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
Change of use from Offices with loft conversion and new dormers to create 13- bedroom HMO
Proposal details
- Reference
- P26/0143
- Alternative references
- PP-14661830
- Development type
- Change of Use & Minor Operations
- Ward
- St James's, St. James's Ward
- Agent
- Simkin
- UPRN
- 90116254
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Sign in to view collected detailsDocuments 22 of 22
| Document | Published | Action |
|---|---|---|
| Location and Block planDCBLKPLN | 6 Feb 2026 | View |
| SUPERSEDED PLAN - Proposed Block planDCSUPER | 6 Feb 2026 | View |
| Existing floor plans and elevationsDCELEVAT | 6 Feb 2026 | View |
| SUPERSEDED PLAN - Proposed floor plans and elevationsDCSUPER | 6 Feb 2026 | View |
| Heritage statementDCPUBLIC | 3 Mar 2026 | View |
| Consultee Response - Historic Environment TeamDCCONRES | 13 Apr 2026 | View |
| Consultee Response - HighwaysDCCONRES | 13 Apr 2026 | View |
| AMENDED PLAN - 03A Proposed Site PlanDCLOCPLN | 30 Apr 2026 | View |
| AMENDED PLAN - 002C Proposed Plans and ElevationsDCELEVAT | 30 Apr 2026 | View |
| Consultee Response - Historic Environment #2DCCONRES | 20 May 2026 | View |
| Consultee Response - Contaminated Land TeamDCCONRES | 8 Jun 2026 | View |
| Consultee Response - Highways #2DCCONRES | 23 Jul 2026 | View |
| Objection - 50 King Edmund StreetDCOBJECT | 24 Jul 2026 | View |
| Objection - 26 St. James's RoadDCOBJECT | 27 Jul 2026 | View |
| Objection - 26 St. James's RoadDCOBJECT | 27 Jul 2026 | View |
| Objection - 28 St. James's RoadDCOBJECT | 27 Jul 2026 | View |
| Objection - 28 St. James's RoadDCOBJECT | 27 Jul 2026 | View |
| Objection - 95 St. James's RoadDCOBJECT | 28 Jul 2026 | View |
| Objection - 95 St. James's RoadDCOBJECT | 28 Jul 2026 | View |
| Objection - 63 St. James's RoadDCOBJECT | 29 Jul 2026 | View |
| Decision NoticeDCDECIS | 29 Jul 2026 | View |
| Officer ReportDCGENDOC | 29 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.
Publicity end 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 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 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: Site Location & Block Plans Drg No. 000, Proposed Plans and Elevations Drg No. 002 Rev C, Existing Plans and Elevations Drg No. 001 Rev A and Proposed Site Plan Drg No. 003 Rev A. REASON: For the avoidance of doubt and in the interests of proper planning.
- The development shall not be occupied until details of secure and covered cycle storage have be 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 occupation of the dwelling(s) 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.
- The development shall not be first occupied/used until details of the bin stores have been submitted to and approved in writing by the Local Planning Authority. The bin stores 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.
- Prior to first occupation of the development hereby approved, a Management and Security Plan detailing how the house in multiple occupation would be managed and what security measures would be implemented shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in complete accordance with the approved Management and Security Plan for the lifetime of the development. REASON: To promote community cohesion in accordance with Paragraph 96 of the National Planning Policy Framework (2024)
- 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: 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).
- The development hereby permitted shall not be occupied until the parking space(s) shown on the approved plans have been formally marked out in accordance with the details shown on the approved plans. The parking space(s) shall thereafter be retained for the life of the development. REASON: To ensure the parking spaces are available for use prior to occupation of the development in accordance with Dudley Local Plan Policy DLP65 Transport Impacts of New Development and the Parking Standards Supplementary Planning Document (2017). 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) Biodiversity Net Gain 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.
- The proposed change of use to Large House in Multiple Occupation raises substantial concerns in terms of the potential for increased crime, and fear of crime, which would adversely impact on the quality of life and community cohesion of the surrounding area and likelihood for the increase in anti-social behaviour. The proposed development is therefore contrary to Paragraph 96 of the National Planning Policy Framework (2024) and Policies DLP17 'House in Multiple Occupation' and DLP39 'Design Quality' of the Dudley Local Plan (2026)
