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
Single storey extension to create additional space for the existing canteen area, outdoor terrace area and landscaping; Installation of new external extraction equipment.
Proposal details
- Reference
- P26/0314
- Alternative references
- PP-14773899
- Development type
- Extension / Alteration
- Ward
- Brockmoor & Pensnett
- UPRN
- 90147837
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Sign in to view collected detailsDocuments 21 of 21
| Document | Published | Action |
|---|---|---|
| Design and access statementDCREPSRV | 17 Mar 2026 | View |
| Existing ground floor planDCFLOPLN | 17 Mar 2026 | View |
| Proposed ground floor planDCFLOPLN | 17 Mar 2026 | View |
| Location planDCLOCPLN | 17 Mar 2026 | View |
| Existing site layoutDCBLKPLN | 17 Mar 2026 | View |
| Proposed site layoutDCBLKPLN | 17 Mar 2026 | View |
| SUPERSEDED PLAN - Proposed site planDCSUPER | 17 Mar 2026 | View |
| Existing elevationsDCELEVAT | 17 Mar 2026 | View |
| Proposed elevationsDCELEVAT | 17 Mar 2026 | View |
| Landscape and Ecological Enhancement SchemeDCGENPLN | 17 Mar 2026 | View |
| Biodiversity statementDCGENDOC | 17 Mar 2026 | View |
| MULTIFLOW SMBDCGENPLN | 17 Mar 2026 | View |
| Risk Assessment for OdourDCGENPLN | 17 Mar 2026 | View |
| Detail DrawingDCGENPLN | 17 Mar 2026 | View |
| BNG metricDCEMAIL | 2 Apr 2026 | View |
| Condition assessmentDCBNG | 1 May 2026 | View |
| Consultee Respone - Contaminated Land TeamDCCONRES | 13 May 2026 | View |
| Consultee Response - Enivronmental Health TeamDCCONRES | 2 Jun 2026 | View |
| Consultee Response - EcologyDCCONRES | 25 Jun 2026 | View |
| Decision NoticeDCDECIS | 30 Jun 2026 | View |
| Officer reportDCGENPLN | 30 Jun 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: Site Location Plan Drg No. 00001 Rev P01, GF & Elevations Drg No. PV26022-01 Rev A, Landscape and Echological Enhancement Scheme Drg No. 2 Rev 1, Site Layout Detail Plan As Proposed Drg No. 00110 Rev P01, Ground Floor Plan As Proposed Shell Works Drg No. 00210 Rev P06, Ground Floor Plan As Existing Drg No. 00010 Rev P03, Elevations As Proposed Drg No. 00300 Rev P06, Elevations As Existing Drg No. 00020 Rev P03, Site Layout As Proposed Drg No. 00100 Rev P03 & Site Layout As Existing Drg No. 00002 Rev P02. REASON: For the avoidance of doubt and in the interests of proper planning.
- 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 the NPPF (2024), Black Country Core Strategy policy ENV3, Borough Development Strategy 2017 Policy S6 Urban Design and Policy L6 Strategic High Quality Employment Areas and emerging policy DLP19 Strategic Employment Areas and DLP39 Design Quality of the Dudley Local Plan.
- 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 approved ecological measures secured through Conditions 5 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. 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 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 schedule and remedial measures to cover a period of 30 years. 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 1 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 1 artificial nesting boxes suitable for bird species such as robin, blackbird and tit species 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 and submitted alongside a final Biodiversity Gain Plan and final metric calculations, required through the statutory Biodiversity Gain condition (detailed through 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. 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 STATUTORY 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. 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 Nesting 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. Hedgehogs 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. Ecology - Trenches & 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. 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.
