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 single storey rear extension to create 3 additional en-suite rooms
Proposal details
- Reference
- CH/24/243
- Ward
- Western Springs
- Parish
- Rugeley CP
- Agent
- P.D.S. Architectural Plans
- UPRN
- 100031646879
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| Document | Published | Action |
|---|---|---|
| Design and Access StatementPDNAS | 28 Aug 2024 | View |
| Application Form - redactedPAPPFRM | 7 Oct 2024 | View |
| Existing Site Plan - Metric MapPPLAN | 19 Nov 2024 | View |
| Approved 12.2.25 - Proposed Site Plan - Metric MapPAPPDWG | 19 Nov 2024 | View |
| BNG MetricPSUPPSTA | 19 Nov 2024 | View |
| BNG MetricPSUPPSTA | 19 Nov 2024 | View |
| Environmental Health commentsPCONSULT | 21 Nov 2024 | View |
| Ecology Officer commentsPCONSULT | 26 Nov 2024 | View |
| Cadent Gas pipe location planPCONSULT | 29 Nov 2024 | View |
| Cadent Gas commentsPCONSULT | 29 Nov 2024 | View |
| Highways commentsPCONSULT | 10 Dec 2024 | View |
| Amended - Existing Floor Plans dated 08Jan25PAMDPLAN | 23 Jan 2025 | View |
| Approved 12.2.25 - Amended - Proposed Floor Plans dated 17Jan25PAPPDWG | 23 Jan 2025 | View |
| Approved 12.2.25 - Amended - Elevations dated 17Jan25PAPPDWG | 23 Jan 2025 | View |
| Approved 12.2.25 - Amended - Proposed Block Plan dated 08Jan25PAPPDWG | 23 Jan 2025 | View |
| Approved 12.2.25 - Amended - Location PlanPAPPDWG | 23 Jan 2025 | View |
| Design & Access StatementPDNAS | 12 Feb 2025 | View |
| Heritage StatementPSUPPSTA | 12 Feb 2025 | View |
| Officer ReportPOFFREP | 12 Feb 2025 | View |
| Decision NoticePDECNOT | 12 Feb 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 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
- 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.
- Biodiversity Net Gain The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that, subject to some exemptions, every grant of planning permission in England is deemed to have been granted subject to the biodiversity gain condition that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. This objective is for development to deliver at least a 10% increase in biodiversity value relative to the pre-development biodiversity value of the onsite habitat. This increase can be achieved through onsite biodiversity gains, registered offsite biodiversity gains or statutory biodiversity credits. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These can be found at Biodiversity net gain: exempt developments - GOV.UK (www.gov.uk). Based on the information available this permission is considered to be one which WILL require the approval of a Biodiversity Gain Plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan in respect of this permission is Cannock Chase Council. When submitting an application to discharge the biodiversity gain condition the LPA requests that the applicant uses the standard national templates for a Biodiversity Gain Plan and a Habitat Management and Monitoring Plan. Submit a biodiversity gain plan - GOV.UK (www.gov.uk) The Biodiversity Gain Plan should be submitted as an 'application for approval of details reserved by condition following grant of planning permission' via the Planning Portal. The biodiversity gain condition cannot be removed or varied. Development to proceed in phases Where the permission granted has the effect of requiring or permitting the development to proceed in phases, the modifications in respect of the biodiversity gain condition which are set out in Part 2 of the Biodiversity Gain (Town and Country Planning) (Modifications and Amendments) (England) Regulations 2024 apply. In summary: Biodiversity Gain Plans are required to be submitted to, and approved by, the planning authority before development may be begun (the overall plan), and before each phase of development may be begun (phase plans). Biodiversity net gain - GOV.UK (www.gov.uk) Irreplaceable habitat If the on-site habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans. Irreplaceable habitats - GOV.UK (www.gov.uk) Effect of section 73D of the Town and Country Planning Act 1990 If planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 and a Biodiversity Gain Plan was approved in relation to the previous planning permission (the earlier Biodiversity Gain Plan) there are circumstances when the earlier Biodiversity Gain Plan is regarded as approved for the purpose of discharging the biodiversity gain condition subject to which the section 73 planning permission is granted. Those circumstances are that the conditions subject to which the section 73 permission is granted: i) do not affect the post-development value of the onsite habitat as specified in the earlier Biodiversity Gain Plan, and ii) in the case of planning permission for a development where all or any part of the onsite habitat is irreplaceable habitat the conditions do not change the effect of the development on the biodiversity of that onsite habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan. i) habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan.
- Mining Remediation 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 Mining Remediation Authority on 0345 762 6846 or if a hazard is encountered on site call the emergency line 0800 288 4242. Further information is also available on the Mining Remediation Authority website at: https://www.gov.uk/government/organisations/mining-remediation-authority
- 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 materials to be used for the external surfaces of the development shall be of the same type, colour and texture as those used on the existing building. 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 permitted shall be carried out in accordance with the following approved plans: - Block Plan - 2024/OG4/04 - 08 JAN 2025 - Proposed Floor Plans - 2024/OG4/02 - 17 JAN 2025 - Proposed Elevations - 2024/OG4/03 - 17 JAN 2025 - Proposed Habs - 24/082.1 Reason For the avoidance of doubt and in the interests of proper planning.
