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
Change of use from a former general manufacturing use class B2 to use class B8 - storage and distribution, with associated building refurbishment and external works
Proposal details
- Reference
- CH/24/286
- Alternative references
- PP-12950669
- Ward
- Norton Canes
- Parish
- Norton Canes CP
- UPRN
- 100032223866
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| Document | Published | Action |
|---|---|---|
| Drainage PlanPPLAN | Not published | View |
| Pumping Station Flow Control Chamber & Vortex ChamberPSUPPSTA | Not published | View |
| Phase 1 Desk Study pt.3PSUPPSTA | Not published | View |
| Structural SurveyPSUPPSTA | Not published | View |
| Lighting SchemePSUPPSTA | Not published | View |
| Design and Access StatementPDNAS | Not published | View |
| Transport StatementPTRANSAS | Not published | View |
| Existing Topo Survey 3/3PPLAN | Not published | View |
| Existing Topo Survey 2/3PPLAN | Not published | View |
| Existing Topo Survey 1/3PPLAN | Not published | View |
| Site Sections 9-11PPLAN | Not published | View |
| Site Sections 5-8PPLAN | Not published | View |
| Site Section 1-4PPLAN | Not published | View |
| Boundary TreatmentsPPLAN | Not published | View |
| Approved 29.1.25 - Site PlanPAPPDWG | Not published | View |
| Approved 29.1.25 - Site Location PlanPAPPDWG | Not published | View |
| Approved 29.1.25 - Proposed Site PlanPAPPDWG | Not published | View |
| 3D VisualisationsPPLAN | Not published | View |
| Approved 29.1.25 - Existing and Proposed Elevations and Floor PlansPAPPDWG | Not published | View |
| Approved 29.1.25 - Existing and Proposed ElevationsPAPPDWG | Not published | View |
| Approved 29.1.25 - Existing and Proposed Ground Floor PlansPAPPDWG | Not published | View |
| Landscape Master PlanPPLAN | Not published | View |
| Landscape General SectionsPPLAN | Not published | View |
| Planting Plan 5 of 5PPLAN | Not published | View |
| Planting Plan 4 of 5PPLAN | Not published | View |
| Planting Plan 3 of 5PPLAN | Not published | View |
| Planting Plan 2 of 5PPLAN | Not published | View |
| Planting Plan 1 of 5PPLAN | Not published | View |
| Application Form - Without Personal DataPAPPFRM | Not published | View |
| Tree SurveyPTREEREP | 22 Oct 2024 | View |
| Drainage StrategyPSUPPSTA | 22 Oct 2024 | View |
| Phase 1 Desk Study pt.1PSUPPSTA | 22 Oct 2024 | View |
| Phase 1 Desk Study pt.2PSUPPSTA | 22 Oct 2024 | View |
| Phase 1 Desk Study pt.4PSUPPSTA | 22 Oct 2024 | View |
| Preliminary Ecological Appraisal - redactedPSUPPSTA | 22 Oct 2024 | View |
| Cadent Gas pipe location planPCONSULT | 24 Oct 2024 | View |
| Cadent Gas commentsPCONSULT | 24 Oct 2024 | View |
| Econ Dev commentsPCONSULT | 29 Oct 2024 | View |
| Objection receivedPNEIGHCO | 30 Oct 2024 | View |
| Planning statementPSUPPSTA | 30 Oct 2024 | View |
| Objection receivedPNEIGHCO | 31 Oct 2024 | View |
| Objection receivedPNEIGHCO | 31 Oct 2024 | View |
| Objection receivedPNEIGHCO | 31 Oct 2024 | View |
| Objection receivedPNEIGHCO | 31 Oct 2024 | View |
| Further objection receivedPNEIGHCO | 1 Nov 2024 | View |
| Objection receivedPNEIGHCO | 6 Nov 2024 | View |
| Parks & Open Spaces commentsPCONSULT | 11 Nov 2024 | View |
| Ecology Officer commentsPCONSULT | 12 Nov 2024 | View |
| Further comments receivedPNEIGHCO | 13 Nov 2024 | View |
| Further comments receivedPNEIGHCO | 15 Nov 2024 | View |
| Biodiversity Net Gain AssessmentPAMDPLAN | 20 Nov 2024 | View |
| Statutory Biodiversity Metric Condition AssessmentPAMDPLAN | 20 Nov 2024 | View |
| Statutory Biodiversity Metric Calculation ToolPAMDPLAN | 20 Nov 2024 | View |
| Biodiversity Gain PlanPAMDPLAN | 20 Nov 2024 | View |
| Enironmental health commentsPCONSULT | 29 Nov 2024 | View |
| Objection receivedPNEIGHCO | 3 Dec 2024 | View |
| Ecology amended commentsPCONSULT | 3 Dec 2024 | View |
| Highways commentsPCONSULT | 12 Dec 2024 | View |
| Officer ReportPOFFREP | 29 Jan 2025 | View |
| Decision NoticePDECNOT | 29 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 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
- The development hereby permitted shall be carried out in accordance with the following approved plans: 7001-DWH-MPL-XX-DR-A-900 Location Plan 7001-DWH-B02-ZZ-DR-A-0001 P04 Existing and Proposed Plans and Elevations 7001-DWH-B01-ZZ-DR-A-0010 P03 Existing and Proposed Elevations 7001-DWH-B01-ZZ-DR-A-0001 P03 Existing and Proposed Plans 7001-DWH-MPL-XX-DR-A-9012 P02 7001-DWH-MPL-XX-DR-A-9000 P09 Proposed Site Plan 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.
- The proposed car and cycle parking, access, servicing and circulation areas as shown on the approved ‘Proposed Site Plan’ Drawing No. 7001-DWH-MPL-XX-DR-A-9000 Revision P10 shall be sustainably drained, hard surfaced in a bound material and marked out prior to the first occupation of the building hereby permitted and shall thereafter be retained for the lifetime of the development. Reason In the interest of highway safety.
- Prior to first occupation, a booking in system shall be submitted to and approved in writing by the Local Planning Authority. The scheme should provide delivery details including the date, time and vehicle type to ensure that no more than 3no HGVs are loaded and unloaded at any one time on site. The approved system shall thereafter be retained for the lifetime of the development. Reason In the interest of highway safety.
- The servicing and turning areas are to be kept clear and as intended for the lifetime of the development. Reason In the interest of highway safety.
- The development shall not commence above slab level until a Habitat Management and Monitoring Plan (the HMMP) prepared in accordance with the approved Biodiversity Gain Plan including: a) a non-technical summary; b) the roles and responsibilities of the people or organisation(s) delivering the HMMP; c) the planned habitat creation works to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; d) the timeframe for the start and end of the habitat creation works; e) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of the habitat creation works; f) the monitoring methodology and frequency in respect of the created or enhanced habitat; g) the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer h) the procedure(s) in the form of a remediation and reinstatement methodology for addressing a failure to manage and maintain the full extent of habitat(s) to the specified condition(s) at any point in time over the period of the HMMP, has been submitted to, and approved in writing by, the local planning authority. The created and/or enhanced habitat specified in the latest approved HMMP shall be managed and maintained in accordance with the latest approved HMMP. Reason To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and Policy CP12 of the Cannock Chase Local Plan (Part 1) 2014.
- Notice in writing shall be given to the Local Planning Authority when habitat creation and enhancement works as set out in the latest approved Habitat Management and Monitoring Plan have been completed for the purposes of defining the start of the 30year habitat management and monitoring period. The 30-year habitat management and monitoring period shall not begin unless and until agreed in writing by the Local Planning Authority. Reason To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and Policy CP12 of the Cannock Chase Local Plan (Part 1) 2014.
- Monitoring reports including biodiversity reconciliation calculations at years 2, 3, 5, 10, 15, 20 & 30 of the 30 year habitat management and monitoring period, shall be submitted to the local planning authority in writing in accordance with the methodology specified in the latest approved Habitat Management and Monitoring Plan. Reason To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and Policy CP12 of the Cannock Chase Local Plan (Part 1) 2014.
- The approved landscape works shown on Dwg. Nos: - 1419-LL-02 P1 - 1419-LL-03 P1 - 1419-LL-04 P1 - 1419-LL-05 P1 - 1419-LL-06 P1 - 1419 - LL-07 P1 - 1419-MP-01 P3 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 interests of visual amenity and to ensure compliance with Local Plan Policies CP3, CP15, CP16 and the NPPF.
- The boundary treatments shall be provided in accordance with the approved details, as identified on plans reference 7001-DWH-MPL-XX-DR-A-9015 P02 Boundary Treatments, prior to the first occupation of the site and thereafter shall be retained for the life of the development. Reason In the interests of visual amenity and to ensure compliance with Local Plan Policies CP3 and the NPPF.
- Prior to the erection of any external lighting on the site, a lighting plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out strictly in accordance with the approved details and thereafter retained for the lifetime of the development. Reason To minimise disturbance to neighbouring occupiers, in accordance with Policy CP3 of the Cannock Chase Local Plan 2014 and the NPPF.
- No development shall take place above slab level, until a 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 statement shall provide for :- • 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 (if required) Reason To minimise disturbance to neighbouring occupiers during the development phase, in accordance with Policy CP3 of the Cannock Chase Local Plan 2014 and the NPPF.
- Prior to the first occupation of the development hereby approved, the scheme shall be fully implemented in accordance with the surface and foul drainage strategy as shown on plan reference 197320-0124-10-XX-XX-DSR-001-C01/V1 and 0124-10-D20-XX-XX-M2-C-501-P04- DRAINAGE PLAN. Reason To avoid surface water flooding in accordance with the NPPF.
- Prior to first occupation of the development hereby approved, a noise impact assessment shall be submitted to the Local Planning Authority. The report shall include details on appropriate operating hours. Any recommendations and measures detailed within the submitted report shall be carried out prior to first use and retained for the lifetime of the development. To protect the amenity of and to minimise disturbance to neighbouring occupiers, in accordance with Policy CP3 of the Cannock Chase Local Plan 2014 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.
- No materials shall be used for the external surfaces of the development other than those specified on the application, except with the written approval of the Local Planning Authority. Reason In the interests of visual amenity and to ensure compliance with Local Plan Policies CP3 and the NPPF
- 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
- 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.
- Existing vegetation to the northwest of the vehicular access point will be required to be regularly trimmed to maintain clear visibility.
- Cadent Gas Ltd own and operate the gas infrastructure within the area of your development. There may be a legal interest (easements and other rights) in the land that restrict activity in proximity to Cadent assets in private land. The applicant must ensure that the proposed works do not infringe on legal rights of access and or restrictive covenants that exist. If buildings or structures are proposed directly above the apparatus the development may only take place following diversion of the apparatus. The applicant should apply online to have apparatus diverted in advance of any works, by visiting cadentgas.com/diversions Prior to carrying out works, including the construction of access points, please register on www.linesearchbeforeudig.co.uk to submit details of the planned works for review, ensuring requirements are adhered to.
- 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
