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
Alterations and extension to Unit 2, car park reconfiguration, new private driveway to serve units 1 and 2 and new staff car parking area to the rear
Proposal details
- Reference
- P25/1035
- Alternative references
- PP-14271169
- Development type
- Extension / Alteration
- Ward
- Cradley and Wollescote Ward
- Agent
- Rowan Chislett
- UPRN
- 90147043
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 27 of 27
| Document | Published | Action |
|---|---|---|
| Baseline onsite habitat map/plan (Pre-development)DCPUBLIC | 16 Jan 2026 | View |
| Design and access statementDCPUBLIC | 16 Jan 2026 | View |
| Superseded Proposed Site Plan 24/14656/110 Rev ADCSUPER | 16 Jan 2026 | View |
| Floor Plan - Existing 24/14656/104DCPUBLIC | 16 Jan 2026 | View |
| Superseded Existing Site Plan 24/14656/102DCSUPER | 16 Jan 2026 | View |
| Biodiversity gain planDCPUBLIC | 16 Jan 2026 | View |
| Floor Plan - Proposed 24/14656/108DCPUBLIC | 16 Jan 2026 | View |
| Ecology Consultation ResponseDCCONRES | 20 Oct 2025 | View |
| Section - Existing 24/14656/106DCPUBLIC | 16 Jan 2026 | View |
| Elevation (Front) - Existing 24/14656/105DCPUBLIC | 16 Jan 2026 | View |
| Elevation (Front) - Proposed 24/14656/109 Rev ADCPUBLIC | 16 Jan 2026 | View |
| Floor Plan - Proposed 24/14656/107DCPUBLIC | 16 Jan 2026 | View |
| Floor Plan - Existing 24/14656/103DCPUBLIC | 16 Jan 2026 | View |
| Superseded Location Plan 24/14656/101DCSUPER | 16 Jan 2026 | View |
| The Statutory Biodiversity Metric Calculation Tool - 31.07.2025DCPUBLIC | 23 Sept 2025 | View |
| Superseded Amended Site Plan 24/14656/110 Rev BDCSUPER | 19 Mar 2026 | View |
| Highways and Transportation Technical NoteDCPUBLIC | 19 Mar 2026 | View |
| Amended BNG AssessmentDCPUBLIC | 19 Mar 2026 | View |
| BNG Assessment AmendementsDCPUBLIC | 19 Mar 2026 | View |
| Amended Location Plan 24/14656/101 Rev BDCNEWPLN | 20 Mar 2026 | View |
| Amended Existing Site Plan 24/14656/102 Rev ADCNEWPLN | 20 Mar 2026 | View |
| Amended Proposed Site Plan 24/14656/110 Rev CDCNEWPLN | 20 Mar 2026 | View |
| Ecology CommentsDCCONRES | 30 Apr 2026 | View |
| Further Highway CommentsDCCONRES | 28 May 2026 | View |
| Highway CommentsDCCONRES | 24 Nov 2025 | View |
| Decision NoticeDCDECIS | 9 Jul 2026 | View |
| Officer ReportDCGENDOC | 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.
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 sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Decision NoticePlanning conditions
- If the development hereby approved does not commence (or, having commenced, is suspended for more than 12 months) within 18 months from the date of the planning consent, the ecological measures shall be reviewed and, where necessary, amended and updated. The review shall be informed by further ecological surveys commissioned to i) establish if there have been any changes in the presence and/or abundance of important habitats or species; and ii) identify any likely new ecological impacts that might arise from any changes. Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation, will be submitted to and approved in writing by the local planning authority prior to the commencement of development. Works will then be carried out in accordance with the proposed new approved ecological measures and timetable. IMPORTANT: If any protected species are identified in the new surveys that were not previously known to be on site, and are likely to be harmed by the development, then a protected species licence might be required before works can commence. REASON: In line with national policies for the preserving and enhancing of the natural environment (NPPF, 2024), Policy ENV1 of the Black Country Core Strategy update surveys would be required to ensure that significant changes have not occurred to the site before the commencement of development.
- A landscape and ecological management plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to the commencement of the development. The content of the LEMP shall include the following. a) Description and evaluation of features and habitats to be created and managed detailing appropriate implementation measures. b) Ecological trends and constraints on site that might influence management. c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions to maintain habitats for a minimum of 30 years. f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a 30-year period). g) Details of the body or organization responsible for implementation of the plan. h) Ongoing monitoring and remedial measures to cover a period of 30 years, including an appropriate monitoring report schedule for those reports which to be submitted to the LPA throughout this period. The LEMP should also include details of mitigations measures including faunal provisions to be implemented at the site such as a range of bird boxes, bat boxes and details of their location and appropriate guidance for installation and management. The LPA recommends that as a minimum the following artificial nesting/roosting boxes shall be provided: i. A total of 2 artificial box suitable for roosting bats ii. A total of 1 artificial nesting boxes suitable for house sparrow iii. A total of 1 artificial nesting boxes suitable for bird species such as swallows, house martins and swifts iv. A total of 2 hedgehog boxes The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details. The LEMP should be submitted in accordance with an approved Biodiversity Gain Plan (BGP), required to discharge the statutory Biodiversity Gain condition which is detailed through the attached informative. NOTE To ensure that some form of covenant is in place to ensure that the management body that takes on long-term responsibility for implementation of the LEMP (management of the ecological areas) is to do so in strict accordance with the details contained therein. REASON: To ensure the provision, protection and maintenance of the site's ecology and comply with BCCS Policies ENV1 - Nature Conservation, CSP3 Environmental Infrastructure and DEL1 - Infrastructure Provision and Borough Development Strategy 2017 Policy S21 Nature Conservation Enhancement, Mitigation and Compensation. To also ensure that on-site landscaping is appropriate managed to ensure compliance with the outlined method to achieve Biodiversity Net Gain. Approval Statement Informative In dealing with this application the Local Planning Authority have worked with the applicant in a positive, proactive and creative 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. IMPORTANT - COMMUNITY INFRASTRUTURE LEVY This development is exempt from the Community Infrastructure Levy (CIL) and therefore you are only required to comply with the conditions attached to this notice. Informative: Biodiversity Net Gain Requirements: 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 considered that this planning permission will be subject to the statutory Biodiversity Gain condition, (therefore requiring the submission of a Biodiversity Gain Plan for approval before development commences) as no relevant exemptions appear to be applicable. Informative: Ecology - Nesting wild birds: The active nests of all wild birds are protected under the Wildlife and Countryside Act 1981 (as amended). An active nest is one that is being built, containing eggs or chicks, or on which fledged chicks are still dependent. It is a criminal offence to kill, injure or take any wild bird; to take, damage or destroy an active nest; and to take or destroy and egg. There is a maximum fine of £5,000 per bird, nest or egg impacted and/or up to six months imprisonment for such offences. All vegetation clearance, tree removal, scrub removal and/or conversion, renovation and demolition work in buildings should be carried out outside of the bird nesting season which runs from March to September inclusive. If it is necessary for work to commence in the nesting season then a pre-commencement inspection of the vegetation and buildings for active bird nests should be carried out. If vegetation or buildings cannot be clearly seen to be clear of nests then an experienced ecologist should be called in to carry out the check. Only if there are no active nests present should work be allowed to commence. Informative: Ecology - Hedgehog: Hedgehog is protected from harm under Schedule 6 of the Wildlife & Countryside Act 1981 and is a species of principal importance under Section 41 of the Natural Environment & Rural Communities Act (2006). Hedgehog nests may be found in scrub, piles of cut material, hedgerows and other vegetation and are particularly sensitive between May and October when they have dependent young and during the winter when they hibernate. Vegetation, including piles of cut material, should be removed carefully by hand ideally between 1st October and 1st November. Informative: Ecology - Trenches and pipework: Where possible, trenches should be excavated and closed in the same day to prevent any wildlife becoming trapped. If it is necessary to leave a trench open overnight then it should be sealed with a closefitting plywood cover or a means of escape should be provided in the form of a shallow sloping earth ramp, sloped board or plank. Any open pipework should be capped overnight. All open trenches and pipework should be inspected at the start of each working day to ensure no animal is trapped. Informative: Ecology - Storage of materials: The storage of all building materials, rubble, bricks and soil must either be on pallets or in skips or other suitable containers to prevent their use as refuges by wildlife. Informative: Ecology - Ecological sensitive lighting: To protect biodiversity interests, the applicant is advised that any external lighting must be designed and installed in accordance with ecologically sensitive lighting principles. Lighting should follow recognised guidance (including ILP GN08/23) and must: • Use shielded, downward directed luminaires to prevent light spill onto habitats such as hedgerows, treelines, and watercourses. • Maintain light levels of no more than 1 lux at sensitive habitat boundaries. • Use warm white or amber lighting ($5 2700 K) and the lowest practicable intensity. • Employ timers, PIR sensors, and dimmers to avoid unnecessary night time illumination. • Ensure dark corridors and wildlife connectivity features remain unlit.
- The development hereby permitted shall not be first occupied until the approved parking, turning, manoeuvring areas and retaining structures shown on the approved plans have been laid out in accordance with the approved plans and shall thereafter be retained and kept available for the parking, turning and manoeuvring of vehicles associated with the development for the lifetime of the development. REASON: In the interests of highway safety and to comply with Policies, DEL1, TRAN2 and TRAN4 of the Black Country Core Strategy and Policy S17 of the Dudley Borough Development Strategy and Policies DLP 6, DLP 65 and DLP 67 of the emerging Dudley Local Plan.
- The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: To comply with Section 91(1) of the Town and Country Planning Act, 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
- The development hereby permitted shall be carried out in accordance with the following approved plans: 24/14656/103, 24/14656/104, 24/14656/105, 24/14656/106, 24/14656/107, 24/14656/108, 24/14656/109 Rev A; and 24/14656/101 Rev B, 24/14656/102 Rev A and 24/14656/102 Rev A (as submitted on the 20/03/2026), REASON: For the avoidance of doubt and in the interests of proper planning.
- No development shall commence (excluding demolition, site clearance and initial ground investigation works) until a detailed design and associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved detailed design prior to the use of the building commencing. REASON: In the interests of sustainability, reducing flood risk and run off and to comply with Adopted BCCS Policy ENV5 - Flood Risk, Sustainable Drainage Systems and Urban Heat Island.
- The materials to be used in the approved development shall match in appearance, colour and texture those of the existing building unless otherwise agreed in writing with the Local Planning Authority. REASON: To ensure the satisfactory appearance of the development in accordance with BCCS Policy ENV2 - Historic Character and Local Distinctiveness and Borough Development Strategy 2017 Policy S6 Urban Design and Policy L1 Housing Development, extensions and alterations to existing dwellings and Policy D2 Incompatible Land Uses (in part).
