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 exsiting Public House and erection of 7No Apartments
Proposal details
- Reference
- CH/24/303
- Alternative references
- PP-13312764
- Agent
- John Mason
- UPRN
- 10014216883
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 18 of 18
| Document | Published | Action |
|---|---|---|
| Design and Access StatementPDNAS | Not published | View |
| Topographical SurveyPPLAN | Not published | View |
| Approved 10.1.25 - Proposed ElevationsPAPPDWG | Not published | View |
| Approved 10.1.25 - Proposed Floor PlansPAPPDWG | Not published | View |
| Application Form - without personal informationPAPPFRM | Not published | View |
| Existing BuildingPPLAN | 9 Oct 2024 | View |
| Report and AppendicesPSUPPSTA | 6 Nov 2024 | View |
| Protected Species and HabitatPSUPPSTA | 6 Nov 2024 | View |
| Env Health commentsPCONSULT | 13 Nov 2024 | View |
| Ecology officer commentsPCONSULT | 21 Nov 2024 | View |
| Ground InvestigationPGROUNDI | 27 Nov 2024 | View |
| Parks & Open spaces commentsPCONSULT | 28 Nov 2024 | View |
| EH Updated CommentsPCONSULT | 2 Dec 2024 | View |
| Approved 10.1.25 - Amended - Site Plan rev.CPAPPDWG | 12 Dec 2024 | View |
| Highways commentsPCONSULT | 17 Dec 2024 | View |
| Econ dev commentsPCONSULT | 30 Dec 2024 | View |
| Officer ReportPOFFREP | 10 Jan 2025 | View |
| Decision NoticePDECNOT | 10 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.
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
- 1. 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: - 3052.04A Proposed Elevations - 3052.02A Proposed Floor Plans - 3052.10C Site Plan Reason For the avoidance of doubt and in the interests of proper planning.
- Prior to the commencement of development: a) A detailed remediation strategy shall be submitted to the Local Planning Authority for approval. b) The approved remediation strategy shall be implemented. A report verifying remediation shall be submitted to the Local Planning Authority for approval. The above requirements shall be undertaken in accordance with Environment Agency Land Contamination: Risk Management guidance. In the course of development: 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.
- 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 part of the development hereby approved shall commence above ground level until a scheme detailing the external environment-landscape, including 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'. Thereafter the development shall be carried out in accordance with the approved details. Reason In the interest of visual amenity of the area and in accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- 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 statement 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 (if required) Reason In the interest of highway safety.
- Prior to the commencement of development above ground level, the makes, models and locations of integrated bat roosting and bird nesting bricks/boxes shall be submitted to and approved in writing by the Local Planning Authority. The following shall be integrated into the apartment building on the site: - A minimum of two integrated bat bricks or boxes, suitable for nursery or summer roosting for small crevice dwelling bat species. - A minimum of three integrated swift bricks. The bricks/boxes shall be sited in suitable locations, with a clear flight path and where they will be unaffected by artificial lighting and remain in place for the lifetime of the development. Reason To improve biodiversity in accordance with the NPPF.
- Prior to the commencement of the development above ground level, a scheme for all external lighting at the site, including any security lighting, shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details. Reason To ensure a good standard of development is provided in the interests of residential amenity and crime prevent and to accord with policies CP3 and CP12 of the Local Plan and the NPPF.
- The proposed parking, accesses and turning areas as shown on the approved ‘Site Plan’ Drawing No. 3052.10 Revision C shall be sustainably drained, hard surfaced in a bound material and marked out prior to the first occupation of the dwellings hereby permitted. Thereafter these parking areas shall be retained in accordance with the approved plans for the lifetime of the development. Reason In the interest of highway safety.
- If additional land contamination (which was not previously identified) is encountered, the developer shall report the fact to the Local Planning Authority as soon as is practicable. Details on how the additional land 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. 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.
- 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
- Please note that prior to the access being constructed you require 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, Staffordshire ST16 2DH (or email to nmu@staffordshire.gov.uk). http://www.staffordshire.gov.uk/transport/staffshighways/licences/
- 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.
- a. The responsibility for safe development and secure occupancy of the site rests solely with the developer. b. The Local Planning Authority will determine the application based on the information submitted to it. Should a risk of harm remain following development, the developer may be held liable under Part 2A of the Environmental Protection Act 1990. c. 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.
- For swift bricks: Bricks should be positioned 1) Out of direct sunlight 2) At the highest possible position in the building’s wall 3) In clusters of at least three 4) 50 to 100cm apart 5) Not directly above windows 6) With a clear flightpath to the entrance 7) North or east/west aspects preferred. (See https://www.swift-conservation.org/Leaflet%204%20-%20Swift%20Nest%20Bricks%20- %20installation%20&%20suppliers-small.pdf for more details). 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. CH-24-303-AJ Page 3 of 3 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 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 condition cannot be removed or varied.
- Any tree, hedge or shrub planted as part of the approved landscape and planting scheme (or replacement tree/hedge) on the site, which dies or is lost through any cause during a period of 5 years from the date of first planting, shall be replaced in the next planting season with others of similar size and species, 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 and the NPPF.
