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 a rear and side extension to create 8 additional bedrooms
Proposal details
- Reference
- CH/25/0122
- Alternative references
- PP-13561679
- Ward
- Hednesford Hills & Rawnsley
- Agent
- Simon Dawes
- UPRN
- MAN000000000121176
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Sign in to view collected detailsDocuments 26 of 26
| Document | Published | Action |
|---|---|---|
| Refused 11.7.25 - Design and Access StatementPREFDWG | Not published | View |
| Refused 11.7.25 - Existing and Proposed Site PlanPREFDWG | Not published | View |
| Refused 11.7.25 - Proposed Floor PlansPREFDWG | Not published | View |
| Refused 11.7.25 - Proposed ElevationsPREFDWG | Not published | View |
| Refused 11.7.25 - Existing Floor PlansPREFDWG | Not published | View |
| Refused 11.7.25 - Existing Elevations and Site Location PlanPREFDWG | Not published | View |
| Application Form - Without Personal DataPAPPFRM | Not published | View |
| Refused 11.7.25 - BNG ReportPREFDWG | 14 Apr 2025 | View |
| Refused 11.7.25 - BNG ReportPREFDWG | 14 Apr 2025 | View |
| Refused 11.7.25 - BNG Metrc AssessmentPREFDWG | 14 Apr 2025 | View |
| Refused 11.7.25 - BNG MetricPREFDWG | 14 Apr 2025 | View |
| The Coal Authority commentsPCONSULT | 28 May 2025 | View |
| Ecology Officer commentsPCONSULT | 29 May 2025 | View |
| Natural England comments - Annex APCONSULT | 9 Jun 2025 | View |
| Natural England commentsPCONSULT | 9 Jun 2025 | View |
| Refused 11.7.25 - Very Special Circumstances StatementPREFDWG | 13 Jun 2025 | View |
| Refused 11.7.25 - Amended - Proposed Site PlanPREFDWG | 18 Jun 2025 | View |
| Refused 11.7.25 - Parking Provision Supporting InformationPREFDWG | 18 Jun 2025 | View |
| Econ Dev commentsPCONSULT | 30 Jun 2025 | View |
| Planning Policy CommentsPCONSULT | 3 Jul 2025 | View |
| Offier ReportPOFFREP | 11 Jul 2025 | View |
| Decision NoticePDECNOT | 11 Jul 2025 | View |
| Landscaping CommentsPCONSULT | 15 Jul 2025 | View |
| Appeal Start emailAAPPSTAR | 29 Jan 2026 | View |
| Appeal - Negative EIA screening opinionAPPINFO | 13 Mar 2026 | View |
| Appeal - DecisionAPPDEC | 9 Jul 2026 | 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 source
Decision & conditions
Decision Notice Appeal - DecisionPlanning conditions
- The site is in the West Midlands Green Belt wherein there is a presumption against inappropriate development. Inappropriate development is, by definition, harmful to the Green Belt and should only be allowed where very special circumstances have been demonstrated to exist. Very special circumstances can only exist where the harm to the Green Belt and any other harm is clearly outweighed by other considerations. The proposed extension, when taken cumulatively with previously approved additions, would result in disproportionate additions significantly over and above the original building, resulting in inappropriate development within the Green Belt. As such the proposal is harmful to the Green Belt and, in accordance with paragraph 153 of the NPPF, substantial weight should be afforded to that harm. The considerations advanced by the applicant in respect of the acceptability of the scheme and the Very Special Circumstances are unevidenced and as such do not outweigh the harm to the Green Belt. As such it is concluded that the harm to the Green Belt is not clearly outweighed by other considerations and that very special circumstances to justify approval of the application have not been demonstrated to exist. As such in accordance with paragraph 153 of the National Planning Policy Framework, the application is refused.
- Insufficient information has been provided to enable the Local Planning Authority to assess the impact of the proposal on protected trees. The protected trees are sited immediately adjacent to the location of the proposed extension. As such, the proposal has the potential to have a detrimental impact upon the trees and thus the character of the location. In respect of this, the proposal is contrary to policies CP12 and CP14 of the Cannock Chase Local Plan 2014 and paragraph 135 of the National Planning Policy Framework (2024).
- Insufficient information has been provided to enable the Local Planning Authority to assess the impact of the proposal upon the biodiversity of the site and the wider location. The site is located within close proximity to Great Crested Newts. The Preliminary Ecological Appraisal fails to assess the potential impact on the Great Crested newts and thus identify measures to mitigate any risk to this species. As such, it has not been demonstrated that the scheme accords with policies CP13 of the Local Plan and paragraphs 187and 193 of the National Planning Policy Framework (2024).
- Insufficient information has been provided to enable the Local Planning Authority to assess the impact of the proposal upon ground stability. The site is located within an area designated as High Risk by the Mining Remediation Authority and has there are coal mining features and hazards. A Coal Risk Assessment is required in order to assess the impact the proposal would have on ground stability and public safety. As such, it has not been demonstrated that the scheme accords with paragraphs 196 of the National Planning Policy Framework (2024).
