PlanScope Blog – Page 48
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 48
9560 articlesOpen space or play space: counting both on one site
Open space comes from a hectares per thousand population standard. Play space comes from child yield and an area per child. The two are counted differently and often overlap.
Quarry extension planning permission and borrow pits
Mineral applications are determined by the mineral planning authority against the minerals plan. Landbanks, dust and vibration limits, dewatering and restoration decide them.
The Finney principle and the limits of section 73
Finney v Welsh Ministers held that section 73 cannot be used to vary a condition where the variation conflicts with the description of development. The consequences start at application stage.
Reviewing a drafted Flood Risk Assessment before you send it
A drainage consultee checks four things first: the flood zone, the climate change allowance, the finished floor level and safe access. Here is how to review a draft against them.
Objecting when a neighbour's build will flood your garden
Surface water runoff is a material consideration, but an objection only works with levels, flow routes and dated evidence. Here is what to gather and what to ask the council for.
The 28 day rule for temporary use of land explained
Class B of Part 4 allows 28 days of temporary use each calendar year, with only 14 of those for markets or motor racing. Here is what counts as a day and where the right does not apply.
Air quality neutral or a full air quality assessment
Air quality neutral compares annual emissions against published benchmarks. A full air quality assessment models concentrations at sensitive receptors. A scheme can pass one and fail the other.
Film studio planning permission on a large site
Sound stage bulk, night-time external filming and crew parking peaks govern a studio campus application. Here is the evidence base and the conditions to expect.
Urgent works notices for listed buildings explained
Section 54 of the Planning (Listed Buildings and Conservation Areas) Act 1990 lets a council carry out works urgently needed to preserve a listed building and bill the owner. Here is what it covers and what it cannot do.
Habitat banks and the thirty year obligation
A biodiversity unit is only as good as the agreement and the funding behind it. What to check in a habitat bank before allocating units to a scheme.
Records to keep when an AI-assisted document is submitted
Nobody will ask who drafted the paragraph. They will ask what it was based on. The seven records to keep, and how to structure a source register.
Parking objections and parking stress evidence
Parking objections fail when they assert and succeed when they measure. The overnight survey method, the 85 per cent threshold and what to ask for.
Framework travel plan against a full travel plan
A framework plan commits to a process, a full plan commits to outcomes. Which one your scheme needs, and how each is secured.
Consenting a supported living or move-on accommodation scheme
The Use Classes Order never says supported living. How care and household arrangements decide the class, and what each classification costs.
Article 35 and the duty to give reasons
A decision notice has to give full reasons for refusal and for each condition. How to read them, use them in a resubmission and respond when they are inadequate.
Highway safety objections and the evidence that works
Highway objections succeed on measurements and fail on adjectives. What the highway authority assesses, and how to produce evidence it can verify.
What a BREEAM pre-assessment costs and what it commits you to
The pre-assessment is the inexpensive part. Where the real cost sits, which credits need other consultants, and why the condition wording decides your exposure.
Consenting a timber yard and sawmill
Timber processing is not agriculture and forestry rights will not cover a mill. The four controlling issues for a sawmill or timber yard application.
Why a drafted report cannot work out your planning fee
Fees are set by an uprated statutory schedule and depend on measurements no supporting document contains. How to work one out and record it properly.
Objecting to a section 73 variation application
Section 73 reopens the conditions, not the principle. How to check which protective conditions survive, and how to frame an objection officers can use.
The cost of an enforcement appeal under section 174
An enforcement appeal is free to lodge and expensive to run. Where the money goes by ground and by procedure, and why early compliance sometimes wins.
Consenting a concrete batching plant on an industrial site
Batching plants are acceptable in principle on employment land and refused on detail. The four controlling issues and how to evidence each one.
First Homes: the discount, the cap and the conditions
The price cap, not the headline discount, is what hurts in higher value areas. How First Homes are discounted, who qualifies, and what the obligation has to say.
Gas boilers in new homes and what policy now expects
There is no blanket national ban, but adopted policies increasingly rule out fossil fuel heating. How to read the policy, and what evidence supports a gas solution.
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