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
Section 73 to vary condition 10 (approved plans) of application CH/21/0405 to substitute approved drawings
Proposal details
- Reference
- CH/23/0387
- Alternative references
- PP-12562669
- Ward
- Cannock South, Hawks Green, Cannock East
- Parish
- Heath Hayes and Wimblebury CP
- Agent
- Ralph Elliot
- UPRN
- MAN000000000119674
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Sign in to view collected detailsDocuments 14 of 14
| Document | Published | Action |
|---|---|---|
| Approved 15.1.25 - Proposed ElevationsPAPPDWG | 21 Nov 2023 | View |
| Approved 15.1.25 - Proposed ElevationsPAPPDWG | 21 Nov 2023 | View |
| Approved 15.1.25 - Site PlanPAPPDWG | 21 Nov 2023 | View |
| Approved 15.1.25 - Site Location PlanPAPPDWG | 21 Nov 2023 | View |
| Proposed Parameters PlanPPLAN | 21 Nov 2023 | View |
| Cover Letter RedactedPSUPPSTA | 23 Nov 2023 | View |
| Application Form RedactedPAPPFRM | 23 Nov 2023 | View |
| Floods team commentsPCONSULT | 20 Dec 2023 | View |
| Heath Hayes & Wimblebury PC commentsPCONSULT | 20 Dec 2023 | View |
| Parks & Open Spaces commentsPCONSULT | 10 Jan 2024 | View |
| Fire & Rescue commentsPCONSULT | 11 Jan 2024 | View |
| Highways commentsPCONSULT | 9 Jan 2025 | View |
| Officer ReportPOFFREP | 15 Jan 2025 | View |
| decision noticePDECNOT | 30 Jan 2025 | 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.
Publicity end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due 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
- 1. In the case of any reserved matters application for approval this must be made not later than 9 February 2025; and The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matters to be approved. Reason To comply with the requirements of Section 92 of the Town & Country Planning Act 1990.
- No part of the development hereby permitted shall be commenced until approval of the details of access, appearance, landscaping and layout ('the reserved matters') has been obtained from the Local Planning Authority. Reason The permission is in principle only and does not authorise development to commence until all 'the reserved matters' have been approved. To ensure compliance with the requirements of Section 92 of the Town & Country Planning Act 1990.
- The development hereby approved shall not commence (other than enabling works) until drainage plans for the disposal of foul and surface water flows have been submitted to and approved in writing by the Local Planning Authority, and The scheme shall be implemented in accordance with the approved details before the development is brought into use. Reason This is to ensure that the development is provided with a satisfactory means of drainage as well as to prevent or to avoid exacerbating any flooding issues and to minimise the risk of pollution.
- No development (other than enabling works) shall commence until a Construction and Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The approved CEMP shall be adhered to throughout the construction period. The statement shall include: - Details of access: Arrangements for the parking of site operatives and visitors; Location of the contractors compounds,cabins and material storage areas; Construction hours; Delivery hours and routeing; Recorded daily inspections of the private road/ adopted highway leading to the site access; Measures to remove mud and debris carried onto the private road/ adopted highway: Measures to protect neighbouring properties from and prevent noise, vibration and dust; Measures to protect biodiversity; and Method of piling should piling be considered necessary. Reason In the interest of highway safety in accordance with Paragraph 116 of the National Planning Policy Framework.
- No development (other than enabling works) shall commence until a comprehensive scheme for lighting of the application site and buildings has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: - (a) Baseline conditions at the site and assessment of the likely effects of artificial lighting from the development on identified receptors. (b) Building luminance, service areas, car parks, underfloor zones, signage and advertising boards. (c) Measures to minimise light pollution or obtrusive light external from the development. Thereafter the lighting scheme shall be implemented in accordance with the approved details. Reason In the interests of the amenity of neighbours and safeguarding the nature reserve and associated wildlife in accordance with Policies CP3 and CP12 of the Cannock Chase Local Plan.
- No development shall commence until a report outlining the methodology and results of a survey of burrowing protected mammals together with an assessment of potential impacts on any protected burrowing mammal and mitigation of any impacts identified has been submitted to and approved in writing by the Local Planning Authority. The survey shall encompass all land up to 50m from the egde of the parameter plan. The development shall thereafter be undertaken in accordance with the mitigation strategy outlined in the report. Reason In order to ensure adequate provision is given to conserving protected species of burrowing mammals in accordance with Policy CP12 of the Cannock Chase Local Plan and the National Planning Policy Framework.
- No development (other than enabling works) shall commence until a scheme for the provision of nesting and roosting opportunities for birds and bats to be incorporated within the fabric of the building has been submitted to and approved in writing by the Local Planning Authority. The building thereafter shall be constructed in accordance with the approved scheme. Reason In order to ensure that the biodiversity value of the site is enhanced in accordance withh Policy CP12 of the Cannock Chase Local Plan and the National Planning Policy Framework.
- The Multi Storey Car Park shall be operated in accordance with the updated Travel Plan as set out in Appendix 6.2 of Part III of the Environmental Statement. Any amendment to the Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. Reason In the interests of reducing reliance on the private motor vehicle by promoting sustainable transport options in accordance with Policy CP10 of the Cannock Chase Local Plan and the National Planning Policy Framework.
- No development (other than enabling works) shall commence until scheme(s) totalling 58 electric vehicle charging points across the site has been submitted to and approved in writing by the Local Planning Authority. The Multi-Storey Car Park shall not be brought into use until the approved scheme has been implemented and the electric vehicle charging points have been made available for their intended purpose. The electric vehicle charging points shall thereafter be retained and made available for their intended purpose for the lifetime of the development unless otherwise agreed in writing by the Local Planning Authority. Reason In the interest of sustainability and tackling the causes of climate change in accordance with Policy CP16 of the Cannock Chase Local Plan and the National Planning Policy Framework.
- The development hereby permitted shall be carried out in accordance with the following approved plans: A-90-102 (Rev B2) -Red Line Location Plan A-90-102 (Rev B2) Phase 2 Parameters Plan A-00-301 (Rev B) Ph 2 External Elevations, Ht Parameters (1of2) A-00-302 (Rev B) Ph 2 External Elevations, Ht Parameters (2of2) Reason For the avoidance of doubt and in the interests of proper planning.
- In accordance with paragraph 38 of the National Planning Policy Framework the Local Planning Authority has worked with the applicant in a positive and proactive manner to approve the proposed development, which accords with the Local Plan and the National Planning Policy Framework.
- 2.1 Severn Trent Water Authority 2.2 Severn Trent Water advise that there is a public 675mm combined sewer and a 225mm foul sewer located within this site. Public sewers have statutory protection and may not be built close to, directly over or be diverted without consent. You are advised to contact Severn Trent Water to discuss the proposals. Severn Trent will seek to assist in obtaining a solution which protects both the public sewer and the building. Please note, when submitting a Building Regulations application, the building control officer is required to check the sewer maps supplied by Severn Trent and advise them of any proposals located over or within 3 meters of a public sewer. Under the provisions of Building Regulations 2000 Part H4, Severn Trent can direct the building control officer to refuse building regulations approval. 2.3 Please note that there is no guarantee that you will be able to build over or close to any Severn Trent sewers, and where diversion is required there is no guarantee that you will be able to undertake those works on a self-lay basis. Every approach to build near to or divert our assets has to be assessed on its own merit and the decision of what is or isn’t permissible is taken based on the risk to the asset and the wider catchment it serves. It is vital therefore that you contact us at the earliest opportunity to discuss the implications of our assets crossing your site. Failure to do so could significantly affect the costs and timescales of your project if it transpires diversionary works need to be carried out by Severn Trent. 100mm to 299mm diameter – 3m either side of the pipe, measured from the centreline of the sewer. 300mm to 999mm diameter – 5m either side of the pipe, measured from the centreline of the sewer. 2.4 The application for developer enquiry can be found at https://www.stwater.co.uk/building-and-developing/new-site-developments/developer-enquiry/ fill out the relevant information and return to the Developer Services Team. Information, guidance and applications for building and developing can be found on the Severn Trent Website: https://www.stwater.co.uk/building-and-developing/overview/ 2.5 Staffordshire Fire and Rescue Service 2.6 The developers attention is drawn to the comments made by Staffordshire Fire and Rescue Service Fire Mains, Hydrants and Vehicle Access Appropriate supplies of water for fire fighting and vehicle access should be provided at the site, as indicated in Approved Document B Volume 2 requirement B5, section 15 and 16. I would remind you that the roads and drives upon which appliances would have to travel in order to proceed to within 45 metres of any point within the property, should be capable of withstanding the weight of a Staffordshire firefighting appliance (G.V.W. of 17800 Kg. 2.7 Automatic Water Suppression Systems (Sprinklers) 2.8 I wish to draw to your attention Staffordshire Fire and Rescue Service’s stance regarding sprinklers. Staffordshire Fire & Rescue Service (SFRS) would strongly recommend that consideration be given to include the installation of Automatic Water Suppression Systems (AWSS) as part of a total fire protection package to: - Protect life, in the home, in business or in your care. - Protect property, heritage, environment and our climate; - Help promote and sustain business continuity; and - Permit design freedoms and encourage innovative, inclusive and sustainable architecture. - Increase fire fighter safety - The use of AWSS can add significant protection to the structural protection of buildings from damage by fire. 2.9 Without this provision, the Fire and Rescue Service may have some difficulty in preventing a complete loss of the building and its contents, should a fire develop beyond the stage where it cannot be dealt with by employees using first aid fire fighting equipment such as a portable fire extinguisher. 2.10 SFRS are fully committed to promoting Fire Protection Systems for both business and domestic premises. Support is offered to assist all in achieving a reduction of loss of life and the impact of fire on the wider community. 2.11 Early consultation with the Fire Service when designing buildings which incorporate sprinklers may have a significant impact on reducing financial implications for all stakeholders. 2.12 Further information can be found at www.bafsa.org.uk/ - the website of the British Automatic Fire Sprinklers Association Ltd. 2.13 Coal Authority 2.14 The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0800 288 4242. 2.15 Further information is also available on the Coal Authority website at: 2.16 www.gov.uk/government/organisations/the-coal-authority
