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 an industrial unit with associated car parking
Proposal details
- Reference
- CH/25/0100
- Alternative references
- PP-13891330
- Ward
- Hawks Green with Rumer Hill
- Agent
- Richard Tonks
- UPRN
- MAN000000000121923
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Sign in to view collected detailsDocuments 25 of 25
| Document | Published | Action |
|---|---|---|
| Approved 10.10.25 - Proposed Plans and ElevationsPAPPDWG | Not published | View |
| Approved 10.10.25 - Site PlanPAPPDWG | Not published | View |
| Existing Site PlanPPLAN | Not published | View |
| Approved 10.10.25 - Site Location PlanPAPPDWG | Not published | View |
| Design and Access StatementPDNAS | Not published | View |
| BNG AssessmentPSUPPSTA | Not published | View |
| Application Form - Without Personal DataPAPPFRM | Not published | View |
| Cadent Gas Pipe Location PlanPCONSULT | 4 Apr 2025 | View |
| Cadent Gas commentsPCONSULT | 4 Apr 2025 | View |
| Env Health commentsPCONSULT | 7 Apr 2025 | View |
| Highways commentsPCONSULT | 15 Apr 2025 | View |
| Landscape commentsPCONSULT | 17 Apr 2025 | View |
| Ecology CommentsPCONSULT | 22 Apr 2025 | View |
| Amended - Grassland ClassificationPAMDPLAN | 21 Jul 2025 | View |
| Amended - BNG MetricPAMDPLAN | 21 Jul 2025 | View |
| Ecology Officer further commentsPCONSULT | 4 Aug 2025 | View |
| Amended - BNG Technical NotePAMDPLAN | 27 Aug 2025 | View |
| Urban Habitat ClassificationPSUPPSTA | 27 Aug 2025 | View |
| Off-site Habitat CreationPSUPINFO | 27 Aug 2025 | View |
| Amended - BNG Gain PlanPAMDPLAN | 27 Aug 2025 | View |
| Japanese Knotweed ReportPSUPPSTA | 27 Aug 2025 | View |
| Ecology commentsPCONSULT | 10 Sept 2025 | View |
| CEMPPADDINFO | 10 Oct 2025 | View |
| Officer ReportPOFFREP | 10 Oct 2025 | View |
| Decision NoticePDECNOT | 10 Oct 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.
Site notice 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 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
- No building shall be occupied until the vehicular accesses onto Phoenix Road have been fully constructed and hard surfaced in a bound material, in accordance with approved plans drawing no. 2338-03. Reason In the interest of highway safety.
- The development hereby permitted shall be carried out in accordance with the following approved plans: • Site Location Plan 2338-01-A • Proposed Plans and Elevations 2338-20-Plans Elevations • Ridings Park 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 development hereby approved shall take place in full accordance with Construction Environment Management Plan reference 2338-11 and shall be adhered to throughout the construction phase, including any demolition. Reason In the interest of highway safety.
- The proposed car parking, access, and circulation areas as shown on the approved plans drawing 2338-03 shall be hard surfaced in a bound material, lit and marked out prior to the first occupation of the site hereby permitted. Thereafter these parking/servicing 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.
- 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, CP15, CP16, RTC3 (where applicable) and the NPPF.
- The development hereby approved shall take place in full accordance with the control measures for Japanese Knotweed, as set out within the Japanese Knotweed Control Programme produced by Conservation Land Services Ltd (dated 31st July 2025). Reason In order to safeguard the site and the wider ecological environment from an invasive plant species, in accordance with Policy CP10 of the Cannock Chase Local Plan 2014 and 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
- 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.
- 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.
