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
Approval of Reserved Matters for erection of 10 no. apartments and associated development (appearance, scale and landscaping to be considered) (following outline approval P25/0958)
Proposal details
- Reference
- P25/0740
- Alternative references
- PP-14026372
- Development type
- New Building
- Ward
- Wollaston and Stourbridge Town Ward
- Agent
- Turner
- UPRN
- MAN000000000315012
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Sign in to view collected detailsDocuments 28 of 28
| Document | Published | Action |
|---|---|---|
| Consultee Response - Environment AgencyDCCONRES | 20 Aug 2025 | View |
| SUPERSEDED Site block plan Drg No. P02DCSUPER | 24 Nov 2025 | View |
| SUPERSEDED Landscape Enhancement Scheme Drg No. 1DCSUPER | 24 Nov 2025 | View |
| SUPERSEDED Proposed site layout Drg No. P03DCSUPER | 24 Nov 2025 | View |
| SUPERSEDED Proposed floor plans Drg No. P04DCSUPER | 24 Nov 2025 | View |
| Location plan Drg No. P01DCPUBLIC | 24 Nov 2025 | View |
| Design, access and planning statementDCPUBLIC | 24 Nov 2025 | View |
| SUPERSEDED Proposed elevations Drg No. P05DCSUPER | 24 Nov 2025 | View |
| Consultee Response - Black Country Integrated Care BoardDCPUBLIC | 2 Sept 2025 | View |
| Consultee response - Highways CommentsDCCONRES | 15 Sept 2025 | View |
| Consultee Response - West MidlandsDCCONRES | 4 Aug 2025 | View |
| Consultee response - Canal & River TrustDCCONRES | 26 Sept 2025 | View |
| Proposed Site Plan Drg No. P03 Rev ADCGENPLN | 13 Feb 2026 | View |
| Consultee response - PoliceDCCONRES | 24 Feb 2026 | View |
| Consultee Response - Environment AgencyDCCONRES | 26 Feb 2026 | View |
| Consultee response - Land ContaminationDCCONRES | 26 Feb 2026 | View |
| Consultee Response - Urban DesignDCCONRES | 16 Mar 2026 | View |
| Consultee Response - Canal & River TrustDCCONRES | 16 Mar 2026 | View |
| Consultee Response - Historic EnvironmentDCCONRES | 17 Mar 2026 | View |
| Proposed site layout Drg No. P03 Rev CDCPUBLIC | 13 May 2026 | View |
| Proposed floor plans Drg No. P04 Rev CDCPUBLIC | 13 May 2026 | View |
| Proposed elevations Drg No. P05 Rev CDCPUBLIC | 13 May 2026 | View |
| Consultee Response - Urban DesignDCCONRES | 4 Jun 2026 | View |
| Consultee Response - Urban DesignDCCONRES | 4 Jun 2026 | View |
| Landscape Enhancement Scheme Drg No. 1 Rev 1DCPUBLIC | 26 Jun 2026 | View |
| Consultee Response - Urban DesignDCCONRES | 7 Jul 2026 | View |
| Consultee Response - LandscapeDCCONRES | 8 Jul 2026 | View |
| Officer reportDCGENDOC | 17 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.
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 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
Planning conditions
- The development hereby permitted shall be carried out in accordance with the following approved plans: Location plan Drg No. P01, Proposed site layout Drg No. P03 Rev C, Proposed floor plans Drg No. P04 Rev C and Proposed elevations Drg No. P05 Rev C. REASON: For the avoidance of doubt and in the interests of proper planning.
- The development shall be carried out in full accordance with the submitted Landscape Enhancement Scheme Drg No. 1 Rev 1 and shall thereafter be cared for in accordance with the monitoring and maintenance scheme. REASON: In order to make a positive contribution to place-making and provide a high-quality landscaping and to ensure that the approved landscaping is properly maintained in accordance with policy DLP4, DLP14, DLP39 and DLP40 of the Dudley Local Plan (2026). Information with this application satisfactorily addresses the requirements of condition 10 of outline planning approval P25/0958. Approval Statement Informative In dealing with this application the Local Planning Authority have worked with the applicant in a positive and proactive manner, seeking solutions to problems arising in relation to dealing with the application, by seeking to help the applicant resolve technical detail issues where required and maintaining the delivery of sustainable development. The development would improve the economic, social and environmental concerns of the area and thereby being in accordance with paragraph 39 of the National Planning Policy Framework (2024). Land Ownership Informative This consent is given on the basis that all parts of the development including the guttering (foundations and fascia) are carried out on land within the ownership of the applicant. If you intend to carry out building work which involves one of the following categories: •Work on an existing wall or structure shared with another property (section 2 of the Act) •Building a free standing wall or wall of a building up to or astride the boundary wall with a neighbouring property (section 1 of the Act) •Excavating near a neighbouring building (section 6 of the Act) You must find out whether that work falls within the Party Wall Act 1996. If it does, you must notify all adjoining neighbours. Development Low Risk Area - Standing Advice 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 Mining Remediation Authority on 0345 762 6846 or if a hazard is encountered on site call the emergency line 0800 288 4242. Further information is also available on the Mining Remediation Authority website at: Mining Remediation Authority - GOV.UK Standing Advice valid from 1st January 2025 until 31st December 2026. Biodiversity Net Gain Informative When granting planning permission, Article 35 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended by The Biodiversity Gain (Town and Country Planning) (Modifications and Amendments) (England) Regulations 2024) (https://www.legislation.gov.uk/uksi/2015/595/article/35/) requires planning authorities to set out the following information to signpost an applicant to the statutory framework for Biodiversity Net Gain. Paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 states that planning permission, granted for the development of land in England, is deemed to have been granted subject to the "Biodiversity Gain condition" and 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. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission is the Dudley Metropolitan Borough Council. In accordance with the Biodiversity Net Gain Planning Practice Guidance, the Biodiversity Gain condition is not being repeated within this decision notice. However, please be aware that noncompliance with this statutory condition may result in enforcement action. There are statutory exemptions and transitional arrangements which mean that the Biodiversity Gain condition does not always apply. These are set out in The Biodiversity Gain Requirements (Exemptions) Regulations 2024 (https://www.legislation.gov.uk/uksi/2024/47/contents/made) and The Environment Act 2021 (Commencement No.8 and Transitional Provisions) Regulations 2024 (https://www.legislation.gov.uk/uksi/2024/44/made). The planning authority requests that, where an applicant is required to submit a Biodiversity Gain Plan, Habitat Management & Monitoring Plan (HMMP) and /or HMMP monitoring reports, that the applicant uses the standard national templates. If this permission is not exempt, and there is "irreplaceable habitat" onsite (as set out within Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) (https://www.legislation.gov.uk/uksi/2024/48/contents/made) there are additional obligations for the content of the Biodiversity Gain Plan/s. This must be addressed before the planning authority can approve the plan(s). Based on the information available, it is not considered that this permission is subject to the statutory Biodiversity Gain condition, as the following exemption applies: 3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and i) the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or ii) the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024. * "original planning permission means the permission to which the section 73 planning permission relates" means a planning permission which is the first in a sequence of two or more planning permissions, where the second and any subsequent planning permissions are section 73 planning permissions. As BNG is fully assessed after approval, the circumstances and/or information within the planning proposal provided may change. Therefore, to avoid enforcement action, you must evaluate if the condition is required and proceed accordingly (i.e. submitting a Biodiversity Gain Plan (if one is required) for approval), prior to beginning works onsite. INFORMATIVE Severn Trent Water advise that there is a public sewer located within this site. Public sewers have statutory protection and may not be built close to, directly over or be diverted without consent. You are advised to contact Severn Trent Water to discuss the proposals. Severn Trent will seek to assist in obtaining a solution which protects both the public sewer and the building. Please note, when submitting a Building Regulations application, the building control officer is required to check the sewer maps supplied by Severn Trent and advise them of any proposals located over or within 3 meters of a public sewer. Under the provisions of Building Regulations 2000 Part H4, Severn Trent can direct the building control officer to refuse building regulations approval. Please note that there is no guarantee that you will be able to build over or close to any Severn Trent sewers, and where diversion is required there is no guarantee that you will be able to undertake those works on a self-lay basis. Every approach to build near to or divert our assets has to be assessed on its own merit and the decision of what is or isn't permissible is taken based on the risk to the asset and the wider catchment it serves. It is vital therefore that you contact Severn Trent the earliest opportunity to discuss the implications of their assets crossing your site. Failure to do so could significantly affect the costs and timescales of your project if it transpires diversionary works need to be carried out by Severn Trent.
