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
Removal of existing GRP outbuildings and construction of building along with plant car parking and associated development (Major Planning Application)
Proposal details
- Reference
- CH/24/245
- Ward
- Western Springs
- Parish
- Brereton and Ravenhill CP
- Agent
- Tom Robinson
- UPRN
- MAN000000000120811
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 39 of 39
| Document | Published | Action |
|---|---|---|
| Application Form - without personal informationPAPPFRM | 3 Sept 2024 | View |
| Soft landscape proposalPADDPLAN | 19 Nov 2024 | View |
| Travel PlanPTRAVPL | 11 Dec 2024 | View |
| Tree Survey SchedulePSUPPSTA | 3 Sept 2024 | View |
| Air Quality AssessmentPSUPPSTA | 3 Sept 2024 | View |
| Planning StatementPSUPPSTA | 3 Sept 2024 | View |
| Noise AssessmentPSUPPSTA | 3 Sept 2024 | View |
| Transport StatementPSUPPSTA | 13 Sept 2024 | View |
| BNG MetricPSUPPSTA | 13 Sept 2024 | View |
| Arboricultural Impact Assessment (Redacted)PSUPPSTA | 19 Sept 2024 | View |
| Preliminary Ecological Appraisal (Redacted)PSUPPSTA | 24 Sept 2024 | View |
| Desk Study Report Part 2PSUPPSTA | 24 Sept 2024 | View |
| Desk Study Report Part 1PSUPPSTA | 24 Sept 2024 | View |
| Desk Study Report Part 1 (Redacted)PSUPPSTA | 24 Sept 2024 | View |
| Tree Constraints Plan- Sheet 1 of 2PPLAN | 3 Sept 2024 | View |
| Officer ReportPOFFREP | 7 Mar 2025 | View |
| Flood Risk AssessmentPFLOODRI | 12 Dec 2024 | View |
| Amended - Flood Risk Assessment *PFLOODRI | 19 Nov 2024 | View |
| Decision NoticePDECNOT | 7 Mar 2025 | View |
| Design and Access StatementPDNAS | 13 Sept 2024 | View |
| Canals + Rivers CommentsPCONSULT | 25 Sept 2024 | View |
| Countryside Ecology Comments (Redacted)PCONSULT | 25 Sept 2024 | View |
| Floods team further commentsPCONSULT | 28 Mar 2025 | View |
| Floods Team further commentsPCONSULT | 13 Dec 2024 | View |
| SCC Highways commentsPCONSULT | 31 Jan 2025 | View |
| Floods Team further commentsPCONSULT | 28 Nov 2024 | View |
| Ecology CommentsPCONSULT | 3 Dec 2024 | View |
| Standing Advice from NE on Impact Risk Zones for SSSIPCONSULT | 4 Dec 2024 | View |
| Flood Team further commentsPCONSULT | 4 Dec 2024 | View |
| Parks & Open Spaces commentsPCONSULT | 27 Sept 2024 | View |
| The Coal Authority commentsPCONSULT | 4 Oct 2024 | View |
| The Coal Authority further commentsPCONSULT | 14 Oct 2024 | View |
| Environmental Health commentsPCONSULT | 15 Oct 2024 | View |
| Flood Team commentsPCONSULT | 18 Oct 2024 | View |
| Amended - Biodiversity Statement and Metric AssessmentPAMDPLAN | 19 Nov 2024 | View |
| Approved 7.3.25 - Location planPAPPDWG | 27 Sept 2024 | View |
| Approved 7.3.25 - Site PlanPAPPDWG | 3 Sept 2024 | View |
| Approved 7.3.25 - Proposed Floor PlansPAPPDWG | 3 Sept 2024 | View |
| Approved 7.3.25 - Proposed ElevationsPAPPDWG | 3 Sept 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 sourceSite notice end 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 hereby permitted shall be carried out in accordance with the following approved plans: • Proposed Site Plan - 10303/030 • Proposed Elevations and Sections - 10303/032 • Proposed Floor Plans - 10303/031 • Location Plan - 10303/033 Reason For the avoidance of doubt and in the interests of proper planning.
- 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.
- Before the development hereby approved is commenced, including any site clearance, preparatory, groundworks or any breaking ground, a detailed surface water drainage design shall be submitted to and approved in writing by the Local Planning Authority. The design must demonstrate: A) Drainage Method Provide a detailed drainage plan with cover levels, invert levels, pipe numbers from hydraulic modelling, proposed SuDS etc. Provide drainage details including proposed SuDS. The site is to discharge at a rate of 2.1l/s. It is unclear where the hydrobrake is located. B) Hydraulic Calculations The hydraulic calculations need to be modelled using the latest FEH data not FSR. C) Water Quality Please provide supporting information to demonstrate that sufficient water quality measures have been incorporated into the design for all sources of runoff. This should be in accordance with the CIRIA SuDS Manual Simple Index Approach and SuDS treatment design criteria. D) Maintenance Please state the party/-ies responsible for the maintenance of the proposed surface water system including name, contact details and address details. E) FFL’s Ensure that internal FFL’s are a minimum of 150mm above the adjacent external ground level. Reason To reduce the risk of surface water flooding to the development and properties downstream for the lifetime of the development. To ensure the development is provided with a satisfactory means of drainage and/or to reduce the risk of creating or exacerbating a flooding problem and/or to minimise the risk of pollution and/or to safeguard water quality from fuels, oils and other chemicals from the site in accordance with NPPF10, BCCS Policy ENV5 and ENV40.
- Before the development hereby approved is commenced, a Construction Surface Water Management Plan to demonstrate how flood risk will be managed prior to the completion of the approved drainage strategy. Developer to ensure that satisfactory arrangements for the control of surface water are in place as part of any temporary works associated with the permanent development, to ensure that flood risk is not increased prior to the completion of the approved drainage strategy. Reason To reduce the risk of surface water flooding to the development and surrounding properties during construction. To ensure the development is provided with a satisfactory means of drainage and/or to reduce the risk of creating or exacerbating a flooding problem and/or to minimise the risk of pollution and/or to safeguard water quality from fuels, oils and other chemicals from the site in accordance with NPPF10, BCCS Policy ENV5 and ENV40.
- No development shall take place including any works of demolition, until a Highways Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The plan shall provide for :- • A site compound with associated temporary buildings • The parking of vehicles of site operatives and visitors • Times of deliveries including details of loading and unloading of plant and materials • Storage of plant and materials used in constructing the development • Duration of works • Wheel wash facilities Reason To mitigate potential adverse impacts from construction activities on residential amenity.
- Notwithstanding the details shown on the approved plans, the development shall not take place above slab level until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be undertaken during the following planting season. Any trees or shrubs planted or retained in accordance with this condition which are removed, die, or become seriously diseased within 5 years of planting shall be replaced in the next planting season by trees or shrubs of similar size and species Reason The existing vegetation makes an important contribution to the visual amenity of the area that should be safeguarded in accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- Prior to the first occupation of the building hereby approved, a Landscape and Ecological Management Plan (LEMP) shall be submitted to, and approved in writing by, the LPA. The content of the LEMP shall include the following: a) Description and evaluation of the features to be managed; b) Ecological trends and constraints on site that may influence management; c) Aims and objectives of management; d) Appropriate management options for achieving aims and objectives; e) Prescriptions for management actions; f) Preparation of a works schedule (including an annual work plan) and the means by which the plan will be rolled forward for a five year period; g) Details of the body or organisation responsible for implementation of the plan h) Detailed monitoring scheme with defined indicators to be used to demonstrate achievement of the appropriate habitat quality; i) Possible remedial/contingency measures triggered by monitoring; j) The financial and legal means through which the plan will be implemented. The plan shall be carried out as approved. Reason To secure appropriate management of biodiversity in accordance with CP3 and CP12 and the NPPF.
- Prior to the first occupation of the development hereby approved, a noise assessment shall be submitted to the Local Planning Authority for approval. In accordance with the approved Plant Noise Assessment Report, the noise assessment shall specify mitigation to achieve the following: Thereafter, the approved details shall be implemented in full and maintained in perpetuity. Reason To mitigate potential adverse impacts from noise on residential amenity in line with paragraphs 183-188 of the National Planning Policy Framework.
- The development hereby permitted shall not be brought into use until the servicing and parking areas have been provided in a bound and porous material in accordance with the submitted Drawing No. 10303 030 REV ‘Proposed Site Plan’ and shall thereafter be retained for the lifetime of the development. Reason In the interest of highway safety.
- Notwithstanding any details shown on the approved plans, the development hereby permitted shall not be bought into use until full details of safe, secure and weatherproof cycle parking facilities and locker facilities for staff, have been submitted to and approved in writing by the Local Planning Authority. The cycle parking and locker facilities shall be constructed in accordance with the approved details and thereafter be retained for the life of the development. Reason To encourage sustainable modes of transport to and from the site, in accordance with Policy CP10 of the Cannock Chase Local Plan 2014 and the National Planning Policy Framework.
- Notwithstanding any details provided, the development hereby permitted shall not be brought into use until measures to control the arrival/departure of delivery and servicing vehicles utilising the western vehicular site access from Wheelhouse Road have been implemented in accordance with details to first be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter operate in accordance with the approved measures. Reason In the interest of highway safety.
- Notwithstanding the submitted details, before the development hereby approved is first occupied, a revised Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall set out proposals to promote travel by sustainable modes by providing a 2-Month Free Bus Taster Tickets offered to all new members of staff as a measure to increase public transport use. The Travel Plan shall be implemented in accordance with the timetable set out in that plan. Reports demonstrating progress in promoting sustainable transport measures shall be submitted annually on each anniversary of the date of the planning permission to the Local Planning Authority for approval following achieving a 75% response rate to the questionnaire survey for a period of five years from first occupation of the development. To encourage sustainable modes of transport to and from the site, in accordance with Policy CP10 of the Cannock Chase Local Plan 2014 and the National Planning Policy Framework.
- The development hereby approved shall be carried out in accordance with the materials specified on the approved plans (Proposed Elevations and Sections - 10303/032) unless otherwise agreed in writing 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.
- A) 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 prior to the development being commenced above ground level. B) 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 prior to the development being commenced above ground level. C) Thereafter, 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. 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. 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.
- 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, in that order of priority. 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. 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). The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan in respect of this permission is Cannock Chase Council. 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. When applying 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 condition cannot be removed or varied.
- 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 There are two mine entries in proximity to the site where monitoring is undertaken in relation to underground mine water/gas systems in the area. They have noted that occasional access may still be required to these in the future. The Coal Authority has no current data on mine water level in the vicinity of the site. Mine water gradients are unknown across the region and therefore there is the potential for mine water to be shallow beneath the site. There is potential for mine water and/or groundwater to be encountered during the proposed works, potentially under artesian pressures. Measures should be put in place to manage water should it be encountered. It should be noted that that any information or advice provided in the response of the Coal Authority should not be considered to constitute a risk assessment with respect to underground water.
- Land Contamination 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 following development, the applicant may be liable under Part 2A of the Environmental Protection Act 1990. 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 The matters to be considered as part of the construction management plan should be agreed with the Local Planning Authority; issues to be considered to include: • Dust. • Engagement with the local community and complaint management. It is recommended that you confirm the matters to be considered with the Environmental Protection Team (environmentalhealth@cannockchasedc.gov.uk / 01543 462621). Cannock Chase Council encourages all contractors to be ‘Considerate Constructors’ by being aware of the needs of neighbours and the environment; we encourage developers adopt the Considerate Constructors Scheme https://www.ccscheme.org.uk/.
- Reason for Grant of Permisison 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.
