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 existing dwellings and erection of 2x semi detached and 1x detached 3x bed dwellings
Proposal details
- Reference
- CH/25/0167
- Alternative references
- PP-14034574
- Ward
- Heath Hayes & Wimblebury
- Parish
- Heath Hayes and Wimblebury CP
- Agent
- JOHN REYNOLDS
- UPRN
- 200003094740
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Sign in to view collected detailsDocuments 28 of 28
| Document | Published | Action |
|---|---|---|
| Biodiversity statementPSUPPSTA | Not published | View |
| Protected Species SurveyPSUPPSTA | Not published | View |
| Design & Access StatementPDNAS | Not published | View |
| Approved 29.8.25 - Proposed Floor Plans and ElevationsPAPPDWG | Not published | View |
| Approved 29.8.25 - Proposed Site PlanPAPPDWG | Not published | View |
| Existing Site PlanPPLAN | Not published | View |
| Approved 29.8.25 - Site Location PlanPAPPDWG | Not published | View |
| Application Form - Without Personal DataPAPPFRM | Not published | View |
| Mining Remediation Authority Comments (Redacted)PCONSULT | 5 Jun 2025 | View |
| Landscape commentsPCONSULT | 10 Jun 2025 | View |
| Heath Hayes & Wimblebury PC commentsPCONSULT | 11 Jun 2025 | View |
| Ecology CommentsPCONSULT | 17 Jun 2025 | View |
| Environmental Health CommentsPCONSULT | 19 Jun 2025 | View |
| Coal Mining ReportPSUPPSTA | 10 Jul 2025 | View |
| SCC Highways commentsPCONSULT | 15 Jul 2025 | View |
| The Coal Authority updated commentsPCONSULT | 17 Jul 2025 | View |
| CEMPPADDINFO | 30 Jul 2025 | View |
| Phase 1 Ground Investigation AssessmentPGROUNDI | 31 Jul 2025 | View |
| Highways further commentsPCONSULT | 4 Aug 2025 | View |
| Amended - BNG MetricPAMDPLAN | 6 Aug 2025 | View |
| Approved 29.8.25 - Amended - Hard and Soft LandscapingPAPPDWG | 6 Aug 2025 | View |
| Tree Survey PlanPPLAN | 6 Aug 2025 | View |
| Arboricultural Report - Risk ManagementPSUPPSTA | 6 Aug 2025 | View |
| Ecology Officer further commentsPCONSULT | 18 Aug 2025 | View |
| Landscape further commentsPCONSULT | 28 Aug 2025 | View |
| Officer ReportPOFFREP | 29 Aug 2025 | View |
| Decision NoticePDECNOT | 29 Aug 2025 | View |
| Environmental Health further CommentsPCONSULT | 1 Sept 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 sourceConsultation expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceStatutory expiry 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.
- 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.
- No materials shall be used for the external surfaces of the development other than those specified on the application. 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 approved landscape works shown on Dwg. No. 2025:05:10:05A 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 interest of visual amenity of the area. In accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- Any trees or plants which within a period of five years from the date of planting die, are removed or become seriously damaged or diseased, shall be replaced in the following planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. Reason In the interests of visual amenity of the area. In accordance with Local Plan Policies CP3, CP12, CP14 and the NPPF.
- 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, CP8 - Employment Land and the NPPF.
- The development hereby permitted shall be carried out in accordance with the following approved plans: • hard + soft landscape details - 2025:05:10:05A • proposed site plan - 2025:05:10:03 • floor plans + elevations - 2025:05:10:04 • location plan - 2025:05:10:01 Reason For the avoidance of doubt and in the interests of proper planning.
- Pre-commencement Statutory Biodiversity Net Gain Condition 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. 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. Submit a biodiversity gain plan - GOV.UK The biodiversity gain condition cannot be removed or varied.
- 1. No above ground development shall commence until (excluding demolition of existing structures and site clearance); a) a scheme of intrusive investigations has been carried out on site to establish the risks posed to the development by past shallow coal mining activity; and b) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason In order to enable the development to proceed in a safe environment and to protect the health and safety of its occupiers and to ensure compliance with Local Plan Policy CP3 and the NPPF.
- Prior to the occupation of the development, or it being taken into beneficial use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity. Reason In order to enable the development to proceed in a safe environment and to protect the health and safety of its occupiers and to ensure compliance with Local Plan Policy CP3 and the NPPF.
- Notwithstanding the approved plans, the dwellings shall not be occupied until details for the vehicular accesses onto Wimblebury Road have been submitted to and approved by the Local planning Authority. Thereafter, the approved scheme shall be fully constructed prior to first occupation. . Reason In the interest of highway safety.
- The hereby approved development shall be carried out in accordance with the ap-proved ‘DEMOLITION & CONSTRUCTION METHOD STATEMENT’. 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 and in the interests of highway safety.
- Mining Remediation Authority Ground Investigations Under the Coal Industry Act 1994 any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority since these activities can have serious public health and safety implications. Such activities could include site investigation boreholes, excavations for foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain permission to enter or disturb our property will result in the potential for court action. Application forms for Coal Authority permission and further guidance can be obtained from The Coal Authority’s website at: www.gov.uk/get-a-permit-to-dealwith-a-coal-mine-on-your-property Shallow coal seams In areas where shallow coal seams are present caution should be taken when carrying out any on site burning or heat focused activities. Requirement for Incidental Coal Agreements If any future development has the potential to encounter coal seams which require excavating, for example excavation of building foundations, service trenches, development platforms, earthworks, non-coal mineral operations, an Incidental Coal Agreement will be required from the Coal Authority. Further information regarding Incidental Coal Agreements can be found here https://www.gov.uk/government/publications/incidental-coal-agreement/guidancenotes-for-applicants-for-incidental-coal-agreements
- Prior to commencement (excluding demolition of existing structure and site clearance) Prior to the commencement of development of the hereby appproved development (excluding demolition of existing structure and site clearance): a) Where the desk study has identified the potential presence of land contamination, suitable site investigations shall be undertaken to determine the significance of that contamination. The site investigation findings, together with their interpretation, shall be submitted to the Local Planning Authority for approval. b) Where unacceptable risks from land contamination are confirmed, an appraisal of the remediation options, together with a detailed remediation strategy, shall be submitted to the Local Planning Authority for approval. c) 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. Reason To prevent new and/or existing development from being put at unacceptable risk from unacceptable levels of soil pollution, in accordance with paragraph 196-201 of the National Planning Policy Framework.
- Environmental Health The responsibility for safe development and secure occupancy of the site rests solely with the developer. 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. 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.
- If 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. If, on completion of development, no additional land contamination has been encountered, the developer shall confirm the same, in writing, to the Local Planning Authority. Reason To prevent new and/or existing development from being put at unacceptable risk from unacceptable levels of soil pollution, in accordance with paragraph 196-201 of the National Planning Policy Framework.
