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
Erection of portal framed side extension and associated works.
Proposal details
- Reference
- P26/0025
- Alternative references
- PP-14548217
- Development type
- Extension / Alteration
- Ward
- Netherton & Holly Hall
- Agent
- Pancic
- UPRN
- 90149106
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Sign in to view collected detailsDocuments 18 of 18
| Document | Published | Action |
|---|---|---|
| 1358 22 Floor planDCFLOPLN | 8 Jan 2026 | View |
| 1358 23 Existing and poposed elevationsDCELEVAT | 8 Jan 2026 | View |
| 1358 20a Existing Site PlanDCBLKPLN | 5 Feb 2026 | View |
| 1358 21a Proposed Site PlanDCBLKPLN | 5 Feb 2026 | View |
| Design and Access StatementDCDESACC | 5 Feb 2026 | View |
| 1358 LPa Location PlanDCLOCPLN | 5 Feb 2026 | View |
| Transport StatementDCREPSRV | 5 Feb 2026 | View |
| Coal Mining Risk AssessmentDCREPSRV | 5 Feb 2026 | View |
| Noise Impact AssessmentDCREPSRV | 5 Feb 2026 | View |
| Air Quality AssessmentDCREPSRV | 5 Feb 2026 | View |
| Consultee Response - The Coal AuthorityDCCONRES | 10 Feb 2026 | View |
| Consultation Response - Contaminated Land TeamDCCONRES | 11 Feb 2026 | View |
| Consultee Response - HighwaysDCCONRES | 9 Mar 2026 | View |
| Consultee Response - ESHDCCONRES | 19 Mar 2026 | View |
| Consultee Response - ESHDCCONRES | 20 Mar 2026 | View |
| Consultee Response - Environmental Health Team #2DCCONRES | 27 Apr 2026 | View |
| Decision NoticeDCDECIS | 29 Apr 2026 | View |
| Officer ReportDCGENDOC | 29 Apr 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.
Consultation 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 sourceSite 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Decision NoticePlanning conditions
- 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: Location Plan Drg No. 1358:LPa, Scheme Drawing Proposed Bay Floor Plan Drg No. 1358:22, Survey and Scheme Drawing Existing and Proposed Elevations Drg No. 1358:23, Scheme Drawing Proposed Site Plan Drg No. 1358:21a, Survey Drawing Existing Site Plan Drg No. 1358:20a, Coal Mining Risk Assessment dated 6 January 2026 by Georisk Management Limited (Georisk) & Planning/Design and Access Statement dated 29 January 2026 REASON: For the avoidance of doubt and in the interests of proper planning.
- The materials to be used in the approved development shall match in appearance, colour and texture those of the existing portal framed buildings as detailed within the Planning/Design & Access Statement dated 29th January 2026 unless otherwise agreed in writing with the Local Planning Authority. REASON: In the interests of the visual amenities of the area and to comply with BCCS Policies CSP4 - Place-Making and 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 Policy D2 Incompatible Land Uses (in part).
- No above ground development shall commence (excluding the demolition of existing structures) until; 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 past 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, remedial works and mitigatory measures shall be carried out in accordance with authoritative UK guidance. REASON: To ensure the site is safe and stable for development in accordance with the requirements of the NPPF and Dudley Borough Development Strategy policy D4.
- 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: To ensure the site is safe and stable for development in accordance with the requirements of the NPPF and Dudley Borough Development Strategy policy D4.
- Prior to first approved use, the approved building shall be constructed to provide sound attenuation against internally generated noise of not less than 30 dB averaged over the frequency range of 100-3150Hz. REASON: To protect the amenities of the surrounding residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
- All pedestrian access doors on the northern and southern elevation shall be fitted with self-closing mechanisms that shall be maintained throughout the life of the development. REASON: To protect the amenities of nearby residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
- The rating level of sound emitted from any fixed plant and/or machinery associated with the development and industrial activities at the use hereby approved shall not exceed background sound levels by more than 5dB(A) between the hours of 0700-2300 (taken as a 15 minute LA90 at the nearest sound sensitive premises) and shall not exceed the background sound level between 2300-0700 (taken as a 15 minute LA90 at the nearest /any sound sensitive premises). All measurements shall be made in accordance with the methodology of BS4142 (2014) (Methods for rating and assessing industrial and commercial sound) and/or its subsequent amendments. Where access to the nearest sound sensitive property is not possible, measurements shall be undertaken at an appropriate location and corrected to establish the noise levels at the nearest sound sensitive property. Any deviations from the LA90 time interval stipulated above shall be agreed in writing with the local planning authority. REASON: to protect the amenities of the surrounding residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
- The premises hereby approved shall not be operated before 0600 hours or after 2200 Monday to Sunday and Public Holidays. REASON: to protect the amenities of the surrounding residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution and Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part).
- No deliveries or despatches shall be made to or from the site, and no delivery or despatch vehicles shall enter or leave the site (whether laden or unladen), before the hours of 0700 nor after 2200 Monday to Saturday, or before the hours of 0900 nor after 1800 Sundays and Public Holidays. REASON: To protect the amenities of nearby residents in accordance with Borough Development Strategy 2017 Policy D5 Noise Pollution, Policy L1 Housing Development, extensions and alterations to existing dwellings and Policy D2 Incompatible Land Uses (in part).
- The development shall not be occupied until the parking, holding bays, servicing, loading and turning area(s) within the site have been laid out in accordance with the approved details. The hardstanding shall be completed with a surface and sub-strata that is permeable, or provision shall be made to direct run-off water from the hard surface to a permeable area within the curtilage of the site. These area(s) shall thereafter be retained and not be used for any other purpose for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5.
- The development shall not be occupied/used until details of secure and covered staff cycle storage have been submitted to and approved in writing by the Local Planning Authority. These facilities shall be provided in accordance with the approved details prior to the first use/occupation of the development and shall thereafter be retained and maintained for no other purpose for the life of the development. REASON: In the interests of highway safety and to comply with Borough Development Strategy 2017 Policy S6 Urban Design, Policy L1 Housing Development, extensions and alterations to existing dwellings Policy D2 Incompatible Land Uses (in part) and policies CSP5, DEL1, TRAN2, CEN8 and TRAN5. Positive & Proactive 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) Coal Authority Informatives Ground Investigations and groundworks 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 Mining Remediation Authority since these activities can have serious public health and safety implications. Such activities could include site investigation boreholes, 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 Mining Remediation Authority permission and further guidance can be obtained from: www.gov.uk/get-a-permit-to-deal-with-a-coal-mine-on-your-property . 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 Mining Remediation Authority. Further information regarding Incidental Coal Agreements can be found at: www.gov.uk/government/publications/incidental-coal-agreement/guidance-notes-for-applicants-for-incidental-coal-agreements. 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. 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 not considered that this permission is subject to the statutory Biodiversity Gain condition, as the following exemption/s apply/ies: 4.2 Development below the de minimis threshold, meaning development which: i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric). 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.
