What Are Specialist Planning Reports & When Are They Required?

Key Highlights

• Specialist planning reports provide in-depth assessments of a development’s potential impact on various environmental and technical aspects.
• These reports are often required for planning applications, especially for projects involving protected trees, flood zones, heritage assets, or potential contamination.
• They are prepared by qualified specialists with expertise in areas like arboriculture, ecology, flood risk assessment, and heritage conservation.
• The information in these reports informs planning decisions, ensuring that developments meet necessary standards and regulations.
• Failing to provide required specialist reports can lead to delays in the application process, requests for further information or even planning refusal.

Introduction

Navigating planning applications for building projects can be tricky. However, specialist planning reports offer useful information for applicants and building control. These reports give detailed information about specific parts of your project. They are important for ensuring that your project follows all the required rules and standards.

Understanding Specialist Planning Reports

Specialist planning reports are important documents created by skilled professionals in certain areas. These reports look at how a new project might affect the environment, infrastructure, or cultural heritage. Local planning authorities often need these reports for planning applications. This helps make sure that any developments are done in a safe and responsible way.

These reports can cover many topics like trees, ecology, flood risks, archaeology, and more. Depending on your project’s type and location, you might need to include one or more specialist reports with your planning application.

Definitions and Types of Specialist Planning Reports

A specialist planning report looks at a particular part of your proposed development. It aims to find any possible risks or problems that need attention before the project can go ahead. These reports are organised in a set way. They usually include an introduction, a method statement that describes the approach taken, the findings from the assessment, and suggestions for fixing issues or taking further steps.

Common types of specialist reports are arboricultural surveys and tree reports. These are for projects that involve trees on or near the site. Other reports include flood risk assessments, ecological surveys that check how the project affects local wildlife, heritage statements that assess the impact on historical sites, and transport assessments.

Each report type focuses on a separate area of expertise. This way, it ensures that any impacts related to that area are looked at closely and resolved.

The Importance of Specialist Reports in Planning Applications

Local authorities need special reports to help them make better decisions on planning applications. The application process depends on these reports to show that the new development has thought about possible impacts. They also need to have good methods to reduce those impacts. This helps ensure that the developments follow local and national planning policies without causing harm to the environment or the community.

Having a report from an expert can increase the likelihood of your planning application being approved. It demonstrates to local authorities that you have worked to find and fix potential problems. This can make the planning process smoother and more successful.

In addition, the knowledge from these expert reports can help you improve your project plans from the start. This may save you time and money and help you avoid difficult changes or appeals later.

The Role of Specialist Reports in the Planning Process

Specialist reports are very important in the planning process. They help local authorities by turning complex technical ideas into clear and simple information. This makes it easier for planners to understand what possible impacts there could be and how to reduce them.

Having this clear information helps deal with challenges early in the planning phase. This leads to better decisions and makes the development process smoother.

How Specialist Reports Influence Planning Decisions

Specialist reports give useful recommendations based on evidence. These recommendations can greatly affect planning decisions. For example, a flood risk assessment shows if a new project might face flooding. It also suggests ways to reduce that risk. A report on a heritage asset may propose design changes to protect its historical value.

Specialist planning reports play a critical role in ensuring that construction projects adhere to local and national planning policies while minimising negative impacts on the environment and community. By providing clear and concise information to local authorities, these reports increase the chances of planning applications being approved and help streamline the overall process.

Expert reports not only assist in addressing potential issues upfront but also contribute to enhancing project plans early on. This proactive approach can ultimately save time, money, and prevent complications down the line, making for a more efficient planning process.

Taking this proactive step towards possible challenges helps to gain trust with local authorities. This makes the planning process smoother and more successful.

What If You Don’t Supply or DIY The Specialist Reports?

Submitting a planning application without the right specialist reports, or trying to do it yourself, can slow down your project a lot. Local Authorities need useful information from qualified experts. This information helps them make sure everything follows the rules and keeps the local environment and community safe.

If you don’t provide these reports, your application might be seen as incomplete. This could lead to delays because they will ask for more information. As a result, you may face added costs and a longer waiting time for a decision.

Local authorities may reject applications that lack proper specialist reports, especially if they think there might be negative impacts on the environment or local community. It’s always a good idea to talk to a qualified town planner and hire qualified experts if you are advised to do so. This way, your application will be strong and have the best chance of success.

When Are Specialist Planning Reports Required?

Whether or not you need a specialist report depends on a few things. This includes where your project is located, how big it is, and how it might affect the nearby environment. For instance, if you are building close to trees, you will probably need an arboricultural report. If there is wildlife such as birds, bats or any protected species at the site you may require specialists to conduct surveys and report the findings.

Biodiversity Net Gain (BNG) is now mandatory for most new build development projects from 1 dwelling and above. Or an unknown number of dwellings on a site less than 0.5 hectares, and commercial developments with less than 1,000 square meters of floor space or a total site area below 1 hectare.

It is important to bear in mind that the local planning authority can request any additional information or specialist reports at their discretion during the application process even if they would not normally be required. Where our town planner feels a request is unreasonable we will challenge the request. However, ultimately it is the planning authority that determines what reports are required.

Talking to a planning consultant early on can also help you figure out what reports your project may need.

Identifying the Need for Specialist Reports in Your Project

It’s very important to find out what reports you need for your project before you start or make any large commitments to begin the project in case the reports negatively impact the feasibility or add prohibitive costs to the project.

By checking your site plan for any possible challenges it may be possible to identify any reports that will be required. This includes protected trees, bodies of water, or being close to historical buildings. Recognising these factors can show whether you need expert help. Also, know the local situation. If your project is in a designated area like a conservation area or a flood risk zone reports are more likely to be required.

Talking with your local planning authority or a qualified town planner before you apply can really help. They can explain what reports are necessary for your new development. This makes sure you are ready for the application process. By identifying and adding these reports into your application, you show that you care about responsible development. This can help your planning process go smoothly and successfully.

Legal and Regulatory Requirements for Specialist Reports in the UK

The UK has a robust planning system with various legal and regulatory frameworks governing development projects. These regulations vary across England, Wales, Scotland and Northern Ireland, with each region having specific requirements for specialist reports.

Local authorities play a key role in enforcing these regulations and determining the specific reports required for a particular project. The table below illustrates some common types of reports and the legislation that often necessitates them:

List of Specialist Report Types For Planning Applications

Below is a list of some of the more common types of surveys and specialist reports that may be required to support an application. These reports could be required for any development, not only large-scale developments. For example, even a simple loft conversion might need a bat survey or a dropped kerb may need a parking survey.

1. Environmental Impact Assessment (EIA): Assesses the potential environmental impacts of the proposed development and identifies mitigation measures.
2. Transport Assessment/Statement: Evaluates the impact of the development on local transport networks and proposes mitigation measures if necessary.
3. Parking Survey/Assessment: Provides an analysis of existing parking capacity and usage in the area, assesses the impact of the proposed development on local parking demand, and identifies potential measures to address any anticipated parking issues or deficiencies.
4. Flood Risk Assessment: Assesses the potential flood risk to and from the development site and proposes mitigation measures.
5. Ecological Appraisal/Survey: Assesses the impact of the development on local ecology and biodiversity.
6. Heritage Impact Assessment: Evaluates the impact of the development on heritage assets, such as listed buildings and conservation areas.
7. Archaeological Assessment: Assesses the potential impact of the development on archaeological remains.
8. Tree Survey/Arboricultural Impact Assessment: Evaluates the impact of the development on existing trees and proposes measures for their protection.
9. Noise Impact Assessment: Assesses the potential noise impact of the development on surrounding areas and proposes mitigation measures.
10. Air Quality Assessment: Evaluates the potential impact of the development on local air quality and proposes mitigation measures.
11. Sustainability Statement: Outlines how the development will achieve sustainability objectives, including energy efficiency and the use of renewable resources.
12. Contaminated Land Assessment: Assesses the potential for contamination on the development site and proposes remediation measures if necessary.
13. Geotechnical/Soil Investigation Report: Evaluates the ground conditions on the development site and assesses any geotechnical issues.
14. Landscape and Visual Impact Assessment: Assesses the impact of the development on the landscape and visual amenity of the area.
15. Sunlight/Daylight Assessment: Evaluates the impact of the development on sunlight and daylight levels for existing and proposed buildings.
16. Utilities Statement: Provides information on the availability of utilities and infrastructure to support the development.
17. Statement of Community Involvement: Describes the engagement with local communities and stakeholders in developing the proposal.
18. Travel Plan: Sets out measures to promote sustainable transport and reduce the reliance on private cars.
19. Waste Management Plan: Details how waste generated by the development will be managed and disposed of.
20. Health Impact Assessment: Assesses the potential impact of the development on public health and well-being.
21. Affordable Housing Statement: Outlines the provision of affordable housing within the development.
22. Lighting Assessment: Evaluates the impact of the proposed lighting on the surrounding area.
23. Viability Assessment: Provides a financial appraisal of the development to assess its viability, often used in relation to affordable housing and other obligations.
24. Fire Strategy Statement: Details the fire safety measures and strategies incorporated into the development.
25. Operational Management Plan: Describes how the development will be managed and operated once completed.
26. Biodiversity Net Gain (BNG) Assessment: Measures the biodiversity value of a site before and after development and outlines plans to achieve net gains in biodiversity.
27. Wildlife Surveys/Reports: Includes surveys and reports on the presence and conservation status of protected species and habitats, such as bats, birds, great crested newts, reptiles, otters, water voles, badgers, birds, and hazel dormice.

If you require a third-party specialist to carry out one or more of the above assessments and produce a detailed report on the findings it may add significant cost and delay to your project. With this in mind, it is always advisable to begin any project with a planning appraisal or a pre-application to identify whether any specialist reports are likely to be required.

If you require any specialist reports outside the scope of architectural design or town planning that we can’t provide in-house we may be able to refer you to one of our partners.

Preparing for and Obtaining Specialist Planning Reports

After you find out that you need specialist reports, the next step is to pick qualified professionals or companies to do the assessments. Make sure the experts you choose have the right credentials, experience, and know the local area related to your project and where it is.

It’s important to give clear instructions and complete background information to these specialists. This should include any site plans, surveys, and your development ideas.

Selecting the Right Specialist for Your Report

Choosing the right expert for your planning report is very important. Look for professionals or companies that have a good history in the relevant field. Being a member of professional groups, having good client reviews, and showing relevant case studies can show that they are a reputable expert.

It can also help if your expert has worked on similar projects in your area. Knowledge of local planning rules, environmental concerns, or historical details can be very useful during the review process.

When you pick a specialist, it’s a good idea to talk about how they work, how long it will take, and the costs at the start. This helps everyone understand better and makes it easier to plan the project effectively.

Timeline and Costs: What to Expect

In many cases, you will need a set of architectural drawings for the relevant specialist to assess before they can provide you with a quote. The time needed to create a specialist planning report depends on three main things. These include how complex the assessment is, the specialist’s availability, and the time of year. Simple reports, like a tree survey, can be done in a few weeks. More complicated assessments, such as ecological surveys that have to be done at certain times of the year, might take several months.

It’s a good idea to get a clear timeline from the specialist you choose. When you ask for a quote, confirm what it includes. Does the quote cover site visits, report writing, and VAT? Ask for a cost breakdown, clear terms and a payment plan. This helps prevent surprises and allows for better budget planning for your project.

For example, if you reach out to a specialist in August about a project and get a fee proposal through email, be sure to check if the price is valid for a certain amount of time.

Conclusion

Specialist planning reports are important for the success of planning applications. They provide expert insights and analysis that can greatly affect planning decisions. It is important to know when you need these reports to follow legal and regulatory rules correctly. Picking the right expert for your report is key. You should also understand the time and costs involved to get good reports. Ignoring this or doing it yourself may cause problems in the planning process. To make your project easier and improve its chance of approval, spending on specialist planning reports is a smart choice.

Frequently Asked Questions

What makes a planning report a ‘specialist’ planning report?

A ‘specialist’ planning report is more detailed than a general planning report. It looks close at a specific area, such as an arboricultural survey or a structural integrity check. These reports use a clear method statement to guide their evaluations and offer expert advice.

Can I proceed with my planning application without a specialist report if it’s recommended?

Submitting your planning application without the suggested specialist reports is not a good idea. Local Authorities rely on the useful information in these reports. This information helps them make smart choices and ensure your project follows building control and other rules.

How do I find a reputable specialist for my planning report?

Finding a good specialist in the UK can include a few options. You can check our partner’s page to see if any of our specialist reports partners may be able to help. Alternatively, you can use search engines or directories and contact companies of your choice.

What are common mistakes to avoid in specialist planning reports?

A common mistake is not giving enough detailed information about the current site. This is especially important for protected things like vegetation that falls under a TPO or rules for the designated area. Make sure your specialist has all the details they need to create a complete report.