension more than it changes the size limits. Here is the pack that gets validated first time.
Prior notification: the 28 day agricultural and demolition route
Prior notification tells the council what you intend to build or demolish and gives it 28 days to require approval of a short list of details. Here is how the agricultural and demolition routes work.
Construction working hours conditions and site controls
Construction hours are set by condition, not by national law. What the standard wording covers, which management plans sit alongside it, and how to get an unworkable restriction varied.
Water efficiency policy: 110 litres per person per day
Part G sets 125 litres per person per day, and a planning condition can tighten it to 110. Here is how the standard is adopted, calculated and discharged.
Reserved matters on a self-build plot with outline consent
After outline consent come two separate applications: reserved matters and discharge of conditions. Here is what each needs, and the CIL paperwork you cannot fix later.
Nationally significant infrastructure and the DCO route
Power stations, motorways and reservoirs are decided nationally, not by the council. Here is how the development consent order process runs and the two dates that matter.
EV charging requirements for new homes in planning
Charge points for new homes come from building regulations, not planning, but local policies often ask for more. Here is what to design, condition and draw.
Which reports student accommodation schemes need
PBSA sits outside the use classes, so every scheme is judged on its merits. Here is the evidence base, from car-free management to daylight in single-aspect study bedrooms.
The retail impact test and the 2,500 square metre hurdle
Above the floorspace threshold, an out-of-centre proposal has to show it will not harm a defined centre. Here is what the test asks and how the arithmetic works.
Space standards: which councils apply the NDSS
The space standard only applies where a council has adopted it, except on permitted development schemes where it is national. Here are the figures and how to draw them.
Which reports a 60-bed care home application needs
A 60-bed home is major development on floorspace and site area, not on dwelling numbers. Here is the evidence base, and the two work streams that set the submission date.
Employment land safeguarding and what it stops you doing
Safeguarding policies resist the loss of employment floorspace and run on marketing evidence. Here are the tests, the Class MA gap, and the assessment that answers them.
Flats above shops: the amenity and access tests
Councils want empty space above shops in use, then refuse schemes on access, noise and amenity. Here is what those policies ask for and how to answer them on the drawings.
Which reports a 20 ha solar farm application needs
A 20 hectare array is Schedule 2 development, so screening and the soil survey come before the layout. Here is the evidence base and the order to commission it in.
Hot food takeaway: why it sits outside the use classes
Hot food for consumption off the premises is a use class of its own. Here is what that means for changing use, and the extraction, odour and health policy that decide the application.
Garden room and outbuilding rules beyond the GPDO
A garden office is incidental. A garden room with a bed and a kitchen is not. Here are the Class E limits, the local policies that decide applications, and how to get certainty.
Which reports a telecoms mast prior approval needs
A Part 16 submission is not a planning application. Here is what the council may consider, what the ICNIRP declaration does, and the visual evidence that decides the 56 days.
Class E: what one use class now covers
Movements inside Class E are not development, so a shop can become a gym without permission. Here are the sub-classes, the uses that dropped out, and the conditions that still bite.
Annexe planning policy: ancillary use and the condition
An annexe is either part of your house or a new dwelling. Here is the test councils apply, the condition they attach, and the design decisions that settle the answer.
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