PlanScope Blog – Page 67
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 67
9525 articlesTelecommunications apparatus under Part 16 explained
Part 16 grants permitted development rights to electronic communications code operators. The council may only consider siting and appearance, and it has 56 days before deemed consent applies.
Who may sign a biodiversity gain plan
A biodiversity gain plan is submitted by the developer and approved by the local planning authority. The competence question sits one level down, on the statutory metric and the condition assessment behind it.
Checklist for responding to planning objections
An applicant's response to objections is a sorting exercise first. Answer the material points with dimensioned evidence, acknowledge private law issues in one neutral sentence, and offer conditions where you cannot prove a point.
What drives the cost of a basement impact assessment
Ground investigation and monitoring dominate basement impact assessment fees, not the writing. A single-storey basement within the existing footprint can end the process at the screening stage.
Planning permission for a rowing club boathouse
Boathouse applications turn on whether the building counts as water-compatible development. That classification keeps a functional floodplain site arguable, and the brief is what puts it at risk.
Reports needed for a stadium floodlight upgrade
Replacing stadium floodlights is rarely maintenance. The documents that decide the application are an obtrusive light assessment for the right environmental zone, an ecology appraisal and a structural check on existing columns.
Validation: national and local list requirements compared
The national validation tier comes from statute and applies everywhere. The local tier is whatever your authority has published, and it can be challenged on reasonableness and relevance.
Hard surfaces and driveways under Class F
A front driveway is permitted development only if it is no more than 5 square metres, made of porous materials, or drains to a permeable area in your own garden.
What to ask a consultant before you appoint them
Ask who writes the report, what the fee excludes, how many revision rounds are included and what insurance the firm carries. Get all four answers in writing.
Checklist for handover of planning documents at completion
The planning file handed over at completion is what a buyer's solicitor asks for years later. Here is the index, and the records that are hardest to recreate.
What drives the cost of a coal mining risk assessment
The desk study is the modest part. Mine entries, zones of influence and intrusive drilling are what move a coalfield site budget and programme.
Permission for a street food market in a car park
A regular street food market needs permission, because the temporary use allowance for markets is only 14 days a year. Ask for a fixed term and build a record.
Reports for a commercial glasshouse and packhouse
A commercial glasshouse needs a full application. Supplementary lighting and the visual effect of large glazed spans decide most of these schemes.
Permitted development rights: how they are removed
Permitted development rights can be withdrawn by an article 4 direction, a planning condition or the Order itself. Removal means you apply, not that you cannot build.
Roof extensions and dormers under Class B
A rear dormer can be permitted development, but the volume allowance is cumulative against the original roof and the 20 centimetre eaves set-back catches most breaches.
Independent audit of a technical report and who pays
An independent audit is commissioned by the authority, carried out by its appointed consultant and paid for by you. Here is how the process and the costs work.
Checklist for a tree works application under a TPO
TPO applications are free and decided in eight weeks, but vague descriptions get them refused. Here is the evidence that gets consent granted as proposed.
Costing a water neutrality offset where policy requires one
Water neutrality cannot be met by efficient fittings alone. Here is how the demand calculation works and what drives the cost of offsetting the shortfall.
Permission for a GP surgery extension
A surgery extension is a full planning application, and parking decides most of them. How to model demand from the appointment system and handle plant and waste.
Reports for a rural wedding barn and marquee field
A farm wedding venue needs noise, access, drainage, lighting and ecology evidence. Dispersal noise is the issue that refuses these applications.
Zone of theoretical visibility: what a ZTV shows
A zone of theoretical visibility is a geometric screening tool, not evidence of visual harm. Here is what it shows, where it comes from and how inspectors treat it.
Side extensions under Class A: width and height limits
A permitted development side extension has to be single storey, no more than 4 metres high and no wider than half the original dwellinghouse. Here is how each limit works.
Competence for a site waste management plan
Site waste management plans stopped being statutory in 2013, so the competence test is practical: waste hierarchy, duty of care and real contractor input.
Checklist for a demolition prior notification submission
A demolition prior notification is narrow by design. The authority can consider only the method of demolition and the proposed restoration of the site.
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