PlanScope Blog – Page 73
Practical guides to UK planning applications: which reports your council expects, permitted development, constraints, costs and how to prepare each document.
Articles – page 73
9515 articlesShared yards, servicing and refuse in a small parade
The officer's question is not whether your unit can be serviced. It is whether the yard can service your unit plus the others at the same time.
Walkthrough: a beer garden extension and noise conditions
Pub garden extensions are rarely refused on the garden. They are conditioned on the noise of people talking in it after dark, and the layout does more than the fence.
Certificate C and D: notice and advertising costs
Certificates C and D are the only ownership certificates that require advertising, and the newspaper notice decides your submission date rather than the other way round.
Lapsed permissions, withdrawn appeals and the route back
There is no extension application and no revival procedure for an expired permission. What you have is a fresh application on a site with a helpful planning history.
Reading a viability assessment as a community objector
A viability assessment is an argument, not an accounting exercise. National guidance puts the burden on the applicant, and every assumption in the document can be tested.
Energy assessor roles: who produces which calculation
The person who runs the compliance calculation and the person who designs the energy strategy are usually different people, and planning conditions are often drafted as though they were one.
Nutrient credits and what drives their price
A nutrient credit buys a legally secured, monitored reduction held for the lifetime of your development in the same catchment. Price follows from land value, duration and the budget calculation.
Smoke control shafts and plant space on planning drawings
The shaft takes area out of every storey and the plant takes a room at roof level with a louvre on an elevation. Neither appears in a concept design unless someone puts it there.
A self storage facility in a former retail warehouse
The building is already the right shape. What the application has to overcome is the loss of a retail unit, and the evidence that does it is a trip generation comparison.
Walkthrough: removing a protected tree for an access
A protected tree can usually be removed for an access, but rarely by applying to remove the tree. The route that works runs through a full planning permission.
Refusal where the development plan is out of date
The out-of-date plan argument is the most powerful move on appeal and the most frequently mishandled, because appellants assert the trigger rather than proving it.
Receptor sensitivity grading in an odour assessment
Two receptors with identical modelled exposure can attract different conclusions. Grading sensitivity receptor by receptor, with the reasoning recorded, is what makes an odour assessment defensible.
Objecting to a scheme on an allocated site
On an allocated site, objecting in principle gets logged and set aside. The objections that change schemes aim at everything the allocation left open.
What a licensed BREEAM assessor is allowed to do
A sustainability consultant can model, advise and write the strategy. Only an assessor licensed for the specific scheme and version can assess and certify, which changes how you plan the appointment.
What changes after planning at Gateway Two and Three
Planning permission on a higher-risk building settles the shape and little else. Gateway Two precedes construction and Gateway Three precedes occupation, and both are run by the regulator.
Betting shops, payday lenders and amusement arcades
Betting offices, pay day loan shops and amusement arcades sit outside the use classes, so there is no permitted change into them and no fallback use to rely on.
Converting a bank branch to a restaurant
The use change from a former bank to a restaurant often needs no application. The flue route, the shopfront, the basement escape and the vaults are what decide whether the scheme works.
Walkthrough: a roof terrace refused on overlooking
A flat roof over a rear extension is not free outdoor space. This illustrative walkthrough follows a roof terrace from refusal on overlooking through sight line sections to an approved revision.
Hazardous waste consignment costs on a demolition
On a demolition budget the line that moves most is the classification of the material, not the tonnage. Here is how consignment notes, tax bands and on-site reuse change the total.
Contamination refusals without intrusive investigation
A desk study that identifies a credible pollutant linkage and then stops can get an application refused outright. The gap is between what the report raised and what the application proved.
Travel plan targets and survey methodology that hold up
A travel plan target only works if someone can measure it later. Here is how to fix the baseline, the mode, the number and the date so the monitoring obligation can actually be discharged.
HMO refused for over-concentration: testing the count
Concentration refusals turn on data the council never compiled for the purpose. How to test the count address by address and answer the supporting reasons.
Obtrusive light calculations in a lighting assessment
An over-generous environmental zone makes everything else comply. What each obtrusive light calculation measures and the inputs a reviewer should insist on.
When a scheme is built differently from the approved plans
The drawings you objected to may not be the approved ones. How to check the register, report a departure usefully, and what remedies the council actually has.
Not sure which documents your council will ask for?
Enter your postcode and PlanScope recommends the right reports for your project, then drafts them in minutes.
Enter your postcode on PlanScope