PlanScope Blog – Page 66
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 66
9527 articlesCosting an overheating risk assessment under TM59
The modelling is a day or two of work. Settling the inputs and re-running after each facade change is where a TM59 fee actually goes.
Budgeting ground investigation across two phases
Drilling is rarely the biggest item. Gas monitoring visits spread over months and the laboratory schedule set both the cost and the programme of a phase 2 investigation.
Costing a BREEAM pre-assessment and the certification route
Only the pre-assessment is needed at planning stage. Registration, design stage and post-construction certification are charged separately, and construction evidence gathering is the cost most projects miss.
Permission for a restaurant terrace on the pavement
Removable tables on the public footway need a pavement licence. A terrace on your own forecourt is a planning matter. Most disputes come down to where the highway edge sits.
Permission for new gates and railings to a listed house
Boundary structures at a listed house are usually part of the listing, and permitted development rights for means of enclosure do not apply within the curtilage. Both consents are needed.
Permission for a basement cinema under a listed house
A basement under a listed building needs listed building consent, a structural method statement and usually a basement impact assessment. The statutory duty on harm decides most of these cases.
Reports for a traveller site with four pitches
A four pitch traveller site is a minor application with a major policy test. Need evidence, pitch separation and flood vulnerability decide most of these cases.
Reports for a micro hydro scheme on a weir
Micro hydro at a weir needs planning permission plus abstraction, impoundment and flood risk permits. The fish pass is often the costliest item, and it has to be settled before the drawings.
Reports for a student accommodation scheme of 200 beds
A 200 bed student scheme is a major application with two documents that have no equivalent on a standard residential pack: the institutional need case and the student management plan.
Receptor: who and what an assessment protects
Receptor is the third term in the source-pathway-receptor chain, and every discipline defines it slightly differently. Getting the list right is what makes the rest of an assessment defensible.
Reasonable worst case: what it means in assessment
An outline or parameter-based scheme still has to be assessed against something definite. Reasonable worst case is how that is done, and the parameters you fix decide whether the assessment holds.
Severance: when one permission cannot be built in parts
A planning permission is normally a permission for the whole development, not a set of independent parts. Here is what severance means, where the rule comes from, and how to check the position for a part-built site.
Article 4 directions: checking, scope and compensation
An Article 4 direction removes a permitted development right in a mapped area. Read the direction itself, check which classes it names, and claim the fee exemption on any application it causes.
Energy assessor competence for an energy statement
An accredited energy assessor produces the modelling for an energy statement. Reading the local policy and staging the hierarchy is a separate skill, and the gap between the two is where statements fail.
What verified views cost on a tall building scheme
Rendering a photomontage is quick. Surveying the camera position, registering the model to surveyed targets and documenting the chain is what makes a view verified, and what sets the fee.
Tennis court permission in a National Landscape
The playing surface can be made to disappear. A three metre enclosure in open countryside cannot, which is why fence colour, height and extent decide most tennis court applications in a National Landscape.
Reports needed for a church hall replacement
Rebuilding a church hall means answering three questions at once: the community facility replacement test, the setting of the adjoining listed church, and what lies under a churchyard.
Enabling development: the heritage exception explained
Enabling development permits development contrary to policy because it funds the repair and future of a heritage asset. The tests are demanding, and the deficit has to come from the building rather than the owner.
Veterinary practices: Class E or sui generis?
Consulting surgeries are usually treated as Class E. Boarding, catteries and dog day care sit outside the Use Classes Order entirely, so a practice doing both runs a mixed use with no fallback.
Paragraph W and how prior approval procedure works
Paragraph W is the procedure behind every Part 3 change of use needing prior approval. It sets the information required, the consultation duties, the 56 day deemed approval and the limits on conditions.
Who carries out a TM59 overheating assessment
TM59 overheating assessments are not reserved to any registered profession. What separates a usable report from a decorative one is the weather file, the openable area assumed and which units were tested.
What a wind microclimate assessment really costs
The cost of wind microclimate work is set by how many configurations go through the tunnel. Scoping the measurement points, the mitigation variant and the cumulative schemes decides the fee before anyone is appointed.
Planning permission for a farm micro distillery
A working still is a general industrial use, which rules out the agricultural conversion shortcuts. Odour abatement, trade effluent and HMRC approval of the spirit store shape the application more than policy does.
Consents for a scaffold gantry over the public highway
Hoardings and scaffolds sit inside Part 4 permitted development, but the licences that control them come from the highway authority under the Highways Act 1980, and hoarding graphics are a separate advertisement consent.
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