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
Variation of Condition 2 (External Materials) of permission CH/22/0318 as a result of external brick changes onsite.
Proposal details
- Reference
- CH/24/002
- Ward
- Norton Canes
- Parish
- Norton Canes CP
- UPRN
- MAN000000000119866
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Sign in to view collected detailsDocuments 11 of 11
| Document | Published | Action |
|---|---|---|
| Cover LetterPSUPPSTA | 4 Jan 2024 | View |
| Application Form RedactedPAPPFRM | 4 Jan 2024 | View |
| Approved 11.3.24 - Material Layout PlanPAPPDWG | 4 Jan 2024 | View |
| Brick infoPADDINFO | 24 Jan 2024 | View |
| Brick infoPADDINFO | 24 Jan 2024 | View |
| Brick infoPADDINFO | 24 Jan 2024 | View |
| Brick infoPADDINFO | 24 Jan 2024 | View |
| Brick infoPADDINFO | 24 Jan 2024 | View |
| Brick infoPADDINFO | 24 Jan 2024 | View |
| Officer ReportPOFFREP | 11 Mar 2024 | View |
| Decision NoticePDECNOT | 11 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.
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 source
Decision & conditions
Decision NoticePlanning conditions
- No materials shall be used for the external surfaces of the development other than those specified on the Materials Layout NCCO-ML.000 Rev J unless otherwise agreed in writing with 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.
- The development hereby approved shall be carried out strictly in accordance with the Arboricultural Impact Assessment/Method Statement by RPS dated 7th March 2023 (ref: JSL4750) approved under dischange of condition application CH/22/0318/A. The hedge and tree protection works shall be retained throughout the construction phase of the development. Reason The existing vegetation makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies CP3,CP12,CP14 and the NPPF.
- The approved landscape works identified on Dwg.Nos. JSL4515-RPS-XX-EX-DR-L-9001 revision P03,JSL4515-RPS-XX-EX-DR-L-9002 revision P03 and within the Detailed Planting Schedule JSL4515-RPS-XX-EX-DR-L-9003 revision P03 shall be carried out in the first planting and seeding season following the occupation of any buildings or the completion of the development whichever is the sooner. Any trees or plants which within a period of five years from the date of planting die, are removed or become seriously damaged or diseased,shall be replaced in the following planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. Reason The existing vegetation makes an important contribution to the visual amenity of the area in accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- No dwelling hereby approved shall be occupied until the access road,parking,servicing and turning areas have been provided,in so far as they relate to that dwelling,in accordance with the approved plans. Reason In the interest of highway safety. To comply with the principles set out in the National Planning Policy Framework.
- The development hereby approved shall be carried out strictly in accordance with drawing NCC-CSL.000 Revision B relating to secure and covered cycle storage approved under discharge of condition application CH/22/0318/D unless otherwide agreed in writing with the Local Planning Authority. Reason In the interests of protecting the air environment in accordance with paragraph 152 of the National Planning Policy Framework.
- The development hereby permitted shall only be carried out in accordance with the approved flood risk and drainage strategy documents (listed below),and the following mitigation measures detailed within: - Surface water drainage system(s) designed in full accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (SuDS),DEFRA,March 2015. - Sustainable Drainage Systems designed in full accordance with all relevant policies and standards (both local and national),from the Staffordshire County Council SuDS Handbook. -Provision of an acceptable management and maintenance plan for surface water drainage to ensure that all surface water systems shall be maintained and managed for the lifetime of the development. - Provision for adequate and satisfactory surface water quality management and pollution mitigation. Methods such as CIRIA C753,The Simple Index Approach to surface water management shall be appropriately implemented to demonstrate and evidence this. The scheme shall be fully implemented and subsequently maintained,in accordance with the timing/phasing arrangements embodied within the scheme,or within any other period as may subsequently be agreed,in writing,by the Local Planning Authority. Approved Documents 1) Norton Hall Lane,Norton Canes,Flood Risk Assessment and Drainage Strategy,HLEF83843- Version 2- 29/11/2023 2) HLEF83843 – Norton Hall Lane,Norton Canes,Letter to Adam Bushnell Flood Risk Planning and Projects Officer- Staffordshire County Council,from Josh Hughes, Consultant Hydrologist,RPS. Dated 17th January 2023. Flood Risk Response. Approved Plans 1) AAC5403_RPS_XX_XX_DR_C_600-01_P06 Levels and Drainage Concept 2) AAC5403_RPS_XX_XX_DR_C_600-02_P04 Drainage Area Plan 3) AAC5403_RPS_XX_XX_DR_C_200_01_P04 Private Drainage Sht 9 4) AAC5403_RPS_XX_XX_DR_C_200_02-P03 Private Drainage Sht 10 5) AAC5403_RPS_XX_XX_DR_C_600_03-P01-P04 Flood Route Plan 6) AAC5403_RPS_XX_XX_DR_C_600_04-P01 Plot 52 Flood Route 7) Detailed Soft Landscaping Sheet 1 of 2 8) Detailed Soft Landscaping Sheet 2 of 2 9) External Works Reason To prevent flooding by ensuring the satisfactory storage of and disposal of surface water from the site.
- No dwelling hereby approved shall be occupied until the acoustic details as provided within the AESG acoustic report of February 2023 Ref. PHM-NCC-ACO-R1 Rev 6 in respect to maximum noise levels for residential development,in so as far as they relate to that dwelling,have been implemented in full and retained for the lifetime of the development. Reason To mitigate potential adverse impacts from noise on residential amenity in line with Local Plan Policy CP3 and paragraphs 183-188 of the National Planning Policy Framework.
- The development hereby approved shall be carried out strictly in accordance with the Construction Vehicle Management Plan drawing ref: NCC-CVMP-000 Revision A approved as part of the discharge of condition application CH/22/0318/C for the duration of the construction works on site unless otherwise agreed in writing with the Local Planning Authority. Reason In the interests of highway safety,in accordance with Local Plan Policy CP3 and paragraph 111 of the NPPF.
- Construction activities and deliveries of construction materials to the site shall not take place outside of the hours of 08:00 hours to 18:00 hours Monday to Friday, 08:00 hours to 13:00 hours on Saturday and at no time on Sundays and Bank Holidays. Reason To ensure that the proposed development does not prejudice the enjoyment by neighbouring occupiers of their properties and to ensure compliance with the Local Plan Policy CP3 - Chase Shaping,Design and the NPPF.
- The development hereby approved shall be carried out strictly in accordance with draiwng NCCO-HHBB Revision B relating to ecological enhancements at the site approved as part of discharge of condition application CH/22/318/B unless otherwise agreed in writing with the Local Planning Authority. The approved enhancement measured shall be implemented prior to the occupation of the dwellings to which they relate. Reason In the interests of enhancing bird/bat breeding habitat in accordance with Policy CP12 of the Local Plan and paragraphs 174 of the NPPF.
- The development hereby permitted shall not be occupied until the bathroom / toilet window(s) indicated on the approved plans 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 To ensure that the development does not give rise to overlooking of adjoining property injurious to the reasonable privacy of the occupiers and to ensure compliance with Local Plan Policies CP3 Chase Shaping - Design,and the NPPF.
- Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification),no development within Part 1 of Schedule 2 to the Order shall be carried out without an express grant of planning permission,from the Local Planning Authority,namely: - The enlargement,improvement or other alteration of the dwellinghouse; - The enlargement of the dwellinghouse consisting of an addition or alteration to its roof; - Any other alteration to the roof of the dwellinghouse; - The erection or construction of a porch outside any external door of the dwelling; - The provision within the curtilage of the dwellinghouse of any building or enclosure,swimming or other pool required for a purpose incidental to the enjoyment of the dwellinghouse as such,or the maintenance,improvement or other alteration of such a building or enclosure; - The provision within the curtilage of the dwellinghouse of a hard surface for any purpose incidental to the enjoyment of the dwellinghouse as such; - The erection or provision within the curtilage of the dwellinghouse of a container for the storage of oil for domestic heating; or - The installation,alteration or replacement of a satellite antenna on the dwellinghouse or within the curtilage of the dwellinghouse. Reason The Local Planning Authority considers that such development would be likely to adversely affect the amenity of neighbouring occupiers and the character of the area. It is considered to be in the public interest to require an application to enable the merits of any proposal to be assessed and to ensure compliance with Local Plan Policy CP3 - Chase Shaping - Design and the NPPF.
- The garages shall not be used for any purpose other than the accommodation of private motor vehicles belonging to the occupiers of the dwelling or any other use which is incidental to the enjoyment of the dwelling. Reason To safeguard the amenities of the area and to ensure that the use of the premises does not detract from the enjoyment of their properties by adjoining residents and to ensure compliance with the Local Plan Policy CP3 - Chase Shaping Design and the NPPF.
- The development hereby permitted shall be carried out in accordance with the following approved plans: - Location Plan NCC.LP Rev A - Planning Layout AAH5761-RPS-xx-GF-DR-A-9303 Rev. P01.04 - Planning Layout Colour A1 AAH5761-RPS-xx-GF_DR_A_9303 Rev P01.04 - Materials Layout NCCO-ML.000 Rev J - External Works Layout AAH5761- RPS-xx-GF-DR-A-9001 Rev P01.01 - Detailed Landscape Proposals Sheet 1 of 1 - JSL4515-RPS-XX-EX-DR-L-9001_P03 - Detailed Landscape Proposals Sheet 2 of 2 - JSL4515-RPS-XX-EX-DR-L-9002_P03 - Detailed Planting Schedule and Specification - JSL4515-RPS-XX-EX-DR-L-9003_P03 - Proposed Plans AI_MA_End_R21 - 901 - Proposed Elevation - Traditional AI_MA_EndR21 – 903 - Proposed Plans An_MA_End_R21 -901 Rev A - Proposed Elevation - Traditional An_MA_End_R21 - 903 Rev A - Proposed Plans Bw_MA_Det_R21 -901 Rev B - Proposed Elevation - Traditional Bw_MA_Det_R21 -903 Rev A - Proposed Plans - Ch_MA_Det_R21 -901 Rev B - Proposed Elevation - Traditional Ch_MA_Det_R21 -903 Rev A - Proposed Plans - Da_MA_End_R21 -901 - Proposed Elevation - Traditional Da_MA_End_R21 -903 Rev A - Proposed Plans & Eles- Side Gable Ga1.1 901 - Proposed Plans & Eles - Double Garage Ga2.2 901 - Proposed Plans Hd_MA_End_Trad_R21 - 901 - Proposed Elevation - Traditional Hd_MA_End_Trad_R21 - 903 - Proposed Plans Sa_MA-End_R21 -901 Rev A - Proposed Elevation Traditional - Sa_MA_End_R21 -903 Rev A - Proposed Plans Sh_MA_Det_R21 - 901 Rev A - Proposed Elevation - Traditional Sh_MA_Det_R21 903 Rev A - Proposed Plans St_FJ_MA_End_R21 - 901 Rev A - Proposed Elevation - Traditional St_FJ_MA_End_R21 - 903 Rev A - Proposed Plans Wa_MA_End_R21 - 901 - Proposed Elevation - Traditional Wa_MA_End_R21 -903 - Additional Plans and their plot references Reason For the avoidance of doubt and in the interests of proper planning.
- The development hereby approved shall be carried out strictly in accordance with the following documents relating to foul drainage: AAC5403 - 165 - G - Section 104 Joint Infrastructure commercial land Phase 1 ref 8315039 • AAC5403 - 166 - D - Section 104 Joint Infrastructure Phase 1 ref 8315039- Sheet 2 • AAC5403 - 167 - C - Section 104 Persimmon Phase 2 ref8315038 • AAC5403 - 168 - B - Section 104 Bloor Homes Phase 3 ref 8315039 • AAC5403_RPS_XX_XX_DR_C_188-01_Section 104 Persimmon Former Commercial Area now 55 plots. ref8315155 • S104 Phase 1 Joint infrastructure - commercial area Tech Compliance ref 8315155 • S104 Phase 2 Persimmon Tech compliance ref 8315038 • S104 Phase 3 Bloor Homes Tech compliance ref 8315039_ The scheme shall be implemented in accordance with the approved details before the development is first brought into use. Reason To ensure the development is provided with a satisfactory means of drainage and to prevent flooding,in accordance with Local Plan policy CP16.
- Highway Works Agreements – The conditions requiring off-site highway works shall require a Highway Works Agreement with Staffordshire County Council. The applicant is requested to contact Staffordshire County Council in order to secure the Agreement. The link below is to the Highway Works Information Pack and an application form for the agreement. 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 trafficandnetwork@staffordshire.gov.uk). The applicant is advised to begin this process well in advance of any works taking place in order to meet any potential timescales. www.staffordshire.gov.uk/Highways/highwayscontrol/HighwaysWorkAgreements.aspx This consent will require approval under Section 7 of the Staffordshire Act 1983 and will require a Section 38 of the Highways Act 1980. The developer should be advised to contact Staffordshire County Council to ensure that approvals and agreements are secured before commencement of works.
- Severn Trent Water advise that there are s104 sewers 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. 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.
- There is a pumping station close to the site and any new development must not restrict our access to the Sewage Pumping Station (SPS). We will require free access to the SPS at all times in order to complete any programmed routine maintenance tasks and also for any emergency reactive visits in case of failure. Please note that due to the close proximity of the proposed new development the occupant may experience noise and/or smell pollution. In order to minimise disruption to any future occupant(s),we would advise that all habitable buildings are constructed a minimum of 15metres from the curtilage of the SPS compound.
- 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 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authorityConsultations and Publicity
