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
Proposed retail bakery (Use Class Ea/b), electric vehicle charging hub (sui generis), amended access and associated works
Proposal details
- Reference
- CH/25/0267
- Alternative references
- PP-14250750
- Ward
- Hednesford Hills & Rawnsley
- Parish
- Hednesford CP
- Agent
- Julian Sutton
- UPRN
- MAN000000000122986
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Sign in to view collected detailsDocuments 49 of 49
| Document | Published | Action |
|---|---|---|
| Approved 5.5.26 - Site Location and Block PlanPAPPDWG | Not published | View |
| Planning StatementPSUPPSTA | Not published | View |
| Dual Charging Station InformationPSUPPSTA | Not published | View |
| Approved 5.5.26 - Proposed ElevationsPAPPDWG | Not published | View |
| Approved 5.5.26 - Proposed PlansPAPPDWG | Not published | View |
| Existing Site PlanPSITEPLA | Not published | View |
| Noise Impact AssessmentPNOISEAS | Not published | View |
| Transport StatementPTRANSAS | Not published | View |
| Baseline Habitat PlanPPLAN | Not published | View |
| Arboricultural Impact AssessmentPTREEREP | Not published | View |
| Underground Utility SurveyPSUPPSTA | Not published | View |
| Underground Utility SurveyPSUPPSTA | Not published | View |
| Surface WaterPSUPPSTA | Not published | View |
| Surface WaterPSUPPSTA | Not published | View |
| Approved 5.5.26 - Proposed Drainage Layout PlanPAPPDWG | Not published | View |
| Environmental Assessment ReportPSUPPSTA | Not published | View |
| Application Form - Without Personal DataPAPPFRM | Not published | View |
| Ground Investigation ReportPPLAN | 26 Aug 2025 | View |
| Environmental Assessment ReportPPLAN | 26 Aug 2025 | View |
| Cover LetterPSUPPSTA | 26 Aug 2025 | View |
| Policy commentsPCONSULT | 29 Aug 2025 | View |
| Sequential Test AssessmentPSUPPSTA | 3 Sept 2025 | View |
| Policy further commentsPCONSULT | 10 Sept 2025 | View |
| Landscape commentsPCONSULT | 10 Sept 2025 | View |
| Objection receivedPNEIGHCO | 10 Sept 2025 | View |
| Ecology CommentsPCONSULT | 11 Sept 2025 | View |
| Environmental Health CommentsPCONSULT | 11 Sept 2025 | View |
| Economic Development CommentsPCONSULT | 11 Sept 2025 | View |
| Further Objection ReceivedPNEIGHCO | 11 Sept 2025 | View |
| Food & Safety CommentsPCONSULT | 11 Sept 2025 | View |
| Staffs Police commentsPCONSULT | 17 Sept 2025 | View |
| SCC Highways commentsPCONSULT | 18 Sept 2025 | View |
| Objection receivedPNEIGHCO | 24 Sept 2025 | View |
| Hednesford TC commentsPCONSULT | 25 Sept 2025 | View |
| Approved 5.5.26 - Amended - Landscape & Ecological Enhancement SchemePAPPDWG | 23 Oct 2025 | View |
| Amended - Statutory Biodiversity MetricPAMDPLAN | 23 Oct 2025 | View |
| Noise Technical NotePADDINFO | 23 Oct 2025 | View |
| Env Health further commentsPCONSULT | 24 Oct 2025 | View |
| Odour Impact AssessmentPADDINFO | 31 Oct 2025 | View |
| Env Health further commentsPCONSULT | 31 Oct 2025 | View |
| Landscape CommentsPCONSULT | 5 Nov 2025 | View |
| Ecology CommentsPCONSULT | 5 Nov 2025 | View |
| Approved 5.5.26 - Amended Plan - Site Plan As ProposedPAPPDWG | 16 Mar 2026 | View |
| Amended Plan - Vehicle TrackingPAMDPLAN | 16 Mar 2026 | View |
| ATC DataPADDINFO | 16 Mar 2026 | View |
| Additional info re traffic dataPADDINFO | 16 Mar 2026 | View |
| Highways further commentsPCONSULT | 1 Apr 2026 | View |
| Officer ReportPOFFREP | 5 May 2026 | View |
| Decision NoticePDECNOT | 5 May 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.
Decision 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 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
- STATUTORY PRE COMMENCEMENT 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 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 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.
- Prior to the commencement of any construction or site preparation works, approved protective fencing shall be erected in the positions shown on the approved Tree Protection Plan 1808TPP (appendix A). Within the enclosed area known as the Tree Protection Zone, no work will be permitted without the written consent of the Local Planning Authority. No storage of material, equipment or vehicles will be permitted within this zone. Service routes will not be permitted to cross the Tree Protection Zones unless written consent of the Local Planning Authority is obtained. The Tree Protection Zone will be maintained intact and the vegetation within maintained until the cessation of all construction works or until the Local Planning Authority gives written consent for variation. Reason To ensure the retention and protection of the existing vegetation which makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies SO1.2, SO7.1 and SO2.2 and the NPPF.
- Before the commencement of any works above slab level, including works and deliveries associated with construction, a Construction Management Plan (CMP) shall be submitted to and approved in writing by the Local Planning Authority. The management plan shall include: - Construction and delivery hours (to avoid school opening and closing times) - Arrangements for the parking of site operatives - Storage of plant and materials used in constructing the development. - Measures to remove mud or debris carried onto the adopted highway. Reason In the interest of highway safety.
- Notwithstanding the approved plans the development shall not be occupied until such time as a scheme for the provision of a signalised crossing of East Cannock Road has been submitted for approval to the Local Planning Authority. Thereafter, the approved scheme shall be implemented prior to first operation of the development and shall be retained and maintained for the lifetime of the development. Reason In the interest of highway safety.
- Notwithstanding the approved plans, the development shall not be occupied until a revised site layout plan showing dedicated staff parking spaces has been submitted to and approved in writing by the Local Planning Authority. The development shall not be brought into use until the approved parking areas have been provided in a bound and porous material and shall thereafter be retained for the lifetime of the development. Reason In the interest of highway safety.
- The development hereby approved shall not be brought into first use until the Odour Control Scheme set out at paragraph 2.6 of the submitted Odour Impact Assessment, produced by Accon UK dated 20th June 2023, has been implemented in full. The scheme shall thereafter be retained and maintained for the lifetime of the development. Reason To safeguard the amenity of neighbouring residential occupiers, in accordance with Local Plan Policies SO1.2 and SO2.2 and the National Planning Policy Framework.
- The development hereby approved shall not be brought into first use until all means of illumination have been submitted to an approved in writing by the Local Planning Authority. The approved details shall be implemented prior to first occupation and shall be retained for the lifetime of the development. Reason In the interests of protecting the amenity of neighbouring occupiers from light pollution in accordance with Local Plan Policies SO1.2 and SO2.2 and the National Planning Policy Framework.
- 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 SO1.2 and SO2.2 and the NPPF.
- The development hereby approved shall not be brought into first use until the submitted Proposed Drainage Layout (plan ref. 25/514/01) has been implemented in full. The scheme shall thereafter be retained and maintained for the lifetime of the development. Reason To ensure compliance with Local Plan Policies SO1.2 and SO2.2 and the NPPF.
- Prior to the first use of the development hereby approved, a Service Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of delivery arrangements, including delivery times. The approved details shall thereafter be implemented prior to first occupation and shall be retained for the lifetime of the development. Reason To avoid conflict between private vehicles and delivery wagons within the site, in accordance with Local Plan Policies SO1.2 and SO2.2 and paragraph 116 of the NPPF.
- Prior to the first use of the development hereby approved, a Waste Management plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of bin storage and collection arrangements and frequency. Reason To ensure compliance with Local Plan Policies SO1.2 and SO2.2 and the NPPF.
- 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: • 1181-WHB-SA-20-0003 P05 (Site Plan as Proposed) • 1855_R1 Landscape enhancement scheme • Site Location and Block Plans WHB-SA 20 0001 P00 • 1281-WHB-MA-21-0001_P00 (Elevations as Proposed) • 1281-WHB-MA-20-0001_P00 (Plans as Proposed) • Proposed Drainage Layout (plan ref. 25/514/01) Reason For the avoidance of doubt and in the interests of proper planning.
- The retail part of the premises hereby approved shall be used for the preparation, baking and retail sale of bread, flour and sugar confectionary, savoury products, fresh and delicatessen foods, sandwiches, snacks, soups, beverages, soft drinks, ice cream and a full takeaway service normally associated with the bakery trade and for no other purpose (including any other purpose in Class E (a/b) of the Schedule of the Town and Country Planning Act (Use Classes) Order 1987 (as amended) or any provision equivalent to that class and any statutory instrument revoking and re-enacting that Order with or without modification. Reason In the interests of clarity and to ensure compliance with Local Plan Policies SO1.2 and SO2.2 and the NPPF.
- No trees or hedges shown as retained on Dwg No. 1855 R1 Landscape Enhancement Scheme shall be cut down, topped, lopped, uprooted or removed without the prior written permission of the Local Planning Authority nor shall they be wilfully damaged or destroyed. Any trees or hedges which, within a period of 5 years from completion of the development are cut down, topped, lopped or uprooted without permission of the Local Planning Authority or become seriously damaged or diseased or die shall be replaced in the next planting season with similar size and species unless the Local Planning Authority gives written consent to any variation. Reason To ensure the retention and protection of the existing vegetation which makes an important contribution to the visual amenity of the area. In accordance with Local Plan Policies SO1.2, SO7.1 and SO2.2 and the NPPF.
- The development hereby approved shall be operate between the hours of 6am and 11pm, Monday to Sunday. Reason In the interests of clarity and to ensure compliance with Local Plan Policies SO1.2 and SO2.2 and the NPPF.
- 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
