Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Erection of a 2-bed dwelling (resubmission of CH/23/0013)
Proposal details
- Reference
- CH/23/0367
- Ward
- Heath Hayes East and Wimblebury
- Parish
- Heath Hayes and Wimblebury CP
- Agent
- Emma MacDonald
- UPRN
- 200003095326
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| Document | Published | Action |
|---|---|---|
| Approved 28.3.24 - Existing block planPAPPDWG | 20 Nov 2023 | View |
| Coal Mining Risk AssessmentPCOAL | 20 Nov 2023 | View |
| Ground reportPGROUNDI | 20 Nov 2023 | View |
| Ground reportPGROUNDI | 20 Nov 2023 | View |
| Ground reportPGROUNDI | 20 Nov 2023 | View |
| Design & Access StatementPDNAS | 20 Nov 2023 | View |
| Application formPAPPFRM | 20 Nov 2023 | View |
| Environmental Health commentsPCONSULT | 28 Nov 2023 | View |
| The Coal Authority commentsPCONSULT | 7 Dec 2023 | View |
| Heath Hayes & Wimblebury PC commentsPCONSULT | 7 Dec 2023 | View |
| SCC Highways commentsPCONSULT | 14 Dec 2023 | View |
| Policy commentsPCONSULT | 21 Dec 2023 | View |
| Amended Plan - GI Phase 1 Report & CMRAPAMDPLAN | 31 Jan 2024 | View |
| Environmental Health further commentsPCONSULT | 6 Feb 2024 | View |
| The Coal Authority further commentsPCONSULT | 20 Feb 2024 | View |
| Approved 28.3.24 - Amended PlansPAPPDWG | 26 Feb 2024 | View |
| Heath Hayes & Wimblebury PC further commentsPCONSULT | 28 Feb 2024 | View |
| Highways further commentsPCONSULT | 29 Feb 2024 | View |
| Officer Report for Committee 27.3.24POFFREP | 18 Mar 2024 | View |
| Decision NoticePDECNOT | 28 Mar 2024 | View |
Documents open on the council website. Browse council documents if a link has changed.
Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Decision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourcePublicity end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Decision NoticePlanning conditions
- The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted. Reason: To comply with the requirements of Section 91 of the Town & Country Planning Act 1990.
- The development hereby permitted shall be carried out in accordance with the following approved plans: - Proposed Block Plan, Location Plan, Plans and Elevations REF WIM-PL-01 Rev C Reason: For the avoidance of doubt and in the interests of proper planning.
- No part of the development hereby approved shall commence until; a) a scheme of intrusive investigations has been carried out on site to establish the risks posed to the development by past shallow coal mining activity; and b) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. The approved scheme shall thereafter be implemented prior to and throughout the duration of any works on site. Reason: To ensure that risks from past coal mining activity to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems in accordance with the National Planning Policy Framework.
- No part of the development hereby approved shall commence until a scheme detailing the external environment-landscape, including planting, fencing, walls, surface treatment & construction details for the site has been submitted to and approved by the Local Planning Authority. The details shall be in the form as specified in Annex C of the Supplementary Planning Guidance 'Trees, Landscape and Development'. Thereafter the development shall be carried out in accordance with the approved details. Reason: In the interest of visual amenity of the area and in accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- Prior to the commencement of the development a Construction and Environmental Management Plan and details of an intended Programme of Works shall be submitted to an agreed in writing by the Local Planning Authority. The Construction and Environmental Management Plan shall include details of site compounds, site hours, types of vehicles, proposed delivery hours, provision for parking of vehicles for site operatives and visitors, loading and unloading of plant and materials and storage of plant and materials used in constructing the development and the method of piling should piling be used. The approved scheme shall thereafter be implemented prior to and throughout the duration of any works on site. Reason: To comply with the objectives and policies contained within the NPPF. In the interests of site sustainability and highway safety.
- Where the desk study has identified an unacceptable risk from land contamination, suitable and sufficient site investigations, carried out in accordance with Environment Agency Land Contamination: Risk Management guidance, shall be undertaken to determine the significance of that contamination. A report on the findings of such investigations shall be submitted to the Local Planning Authority for approval. The approved scheme shall thereafter be implemented prior to and throughout the duration of any works on site. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems in accordance with the National Planning Policy Framework.
- Where site investigations have confirmed unacceptable risks from land contamination, potential remediation options should be appraised and a remediation strategy, prepared in accordance with Environment Agency Land Contamination: Risk Management guidance, shall be submitted to the Local Planning Authority for approval. The developer shall implement the approved remediation strategy in accordance with Environment Agency Land Contamination: Risk Management guidance, following which a verification report shall be submitted to the Local Planning Authority for approval. The approved scheme shall thereafter be implemented prior to and throughout the duration of any works on site. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems in accordance with the National Planning Policy Framework.
- Identification of contamination that was not previously identified by site investigations shall be reported to the Local Planning Authority as soon as is practicable. Details on how the identified contamination is to be addressed shall be submitted to the Local Planning Authority for approval. Remediation shall be undertaken in accordance with the approved submission. Following development, if no further contamination was identified then comment to this effect shall be submitted to the Local Planning Authority for approval prior to first occupation. The approved scheme shall thereafter be implemented prior to and throughout the duration of any works on site. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems in accordance with the National Planning Policy Framework.
- Prior to the occupation of the development, or it being taken into beneficial use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity. Reason: To ensure that risks from past coal mining activity to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems in accordance with the National Planning Policy Framework.
- The development hereby permitted shall not be brought into use until the access and parking have been provided in a bound and porous material in accordance with the submitted Drawing No: PLN_001 Revision C ‘Planning Proposed Floor Plans & Elevations, Block Plan & Location Plan’ and shall thereafter be retained for the lifetime of the development. Reason: In the interests of highway safety and the safe and convenient flow of traffic.
- No part of the development hereby permitted shall be completed above ground floor level until be undertaken above ground level until details of the materials to be used for the external surfaces have been submitted to and approved by the Local Planning Authority. Reason In the interests of visual amenity and to ensure compliance with Local Plan Policies CP3, CP15, CP16, RTC3 (where applicable) and the NPPF.Bat and Bird Box
- The development hereby permitted shall not be occupied until the window(s) indicated on the approved plan at the first floor of the western elevation are obscure glazed. The window(s) shall be non-opening unless the parts of the window which can be opened are more than 1.7m above the floor of the room in which the window is installed. Thereafter the window(s) will be retained and maintained as such for the life of the development. Reason In the interests of protecting the amenity of neighbouring occupiers to ensure compliance with CP13 of the Local Plan and relevant sections contained within the NPPF.
- No dwelling hereby permitted shall be completed above ground floor level until a scheme for the provision of bat roosts has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall indicate the plots to be provided with bat roosts, which shall be integrated into the roof or elevations of the house in question, the details of each box and their proposed height. Thereafter, any dwelling shown to be host to such a bat roost shall be completed in accordance with the approved scheme and maintained for the lifetime of the development. Reason In the interests of enhancing bat breeding habitat in accordance with Policy CP12 of the Cannock Chase Local Plan and the NPPF.
- Coal Authority The proposed development lies within an area that has been defined by the Coal Authority as containing potential hazards arising from former coal mining activity at the surface or shallow depth. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and former surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of new development taking place. It is recommended that information outlining how former mining activities may affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), is submitted alongside any subsequent application for Building Regulations approval (if relevant). Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant land stability and public safety risks. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design which takes into account all the relevant safety and environmental risk factors, including mine gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, excavations for foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action. If any coal mining features are unexpectedly encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Ground Investigations: Under the Coal Industry Act 1994 any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority since these activities can have serious public health and safety implications. Such activities could include site investigation boreholes, excavations for foundat ity permission and further guidance can be obtained from The Coal Authority’s website at: www.gov.uk/get-a-permit-to-deal-with-a-coal-mine-on-your-property Shallow coal seams: In areas where shallow coal seams are present caution should be taken when carrying out any on site burning or heat focused activities.
- Highway Authority Please note that prior to the access being widened you require a Section 184 Notice of Approval from Staffordshire County Council. The link below provides a further link to 'vehicle dropped crossings' which includes a 'vehicle dropped crossing information pack' and an application form for a dropped crossing. Please complete and send to the address indicated on the application form which is Staffordshire County Council at Network Management Unit, Staffordshire Place 1, Wedgwood Building,Tipping Street, STAFFORD,Staffordshire, ST16 2DH. (or email to nmu@staffordshire.gov.uk)
- Environmental Health: a. The site is known or suspected to be contaminated. The responsibility for safe development and secure occupancy of the site rests solely with the developer. b. Please note that Environmental Health comments relate to risks posed from land contamination to human health only; the Environment Agency and other agencies may have additional requirements. c. The Local Planning Authority will determine the application based on the information submitted to it. Please be aware that should a risk of harm from contamination remain post development, the applicant is likely to be liable under Part 2(a) of the Environmental Protection Act 1990 for any additional remediation. d. The applicant is advised that should there be a requirement as part of the Remediation Strategy to treat, reuse or remove contaminated material on the site, the Environment Agency should be consulted, as these activities may need to be licensed or permitted. e. Cannock Chase Council is keen to liaise with all stakeholders involved in this application. As such, we recommend that a proposed scope of works is forwarded the Environmental Protection Department and agreed in principle prior to site investigation works being undertaken. Environmental Protection is also prepared to review draft copies of reports prior to final submission to the Local Planning Authority in order to ensure that works undertaken are sufficient to gain approval of contaminated land conditions. Further information regarding the requirements of Cannock Chase Council can be obtained from Environmental Protection (environmentalhealth@cannockchasedc.gov.uk / 01543 462621)ions, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain permission to enter or disturb our property will result in the potential for court action. Application forms for Coal Authority.
