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
Outline planning application with some matters reserved for the erection of 3no semi-detached bungalows and replacement of 1no detached house
Proposal details
- Reference
- CH/24/301
- Alternative references
- PP-13453760
- Agent
- JOHN REYNOLDS
- UPRN
- 100031619400
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 31 of 31
| Document | Published | Action |
|---|---|---|
| Site Location and Block PlanPLOCPLAN | Not published | View |
| Application Form - without personal informationPAPPFRM | Not published | View |
| Env Health commentsPCONSULT | 6 Nov 2024 | View |
| Bat & Bird SurveyPADDINFO | 19 Nov 2024 | View |
| BNG ReportPADDINFO | 19 Nov 2024 | View |
| Ecology Officer commentsPCONSULT | 19 Nov 2024 | View |
| Parks & Open Spaces commentsPCONSULT | 26 Nov 2024 | View |
| Ecology Officer further commentsPCONSULT | 28 Nov 2024 | View |
| Arboriculturist reportPSUPPSTA | 6 Jan 2025 | View |
| Amended Design & Access StatementPAMDPLAN | 15 Jan 2025 | View |
| Amended - Page 15 site photosPAMDPLAN | 15 Jan 2025 | View |
| Amended - page 17 site photosPAMDPLAN | 15 Jan 2025 | View |
| Ecology Officer further commentsPCONSULT | 17 Jan 2025 | View |
| Parks & Open Spaces further commentsPCONSULT | 23 Jan 2025 | View |
| Superseded - Biodiversity MetricPSUPPLAN | 29 Jan 2025 | View |
| Amended Preliminary Ecological AppraisalPAMDPLAN | 31 Jan 2025 | View |
| Amended - Biodiversity Metric calculation tool (disabled)PAMDPLAN | 31 Jan 2025 | View |
| BNG UKHab mapPADDINFO | 31 Jan 2025 | View |
| Approved 9.4.25 - Amended Site PlanPAPPDWG | 5 Feb 2025 | View |
| SCC Highways commentsPCONSULT | 20 Feb 2025 | View |
| Ecology CommentsPCONSULT | 19 Mar 2025 | View |
| Amended - Biodiversity MetricPAMDPLAN | 19 Mar 2025 | View |
| BNG Metric Calc ToolPADDINFO | 25 Mar 2025 | View |
| BNG onsite creation mapPADDINFO | 25 Mar 2025 | View |
| UKHab MapPADDINFO | 25 Mar 2025 | View |
| Statement of DegradationPADDINFO | 25 Mar 2025 | View |
| Parks & Open Spaces further commentsPCONSULT | 25 Mar 2025 | View |
| Ecology CommentsPCONSULT | 1 Apr 2025 | View |
| Landscaping PlanPPLAN | 2 Apr 2025 | View |
| Officer ReportPOFFREP | 9 Apr 2025 | View |
| Decision NoticePDECNOT | 9 Apr 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.
Decision due 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
- 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.
- In the case of any reserved matters, application for approval must be made not later than the expiration of three years beginning with the date on which this permission is granted; and The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matters to be approved. Reason To comply with the requirements of Section 92 of the Town & Country Planning Act 1990.
- No plant or machinery shall be operated, no loading or unloading of vehicles and no movement of commercial vehicles to or from the site shall take place outside the hours of 08:00hrs. to 18:00hrs Monday to Friday and 08:00hrs to 13:00hrs Saturday. None of the above operations shall be carried out at any time on Sundays or Bank and Public 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 Policies CP3 - Chase Shaping, and the NPPF.
- The proposed access, turning and parking areas as shown on the approved drawing labelled Proposed Site Plan Drawing No. 2024:50:02 Revision B shall be sustainably drained, hard surfaced in a bound material and marked out prior to occupation of the proposal hereby permitted. Thereafter these parking areas shall be retained in accordance with the approved plans for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority. Reason In the interest of highway safety.
- The development hereby permitted shall be carried out in accordance with the following approved plans: • Proposed Site Plan - 2024:50:02B - Rev B Reason For the avoidance of doubt and in the interests of proper planning.
- 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. 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 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 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 The biodiversity gain condition cannot be removed or varied.
- No part of the development hereby permitted shall be commenced until approval of the details of appearance, landscaping, and scale ('the reserved matters') has been obtained from the Local Planning Authority. Reason The permission is in principle only and does not authorise development to commence until all 'the reserved matters' have been approved. To ensure compliance with the requirements of Section 92 of the Town & Country Planning Act 1990.
- No phase of the development including demolition shall take place until a Construction Management Plan (CMP) 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 include: • Arrangements for the parking of site operatives and visitors. • Loading and unloading of plant and materials. • Storage of plant and materials used in constructing the development. • Construction hours. • Wheel washing or other measures to remove mud or debris carried onto the highway Reason In the interest of highway safety.
- If Japanese Knotweed is found to be present within the application site, No development shall commence until a detailed statement for the removal / eradication of the Japanese Knotweed on the site has been submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed measures to prevent the spread of Japanese Knotweed during any operations such as mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / roots / stems of any invasive plant covered under the Wildlife & Countryside Act 1981. The approved details shall thereafter be implemented. Reason To ensure a satisfactory standard of environment for existing and future occupiers of the land in accordance with paragraph 187 of the NPPF
