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
Retrospective change of use of first-floor residential accommodation to ancillary office space, roof extension to existing outbuilding to form garden room, erection of railings to boundary wall and temporary siting of two storage containers
Proposal details
- Reference
- P26/0227
- Alternative references
- PP-14663519
- Development type
- Extension / Alteration
- Agent
- Law
- UPRN
- MAN000000000321512
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Sign in to view collected detailsDocuments 16 of 16
| Document | Published | Action |
|---|---|---|
| Design and Access statementDCDESACC | 26 Feb 2026 | View |
| Existing site plan Drg No. 00226/101DCSTEPLN | 26 Feb 2026 | View |
| Existing outbuilding floor plan and elevations Drg No. 00226/102DCGENPLN | 26 Feb 2026 | View |
| Proposed site plan Drg No. 00226/103DCSTEPLN | 26 Feb 2026 | View |
| Proposed outbuilding floor plan and elevations Drg No. 00226/104DCELEVAT | 26 Feb 2026 | View |
| SUPERSEDED Existing and proposed street sceneDCSUPER | 26 Feb 2026 | View |
| Existing first floor plan Drg No. 00226/106DCFLOPLN | 26 Feb 2026 | View |
| Proposed storage containers elevations Drg No. 000226/107DCELEVAT | 26 Feb 2026 | View |
| Location planDCLOCPLN | 26 Feb 2026 | View |
| Consultee Response - Historic EnglandDCCONRES | 27 Feb 2026 | View |
| Consultee Response - Historic EnvironmentDCCONRES | 23 Mar 2026 | View |
| Existing and proposed street scene Drg No. 00226/105ADCPUBLIC | 7 Apr 2026 | View |
| Consultee Response - ESHDCCONRES | 10 Apr 2026 | View |
| Consultee response - HighwaysDCCONRES | 10 Apr 2026 | View |
| Officer re[portDCGENDOC | 18 May 2026 | View |
| Decision NoticeDCCECIS | 18 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.
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 sourceDecision due 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 sourceSite notice 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Decision NoticePlanning conditions
- The roof extension to existing outbuilding to form garden room and erection of railings to boundary wall permitted on drawing numbers 00226/103, 00226/104 and 00226/105A 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, Existing site plan Drg No. 00226/101, Proposed site plan Drg No. 00226/103, Existing outbuilding floor plan and elevations Drg No. 00226/102, Proposed outbuilding floor plan and elevations Drg No. 00226/104, Existing and proposed street scene Drg No. 00226/105A, Existing first floor plan Drg No. 00226/106, Proposed storage containers elevations Drg No. 000226/107. REASON: For the avoidance of doubt and in the interests of proper planning.
- The proposed temporary storage containers hereby permitted on drawing number 00226/103 and 000226/107 shall cease on or before 3 years of the decision date and the site reinstated to its previous condition within 8 weeks of development/use ceasing. REASON: The applicant has requested a temporary approval and this allows consideration of the impact on the amenity of neighbouring occupiers and heritage impacts if a permanent approval is requested in the future. As such this would comply with Black Country Core Strategy (2011) Polices ENV2 and ENV3 and Dudley Borough Development Strategy 2017 Policies S6, S8, S10 and D2.
- No materials other than those indicated on the approved plans shall be used without the approval in writing of the local planning authority. REASON: In the interests of the visual amenities of the area and to comply with Black Country Core Strategy (2011) Policies ENV2 and ENV3 and Dudley Borough Development Strategy (2017) Policy S6, S8 and S10. 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. 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 - Important 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: 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.
