https://thornburyplan.co.uk/ Making sense of planning, property and place en Sun, 08 Nov 2026 14:18:38 GMT https://thornburyplan.co.uk/biodiversity-net-gain-small-sites-gain-plan-2026/ https://thornburyplan.co.uk/biodiversity-net-gain-small-sites-gain-plan-2026/ Biodiversity net gain has applied to small sites since April 2024, yet the exemptions, the small sites metric and the credit market remain widely misread. This guide explains when the ten per cent obligation bites, how the national register and off-site units work, and how to sequence an ecology report so it does not become a post-submission panic. Thornbury Plan Planning Applications Sun, 08 Nov 2026 12:19:47 GMT https://thornburyplan.co.uk/vacant-shop-to-home-class-ma-due-diligence-2026/ https://thornburyplan.co.uk/vacant-shop-to-home-class-ma-due-diligence-2026/ An empty high street unit looks like the simplest conversion in the planning system. In practice, Class E to C3 permitted development is decided by vacancy periods, Article 4 directions, retail frontage policy and a fire strategy that is far easier to write before completion than after. Thornbury Plan Property Due Diligence Sun, 08 Nov 2026 12:19:47 GMT https://thornburyplan.co.uk/self-build-cil-exemption-ten-traps-2026/ https://thornburyplan.co.uk/self-build-cil-exemption-ten-traps-2026/ Self-build relief from the Community Infrastructure Levy can be worth tens of thousands of pounds, yet it is claimed and lost on procedure rather than principle. These ten traps — from commencement notices to annexes and apportionment — are the ones that most often turn a modest project into a full levy bill. Thornbury Plan Property Due Diligence Sun, 08 Nov 2026 08:19:30 GMT https://thornburyplan.co.uk/village-green-application-evidence-and-timing-2026/ https://thornburyplan.co.uk/village-green-application-evidence-and-timing-2026/ Registering a field as a town or village green remains one of the most effective ways to obstruct a housing scheme — and one of the easiest to get wrong. This guide examines the twenty-year use test, the trigger-event timetable, and the evidence that genuinely moves a registration authority or an inspector. Thornbury Plan Planning Applications Sun, 08 Nov 2026 08:19:30 GMT https://thornburyplan.co.uk/agricultural-occupancy-condition-buying-and-removing/ https://thornburyplan.co.uk/agricultural-occupancy-condition-buying-and-removing/ A farmhouse with an agricultural tie can look like a bargain until a lender declines it and the search agents stop calling. This is a practical guide to how the condition is tested, the evidence that shifts a council, and the traps waiting for the unprepared buyer. Thornbury Plan Property Due Diligence Sun, 08 Nov 2026 04:21:48 GMT https://thornburyplan.co.uk/nutrient-neutrality-logjam-phosphate-credits-2026/ https://thornburyplan.co.uk/nutrient-neutrality-logjam-phosphate-credits-2026/ Approvals are still being held hostage by river catchments in 2026, but the obstacle is no longer the science. It is the supply, price and paperwork of mitigation. Here is how the nutrient neutrality machinery actually works, and what to do before you commit to a site. Thornbury Plan Planning Applications Sun, 08 Nov 2026 04:21:48 GMT https://thornburyplan.co.uk/parish-premium-neighbourhood-plans-design-codes-property-values/ https://thornburyplan.co.uk/parish-premium-neighbourhood-plans-design-codes-property-values/ Neighbourhood plans were sold as a modest extension of local democracy. Fifteen years on, the design codes attached to them are shaping what can be built, where, and at what price. For buyers in rural and semi-rural England, the parish boundary is now a valuation line. Thornbury Plan Property Due Diligence Sun, 08 Nov 2026 00:21:19 GMT https://thornburyplan.co.uk/garden-office-outbuilding-lawful-tests-2026/ https://thornburyplan.co.uk/garden-office-outbuilding-lawful-tests-2026/ Thousands of garden studios and annexes go up each year on the assumption that permitted development covers them. Often it does only in part. This guide sets out, in order, the tests that determine whether an outbuilding is genuinely lawful — and how to fix the position before the concrete goes down. Thornbury Plan Planning Applications Sun, 08 Nov 2026 00:21:19 GMT https://thornburyplan.co.uk/winning-planning-appeals-2026-practical-guide/ https://thornburyplan.co.uk/winning-planning-appeals-2026-practical-guide/ A refusal is not the end of the planning process, but an appeal is not a second application. This practical 2026 guide explains the three appeal routes, realistic timelines and costs, the grounds that tend to succeed, and a checklist for building a case that the Planning Inspectorate can test. Thornbury Plan Planning Applications Sat, 07 Nov 2026 20:21:51 GMT https://thornburyplan.co.uk/postcode-planning-divide-local-plans-2026/ https://thornburyplan.co.uk/postcode-planning-divide-local-plans-2026/ England’s local plans are being adopted, paused and rewritten at very different speeds, producing a postcode lottery for homeowners and small developers. This analysis explains how plan status changes planning prospects and how to carry out due diligence when the local plan is in flux. Thornbury Plan Property Due Diligence Sat, 07 Nov 2026 20:21:51 GMT https://thornburyplan.co.uk/reading-between-lines-outline-consent-reserved-matters-buildability/ https://thornburyplan.co.uk/reading-between-lines-outline-consent-reserved-matters-buildability/ An ‘outline planning permission granted’ line in a property listing can flatter a site’s true development potential. This analysis sets out why reserved matters, conditions and infrastructure contributions matter before exchange, and how buyers and self-builders can separate genuine consent from wishful thinking. Thornbury Plan Property Due Diligence Sat, 07 Nov 2026 16:23:01 GMT https://thornburyplan.co.uk/pre-validation-audit-twelve-questions-2026-planning-submission/ https://thornburyplan.co.uk/pre-validation-audit-twelve-questions-2026-planning-submission/ Validation delays rarely stem from the quality of the design alone; they usually begin with a missing document, an inconsistent plan or an unanswered local requirement. This pre-submission audit sets out twelve questions for homeowners and small developers to resolve before the council starts assessing the scheme. Thornbury Plan Planning Applications Sat, 07 Nov 2026 16:23:01 GMT