Planning information Flashcards
What scale should location plans be drawn to?
Typically 1:1250 or 1:2500, but wherever possible the plan should be scaled to fit onto A4 or A3 paper
What information should a location plan contain?
Be based on an up-to-date amp. Should identify sufficient roads and/or buildings on land adjoining the site. Show clear redline boundary which covers all land necessary for the development (inc land required for visibility splays etc). Also show a blue line of landownership close to or adjoining the site
What are standard construction delivery times?
Typically between 8am and 6pm Monday to Friday. If work and deliveries do need to be carried out at the weekend, this will be limited only between 9am and 1pm, with no deliveries on Sundays or public holidays. Where possible deliveries should be timed so as to avoid the start and end of the school day: 8:00-9:00 and 15:00-16:00 Monday to Friday
What is a SAB application? & how long is the determination period for EIA projects?
A SAB (SuDS Approval Body) application is required by law in Wales for any construction plan with an area of 100 square meters or more. The SAB check proposals to ensure SuDS etc are in line with Welsh standards. The determination of SAB applications usually runs alongside determination of the planning application. For EIA sites, the SAB have 12 weeks to determine the SAB application
In what circumstances can a planning appeal be made?
A planning appeal can be made against a refusal of planning permission, or a non-determination appeal can be made if the application is not determined in the relevant statutory period, or other period agreed in writing between the LPA and applicant
How long do you have to submit an appeal?
It depends on the appeal type (e.g. householder appeals are different to Scruton) - for Lightrock proposals it is 6 months
How much does it cost to submit an appeal?
Nothing, it’s free!
How are appeals submitted?
They can be submitted online or using paper forms. Government website can save appeal form progress (don’t have to do it all at once).
What happens soon after an appeal is submitted?
PINS will check if it is valid and confirm. They’ll provide details of the start date, the procedure (e.g. hearing or public inquiry), and the name of the inspector (you can check their record on the PINS website)
Roughly how many appeals get refused?
Just over 70% - PINS more often agree with the LPA decisions
How many bands of planning inspector are there, and which is the most senior?
There are three bands of planning inspector (band 1, 2 and 3). Band 3 is the most senior (more likely to deal with complex cases/public inquiries). Band 1 more likely to deal with written reps
What evidence can planning inspectors consider regarding appeals?
Planning inspectors can only consider the evidence in front of them provided by the appellant and LPA (they cannot look online). Evidence that may be provided for their consideration includes NPPF paragraphs, specific local policies, gov docs, PPG etc.
What is the quickest and easiest way to appeal?
Written reps
What evidence do Inspectors consider when determining written reps appeals?
With written reps, inspectors can only base their decision based on written material provided by all parties. Inspectors will usually visit the site too.
What is the difference between “landscape impact” and “visual impact”?
Landscape impact is the impact on a landscape regardless of where the development can be seen. Visual impact is the impact on receptors (i.e. the people in dwellings and users of PRoWs), regardless of impact on landscape.
E.g. if a landscape is a high quality then a solar farm would cause a major “landscape impact”, but if it isn’t visually prominent from the public realm or houses then the “visual impact” would be low (or negligible in the case of not being visible at all), and vice versa.
A solar farm would have a low “landscape impact” if the quality of the landscape is poor, but if the Site is right in front of houses and/or PRoWs then the “visual impact” would be major
