PlanScope Blog – Page 49
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 49
9559 articlesBudgeting a noise survey: duration, equipment and attended periods
Noise survey quotes diverge on duration, attended hours and whether modelling is included. How to write a brief that makes quotations comparable.
Consenting a shisha lounge or outdoor smoking shelter
Smoke-free law needs open sides, amenity policy wants containment. How to resolve that in the drawings, and what the council will condition.
Extension of time against a fresh application for a lapsing consent
Time limit conditions cannot be extended by application in England. What counts as a material operation, why condition precedents defeat token starts, and when to reapply instead.
Called-in applications under section 77
A call-in moves the decision from the council to the Secretary of State without a new application. The criteria, holding directions, the inquiry procedure and what it costs in time.
Grampian condition against securing the same thing by obligation
Negative conditions cannot require money, land or rights, and obligations cannot bind a party who will not sign. How to pick the mechanism before the committee report does it for you.
Ancillary and incidental use distinguished
Incidental and ancillary are different planning tests doing different jobs. Where each applies to garden buildings, annexes, home working and farm shops, and when permission is needed.
Reserved matters: the second chance to comment
Outline permission fixes the principle, not the detail. Which of access, appearance, landscaping, layout and scale you can still influence, and when to write in.
Retrospective application against appealing on ground (a)
Two ways to regularise unauthorised development, with sequencing traps in sections 70C and 174(2A). Which route to pick before and after an enforcement notice lands.
The planning unit and how it is identified
Materiality is judged against the planning unit, so the unit has to be fixed first. The three categories from Burdle, the occupation and separation tests, and the consequences for enforcement and certificates.
Drawings: the one thing a drafting tool cannot produce
A drafting tool can write the statement. It cannot measure your house. Which drawings a planning application needs, and the order to produce them in.
Budgeting an arboricultural package stage by stage
A tree package is four commissions at four points in a project. Commission the survey before the layout and the rest costs less.
Habitat distinctiveness in the biodiversity metric
Distinctiveness belongs to the habitat type, condition to the parcel. Get the classification wrong on the baseline and everything downstream is wrong too.
Use class F1 against F2 and which applies to a hall
A hall can sit in F1 or F2 depending on who uses it. The classification decides what you can change without permission, and the bookings diary is the evidence.
Non-material amendments and the absence of consultation
A section 96A amendment changes approved plans with no site notice and no neighbour letters. How to find them and what the limits on them are.
Factual errors that recur in drafted flood sections
Drafted flood sections fail on inputs, not prose. The wrong map, the wrong vulnerability row and the wrong allowance band are the three that repeat.
Class Q prior approval or a full barn conversion scheme
Class Q converts an agricultural building within defined limits and refusal grounds. A full application frees the design and reopens the countryside policy test.
Budgeting a topographical survey and what to specify
A survey tied to Ordnance Datum and the national grid carries a scheme through planning, drainage and highway design. An arbitrary datum means paying twice.
Planning permission for a go-kart or motorsport track
A karting or practice circuit stands or falls on noise character and the days of use offered. The 14 day temporary right supports a hobby, not a business.
Urban creep allowance in a drainage calculation
Urban creep adds an uplift to impermeable area for future paving and extensions. It sits alongside the climate change allowance, not instead of it.
Lobbying councillors on a planning application
Councillors may hold and express views on an application. Asking one to promise a vote is the fastest way to lose them from the committee.
Where drafting tools fit in an architect's fee structure
Design and access statements and planning statements usually sit inside a drawing fee. Naming them, pricing verification and excluding third party reports fixes that.
Daylight standards and hotel bedrooms
Hotel bedrooms are transiently occupied Class C1 space, so residential daylight criteria do not transfer. Aparthotels are where the argument gets difficult.
Judicial review or the statutory planning appeal route
A section 78 appeal asks whether a decision was wrong. Judicial review asks whether it was lawful. Who can use each, and what each can actually deliver.
Budgeting biodiversity net gain: on-site or units
A net gain budget has four lines: on-site creation, 30 year management, off-site units and statutory credits. The structure transfers between schemes even when prices do not.
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