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
Non-material amendments to reserved matters approval CH/21/0308 to amend the wording of Condition 2 and removal of Condition 4
Proposal details
- Reference
- CH/25/0239
- Ward
- Western Springs
- Parish
- Brereton and Ravenhill CP, Armitage with Handsacre CP
- Agent
- Sukhi Bains
- UPRN
- MAN000000000122799
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| Document | Published | Action |
|---|---|---|
| Application Form - without personal informationPAPPFRM | 4 Aug 2025 | View |
| Planting PlanPADDPLAN | 16 Sept 2025 | View |
| Landscaping Planting PlanPPLAN | 4 Aug 2025 | View |
| Site Layout and Elevational PlansPPLAN | 4 Aug 2025 | View |
| Site Layout and Elevational PlansPPLAN | 4 Aug 2025 | View |
| Site Layout and Elevational PlansPPLAN | 4 Aug 2025 | View |
| Landscape Habitat and Planting PlanPPLAN | 4 Aug 2025 | View |
| Landscape Habitat and Planting Plan 4PPLAN | 4 Aug 2025 | View |
| Landscape Habitat and Planting Plan 5PPLAN | 4 Aug 2025 | View |
| Landscape MasterplanPPLAN | 4 Aug 2025 | View |
| Officer ReportPOFFREP | 14 Oct 2025 | View |
| Flood Risk AssessmentPFLOODRI | 16 Sept 2025 | View |
| Decision NoticePDECNOT | 14 Oct 2025 | View |
| Landscape CommentsPCONSULT | 17 Sept 2025 | View |
| Ecology Officer further commentsPCONSULT | 30 Sept 2025 | View |
| Floods Team CommentsPCONSULT | 7 Oct 2025 | View |
| Ecology Officer commentsPCONSULT | 27 Aug 2025 | View |
| Floods Team commentsPCONSULT | 27 Aug 2025 | View |
| Landscape commentsPCONSULT | 1 Sept 2025 | View |
| Amended covering letterPADDINFO | 16 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.
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 source
Decision & conditions
Decision NoticePlanning conditions
- The application seeks a non-material amendments to the Reserved Matters approvals granted by both Lichfield District and Cannock Chase District Councils following outline planning permissions granted by both councils on the wider site. The approved Riverside Park will provide a natural open space, which is accessible to the public. This is large recreational resource benefiting both the local community and wildlife and was a key component of the planning merits of the outline application. The Riverside Park will be delivered and managed by Staffordshire Wildlife Trust. The applicant seeks to exercise the powers granted under Section 96A of the Town and Country Planning Act 1990 to make a non-material amendment application to alter the wording of Condition 2 and remove Condition 4 attached to CCDC application reference: CH/23/0308 Condition 2 Condition 2 relates sets out the list of approved plans and documents. It is proposed to replace 5 of the approved drawings in addition to adding 3 new drawings. The 5 approved drawings to be replaced are: 123035-BUK-ZZ-00-DR-L-00001.P01 123035-BUK-ZZ-00-DR-L-00006.P01 123035-BUK-ZZ-00-DR-L-00007.P01 123035-BUK-ZZ-00-DR-L-00009.P01 123035-BUK-ZZ-00-DR-L-00012.P01 DR-2021-0033 Sheet 11 Rev 1 Rugeley Riverside Park Indicative sketch – WPD These are to be replaced by: 123035-BUK-ZZ-00-DR-L-00001.P03 – Landscape Habitat and Planting Schedule 123035-BUK-ZZ-00-DR-L-00006.P02 - Landscape Habitiat and Planting Plan 4 123035-BUK-ZZ-00-DR-L-00007.P02 – Landscape Habitat and Planting Plan 5 123035-BUK-ZZ-00-DR-L-00009.P02 – Landscape Habitat and Planting Plan 7 123035-BUK-ZZ-00-DR-L-00012.P02 – Landscape Masterplan 1000 Rev.03 – Landscape Planting Plan Riverside Park Cable sealing end compounds were previously approved in indicative form under the reserved matters approval (approved drawing: DR-2021-0033 Sheet 11 Rev 1 Rugeley Riverside Park Indicative sketch– WPD). This non-material amendment application provides the full details of the cable sealing end compounds. The key impacts arising from the proposed cable sealing end compounds locations will be upon existing and proposed access routes, approved soft landscaping and approved biodiversity creation. To address these points respectively: 1. The position of the access routes have been amended to allow for the erection of palisade fencing for security purposes. These amended routes are within drawing no. 1000 Rev.03 - ‘Landscape Planting Plan Riverside Park’. 2. Outline permission condition 9 requires the overall development to deliver 27.91 site-wide biodiversity units. The compound infrastructure, fencing and amended access routes would result in a loss of 1.43 biodiversity units. To ensure that the overall site wide BNG provision is maintained in accordance with Outline Permission Condition 9, it is proposed to deliver additional units elsewhere within the park. Revised drawing 123035-BUK-ZZ-00-DR-L-00012.P02 – Landscape Masterplan indicates an area of 0.79ha to the east of the park which would be able to deliver 1.57 BNG units and comprise of Neutral Grassland and Mixed Scrub. This has been reviewed by the Council’s Ecology Officer who has raised no objection. This area is shown in more detail on drawing no. 123035-BUK-ZZ-00-DR-L-00009.P02 – (Landscape Habitat and Plating Plan 7). This area of land was approved to be retained as poor semi-improved grassland. The proposed amendment will instead comprise of Other Neutral Grassland (0.67ha) and Mixed Scrub (0.12ha) to be managed as set out by Staffordshire Wildlife Trust. 3. Approved drawing Rugeley Riverside Park Indicative sketch – WPD indicated the areas proposed for the cable sealing end compounds. This is to be replaced by Drawing no. 1000 Rev.03 which provides clarification on the position of the compounds and the updated position of the access tracks. The three new drawings are set out below: 06_230256_06 (Sheet 2 of 2) Rev.C (Barlaston Tower) 06_230256_07 (Sheet 2 of 2) Rev.C (Stafford Tower) 06_230256_09 (Sheet 2 of 2) Rev.B (Both towers) The new drawings listed above provide further details of the compounds, structures and fencing to be erected, clarification of the scale and width of the compound and relevant heights. In the context of the wider scheme and Riverside Park proposals, the relocation of items within the defined area and provision of additional BNG features to meet relevant offset requirements is considered reasonable and non-material in the context of the considerations apparent within the original Reserved Matters application. As such the Council confirm formal approval of the submitted plans as set out above via addition to condition 2 as stated. Condition 4 The NMA application also seeks to remove Condition 4. Condition 4 on both the LDC and CCDC decision notices requires submission of details in relation to the timing of the Cable Sealing Compound works. The proposed works (as updated by Drawing no. 1000 Rev.03) are proposed to commence in August / September 2025 (albeit I appreciate this date is now surpassed), prior to improvement works to the overhead lines. This is in part linked to potential flooding in the winter months within the area. A Flood Risk Assessment has been undertaken and is submitted in support of the application (Flood Risk Assessment – Ref. 681030-R1(00)-FRA – dated January 2024). The proposed development site lies in an area designated by the EA as Flood Zone 3b. The proposed development is classified as ‘essential infrastructure’ but the location is fixed by the design and location of the existing electricity infrastructure that it is linked to, i.e. the pylons and adjacent substation. Overall, the FRA concludes that the development of the site should not be precluded on flood risk grounds. The inclusion of the submitted drawings and supporting documents as stated above and secured by insertion into condition 2 would subsequently require the applicant to carry out the development in accordance with these approved details. Such assures enforceable controls over the manner in which the works are progressed. It is therefore suggested by the applicant that Condition 4 is no longer required and can be removed. The Council sees no reason to disagree with this approach and condition 4 can be removed. Overall Conclusion The proposed amendments to Conditions 2 and omission of condition 4 do not give rise to impacts which are considered material in the context of the scale and nature of the approved scheme. The changes remain in accordance with both CCDC and LDC’s respective Development Plans and the intent of the Outline Applications as originally approved. As such, the amendments proposed are assessed as ‘non-material’ and acceptable from a planning perspective.
