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
Demolition of existing portal frame building and erection of replacement purpose built maintenance workshop
Proposal details
- Reference
- CH/24/070
- Alternative references
- PP-12839725
- Ward
- Western Springs
- Parish
- Rugeley CP
- Agent
- - BHB Architects
- UPRN
- MAN000000000120202
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Sign in to view collected detailsDocuments 18 of 18
| Document | Published | Action |
|---|---|---|
| Planning statementPSUPPSTA | Not published | View |
| Design and Access StatementPDNAS | Not published | View |
| Existing ElevationsPPLAN | Not published | View |
| Approved 5.6.24 - Proposed External Store PlansPAPPDWG | Not published | View |
| Approved 5.6.24 - Proposed Ground and First Floor PlanPAPPDWG | Not published | View |
| Approved 5.6.24 - Proposed Site PlanPAPPDWG | Not published | View |
| Existing Site PlanPPLAN | Not published | View |
| Approved 5.6.24 - Site Location PlanPAPPDWG | Not published | View |
| Application Form - Without Personal DataPAPPFRM | Not published | View |
| Environmental Health commentsPCONSULT | 15 Mar 2024 | View |
| Inland Waterways Association commentsPCONSULT | 20 Mar 2024 | View |
| Canal & River Trust commentsPCONSULT | 4 Apr 2024 | View |
| Site Investigation ReportPGROUNDI | 8 May 2024 | View |
| Approved 5.6.24 - Noise AssessmentPAPPDWG | 8 May 2024 | View |
| Approved 5.6.24 - Amended Plan - Proposed elevationsPAPPDWG | 8 May 2024 | View |
| officer reportPOFFREP | 5 Jun 2024 | View |
| decision noticePDECNOT | 5 Jun 2024 | View |
| Flood risk assessment & drainage strategyPFLOODRI | 5 Jun 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 sourceDecision due 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 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: • Workshop Building Elevations 4084-05 Rev A • 4084 - 06 External Store as Proposed • 4084 - 04 Workshop Building Floor Plans • 4084 - 03 Site Plan as Proposed • 4084 - 01 Location Plan Reason For the avoidance of doubt and in the interests of proper planning.
- Construction activities, including deliveries and ground works, shall be restricted to the following times: • 08:00 – 18:00 Monday to Friday. • 08:00 – 13:00 Saturday. Construction shall not be undertaken on a Sunday or a public holiday. Reason To mitigate potential adverse impacts from construction noise on residential amenity.
- No development shall take place until a Method Statement (to demonstrate that any construction or demolition operations near the canal will not detrimentally affect the Trent and Mersey Conservation Area or impose additional loading on to the canal bank and as a result adversely affect its stability or structural integrity), has first been submitted to and agreed in writing by the Local Planning Authority. This statement shall include: • Detailed cross sections of the existing and proposed yard surfacing and bin store in relation to the canal wall. • Machinery to be used, including consideration of oversailing the canal corridor if cranes are proposed. • Location of the storage of construction materials and demolition waste. • A dust mitigation strategy with control measures for dust and other air-borne pollutants. • Methods to prevent silty or contaminated run-off entering the canal corridor. • Methods to protect the users of the towpath and waterway. • Methods to protect the canalside vegetation as shown on the proposed site layout. • Arrangements for undertaking any monitoring regimes or mitigation measures as may be necessary to ensure that the risk of damage to the canal structure is adequately minimised (for example vibration monitoring if piled foundations are proposed or works to strengthen the existing canal bank to accommodate increased loads). Thereafter the development shall be carried out in accordance with the details agreed. Reason In the interests of minimising the risk of disruption to the operation of the Trent & Mersey Canal for navigational purposes, to protect against creating land instability in the canal infrastructure, the protection of the water quality of the canal, users of the canal corridor from the neighbouring works and the preservation of the vegetation in the interests of the waterway habitat and heritage in accordance with the advice and guidance on land stability, pollution control and ecology contained in paragraphs 180, 186, 189, 190 and 201 of the National Planning Policy Framework 2023 and in the National Planning Practice Guidance. It is necessary to agree the Method Statement before development commences in order to secure an appropriate approach to all site development and construction operations from the outset.
- Prior to first occupation of the development, details of any proposed external lighting for the development, including details of foundations, appearance, height, hours of operation, luminance in cedelas per m2, and direction of illumination, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, no external lighting on the site shall be implemented other than in accordance with the agreed details. The timing of its implementation relative to the occupation of the development shall be included in the details and then implemented as agreed. No additional lighting shall be installed without further approval from the Local Planning Authority. Reason The lighting at waterside developments should be designed to prevent unnecessary light pollution beyond the boundaries, avoid glare on the water surface to maintain the dark water canal habitat corridor, and ensure that the level of luminance is appropriate for the location, is sustainable and efficient, and protects the integrity of the waterway infrastructure, in accordance with the advice and guidance on land stability, pollution control and ecology contained in paragraphs 180, 186, 189, 190 and 201 of the National Planning Policy Framework 2023 and in the National Planning Practice Guidance.
- No part of the development hereby approved shall commence above ground level until a scheme detailing the external environment-landscape, including, external materials, 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'. Reason In the interest of visual amenity of the area and in accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- The approved landscape works pursuant to Condition 6 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. Reason In the interest of visual amenity of the area. In accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- The development hereby approved shall only be carried out in accordance with the approved Flood Risk Assessment (FRA)/Drainage strategy produced by Couch Consulting Engineers (document reference C8608-ODP-FRA-DS-Rev-) and the mitigation measures detailed within. Reason To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site and by ensuring that storage of flood water is provided. To ensure lifetime maintenance of the system to prevent flooding issues.
- The development shall not be brought into use until the access, parking, manoeuvring areas indicated on the submitted Drawing 4084 - 03 (Site Plan) been completed with the individual parking bays clearly delineated. The parking bays shall thereafter be retained for the life of the development. Reason In the interest of highway safety.
- Notwithstanding any details of surfacing materials pursuant to condition 6, the development hereby permitted shall not be brought into use until the parking, servicing and turning areas have been provided in accordance with the approved plan 4084 - 03 (Site Plan) and shall thereafter be retained as such for the lifetime of the development. Reason In the interest of highway safety.
- The development permitted by this planning permission shall only be carried out in accordance with the approved Noise Assessment produced by Blue Acoustics (Reference ND525/2) and the mitigation measures detailed within at section 8.5 of the report. These measures are to be retained for the lifetime of the development. Reason In the interest of occupier and neighbouring amenity of the area and in accordance with Local Plan Policy CP3 and the NPPF.
- No part of the development hereby approved shall commence until a Phase II Contamination Survey has been submitted to and agreed in writing by the Local Planning Authority. The survey shall take place in full accordance with the requirements and recommendations of part 9 of the approved Phase I Desk Survey, produced by Georisk Management (Reference 24075/1). Thereafter, the development shall be completed in full accordance with the measures and recommendations detailed within the approved report. Reason To address and minimise the risk of contamination, and in the interest of occupier and neighbouring amenity of the area and in accordance with Local Plan Policy CP3 and the NPPF.
- Notes to Developer Coal Authority 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-authority
- 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, ST16 2DH (or email to nmu@staffordshire.gov.uk).
