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
Partial demolition. Change of use from Care Home (C2) to Residential use (C3). Erection of side and roof extensions to create 8 no flats with associated waste/refuse, cycle store, car parking and amenity space. Alterations to fenestrations (summary)
Proposal details
- Reference
- 1168/26
- Alternative references
- PP-14886343
- Ward
- Monkhams
- Agent
- Lejeune
- UPRN
- 10097094124
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Sign in to view collected detailsDocuments 28 of 28
| Document | Published | Action |
|---|---|---|
| ApplicationFormRedacted.pdfApplication form | 1 May 2026 | View |
| 902-000-L-000 SITE LOCATION PLAN.pdfSite/block plan | 1 May 2026 | View |
| groundExisting plan - floor plan | 1 May 2026 | View |
| firstExisting plan - floor plan | 1 May 2026 | View |
| secondExisting plan - floor plan | 1 May 2026 | View |
| 902-000-L-004 EXISTING ROOF PLAN.pdfExisting plan - roof plan | 1 May 2026 | View |
| 902-000-L-005 EXISTING BLOCK PLAN.pdfSite/block plan | 1 May 2026 | View |
| 902-000-L-X02 EXISTING SIDE ELEVATIONS.pdfExisting plan - elevation | 1 May 2026 | View |
| Market Research_Pinders 32464.pdfSupporting document | 1 May 2026 | View |
| Parking Survey Report - 26 Snakes Lane West-FA.pdfSupporting document | 1 May 2026 | View |
| PEA_PRA_26 Snakes Lane West.pdfSupporting document | 1 May 2026 | View |
| 26 Snakes Lane West AIA_TCP_TPP.pdfTree survey | 1 May 2026 | View |
| 902-000-L-X01 EXISTING FRONT AND REAR ELEVATION.pdfExisting plan - elevation | 1 May 2026 | View |
| firstProposed plan - floor plan | 1 May 2026 | View |
| secondProposed plan - floor plan | 1 May 2026 | View |
| 902-200-L004 G Proposed Roof Plan.pdfProposed plan - roof plan | 1 May 2026 | View |
| 902-200-L- X01 E Proposed Elevations.pdfProposed plan - elevation | 1 May 2026 | View |
| 902-200-L- X02 E Proposed Elevations.pdfProposed plan - elevation | 1 May 2026 | View |
| 902-200-L- X03 Proposed Sections.pdfProposed plan - elevation | 1 May 2026 | View |
| 0902 CIL 2026 print.pdfCIL supporting document | 1 May 2026 | View |
| Daylight and Sunlight Assessment -26 Snakes L W - The Daylight Lab - April 26.pdfSunlight/daylight assessment | 1 May 2026 | View |
| 0902 DAS Snakes Ln W RESI April 2026.pdfDesign and access statement | 1 May 2026 | View |
| 902200L005 F Proposed Block Plan.pdfSite/block plan | 1 Sept 2026 | View |
| 902200L001 M Proposed Ground Floor Plan.pdfProposed plan - floor plan | 1 Sept 2026 | View |
| 1168.26.pdfHRA UU Agreement | 2 Sept 2026 | View |
| 260423 UnilateralUndertaking EFSAC SAMM SANGs SIGNED 1_Redacted.pdfHRA UU Agreement | 2 Sept 2026 | View |
| ApasTemplate_103637.pdfOfficer report | 28 Sept 2026 | View |
| 649007649006Decision Full FULGC_1405_v1.pdfDecision notice | 28 Sept 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
649007649006Decision Full FULGC_1405_v1.pdfPlanning conditions
- The development hereby permitted shall be begun no later than the expiration of three years from the date of this permission. Reason: In order to comply with the requirements of Section 91 of the Town and Country Planning Act 1990.
- The development hereby permitted shall be carried out in accordance with the following approved plans: 902-000-L-X01; 902-000-L-X02; 902-000-L-001; 902-000-L-002; 902-000-L-003; 902-000-L-001; 902-200-L-X01 (E); 902-200-L-X02 (E); 902-200-L-X03; 902-200-L-001 (M); 902-200-L-002 (J); 902-200-L-003 (J); 902-200-L-004 (G); 902-000-L-005; 902-000-L-000; 902-200-L-005 (F); BRE DAYLIGHT & SUNLIGHT ASSESSMENT (APRIL 2026, REF:2622/DSA); PINDERS statement (feb 2025); Preliminary Ecological Appraisal & Preliminary Roost Assessment; Parking Stress Survey; Design and Access Statement; and Arboricultural Impact Assessment. Reason: In order to facilitate the use of section 73 of the Town and Country Planning Act 1990 to make minor material amendments to this planning permission.
- No extensions, including those permitted by the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Statutory Instrument revoking, re-enacting or amending that Order), shall be carried out on the property the subject of this permission without the grant of further specific permission from the Local Planning Authority. Reason: In order that any further additions may be considered by the Local Planning Authority, having regard to the size of the dwelling, its plot and the amenities enjoyed by occupants of neighbouring property and to comply with Policies Policy DP3 and P3 of the NPPF 2026.
- Before the development hereby permitted commences at the site, details/samples of the materials to be used in the construction of the external surface(s) of the building(s) hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with these approved details. Reason: In order to ensure that the development has a satisfactory appearance and to comply with Policy DP3 and P3 of the NPPF 2026. The objectives and purposes of this condition are such that it is required to be complied with before commencement. As such, those objectives and purposes would not be met if expressed other than as a pre-commencement condition.
- Before the development hereby permitted commences at the site, a scheme shall be submitted to and approved in writing by the Local Planning Authority describing the means by which construction activity at the site and construction traffic to and from the site shall be controlled. The scheme shall include measures for: 1) construction traffic routes; 2) construction traffic washing; 3) public highway cleaning; 4) dust suppression; 5) noise suppression; 6) hours of work; 7) construction waste disposal. The development hereby permitted shall only be carried out and completed in accordance with the approved scheme. Reason: In order to comply with Policy P3 of the NPPF 2026 and to ensure that the construction of the development at this site is undertaken in a manner which minimises its effect on the local environment. The objectives and purposes of this condition are such that it is required to be complied with before commencement. As such, those objectives and purposes would not be met if expressed other than as a pre-commencement condition.
- Notwithstanding the indicative details shown on the plans hereby approved, before first residential occupation of the development, a scheme of hard and soft landscaping shall be submitted to and agreed in writing by the Local Planning Authority and shall include the following. Soft Landscaping scheme shall include A. Planting plan; b) Written specifications (including cultivation and other operations associated with trees, plants and grass); and c) Schedules of plants and trees, setting out the species, sizes, numbers/densities and soil depths. The scheme shall also include a programme setting out how the plan will be put into practice including measures for protecting plants and trees both during and after development has finished. The new planting shall be carried out in accordance with BS 8545 (2014) ‘Trees: from nursery to independence in the landscape’ in the first planting and/or seeding season following the first occupation of the residential buildings hereby permitted or the substantial completion of the development, whichever is the sooner and shall comply with the requirements specified in BS 3936 (1992) 'Specification of Nursery Stock Part 1 Trees and Shrubs', and in BS 4428 (1989) 'Recommendations for General Landscape Operations'. None of the new trees, plants or shrubs planted shall be lopped or topped within a period of five years from the completion of the development. Any trees, plants or shrubs, which, within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased, shall be replaced in the next planting season, in accordance with the approved scheme. The approved landscaping scheme shall be maintained thereafter. B. The hard landscaping scheme shall include: a) Finished levels, materials, any signage, furniture/sitting areas and a maintenance plan to demonstrate how the hard landscaping features will be repaired/replaced (as appropriate) over time. b) All details of any fencing, gates, walls or other means of enclosure within the development. c) A programme setting out how the plan will be put into practice including measures for protecting plants both during and after development has finished. The hard landscaping scheme shall be installed prior to first occupation of the residential buildings hereby permitted or the substantial completion of the development, whichever is the sooner, and maintained thereafter in accordance with the maintenance plans hereby approved. Reason: To ensure a satisfactory appearance, to take opportunities to enhance biodiversity, to ensure that there is appropriate child play and communal space within the development, and to accord with Policies DP3, P3, and N2 of the NPPF 2026, LP29 and LP38 of the Council’s Local Plan and the London Borough of Redbridge Trees and Landscaping SPD (June 2006).
- Before the use hereby permitted commences at the site, details of the proposed refuse and recycling storage facilities to be provided at the site shall be submitted to and approved in writing by the Local Planning Authority. The facilities as approved shall then be provided at the site prior to use hereby permitted first commencing and retained at the site thereafter in accordance with the approved drawings at all times. Reason: In order to ensure that any such facilities respect the visual amenity of the locality, and the amenities enjoyed by occupants of neighbouring property and to comply with Policy LP24 of the Council’s Local Plan. The objectives and purposes of this condition are such that it is required to be complied with before commencement. As such, those objectives and purposes would not be met if expressed other than as a pre-commencement condition.
- Before occupation the dwellings shall comply with Building Regulations Optional Requirement Approved Document G2 – Water efficiency (2015 edition). Evidence of compliance shall be notified to the building control body appointed for the development in the appropriate Full Plans Application, or Building Notice, or Initial Notice to enable the building control body to check compliance. Reason: To comply with London Plan Policy SI 5.
- No development shall commence until details of the surface water drainage works, incorporating Sustainable Drainage Systems, have been submitted to and approved in writing by the Local Planning Authority. The applicant should provide details clearly demonstrating how the principles of Sustainable Drainage Systems have been maximised at this site with the reasons for not using such techniques fully explained and justified. Reason: To comply with Policy DP3, and F8 of the NPPF (2026), and to prevent the increased risk of flooding to third parties, to the site itself, to improve water quality and enhance biodiversity. The objectives and purposes of this condition are such that it is required to be complied with before commencement. As such, those objectives and purposes would not be met if expressed other than as a pre-commencement condition.
- All non-CHP gas fired boilers installed in this development must achieve dry NOx emission levels no greater than 40 mg/kWh. Reason: To protect local air quality and human health, and to ensure the development achieves 'Air Quality Neutral' status in accordance with Policy SI 1 of the London Plan.
- Before occupation, the ground floor dwellings shall comply with Building Regulations Optional Requirement Approved Document M4 (2) Category 2: Accessible and adaptable dwellings (2015 edition). Evidence of compliance shall be notified to the building control body appointed for the development in the appropriate Full Plans Application, or Building Notice, or Initial Notice to enable the building control body to check compliance. Reason: In order to ensure that the development provides (or can be adapted to provide) satisfactory accommodation for people whose mobility is impaired, and to accord with Policy LP32 of the Council’s Local Plan.
- Any air source heat pumps provided at the approved development shall comply with the 'MCS Planning Standards' specified in the Microgeneration Certification Scheme for air source heat pumps (MCS 020 a) - Air Source Heat Pump Sound Calculation. Reason: To ensure any air source heat pumps proposed do not cause noise nuisance to comply with Local Plan policy LP24 and London Plan policies D13 and D14.
- Construction Hours: Demolition/construction/installation works not shall be undertaken outside the hours of 8am-6pm weekdays and 8am-1pm Saturdays, and no noisy works shall take place outside of these hours.
- Unless otherwise agreed in writing with the Local Planning Authority, development shall not commence until a noise report has been submitted to and approved detailing a building specification for walls, windows and all other openings in buildings to achieve the noise criteria for habitable rooms in the scheme below and to achieve external amenity noise criteria in line with BS8233:2014 and other relevant noise guidance. Where noise mitigation features / measures and related maintenance schedules of those noise mitigation measures are required to achieve compliance with the noise criteria, they shall be maintained or met through the life the development. Internal noise criteria: Living Rooms and Bedrooms: 35 dB LAeq,16hr (between 07:00 and 23:00 hrs) Bedrooms: 30 dB LAeq,8hr (between 23:00 and 07:00 hrs) Bedroom: 45 dB LAFmax to be exceeded no more than 10 times per night-time between 23:00 and 07:00 hours from sources other than emergency sirens. External amenity space noise criteria: A desirable upper limit of 50dB LAeq,T and an Upper guideline value (where lower levels are not achievable) of 55dB LAeq,T . The assessment shall also include details of the building design and ventilation strategy required to achieve these standards, having regard to Approved Documents F and O. Reason: To ensure the development does not cause noise nuisance to comply with Local Plan policy LP24 and London Plan policies D13 and D14.
- During construction of the development hereby permitted, any trees within or near to the site shall be protected in accordance with the requirements of BS 5837 (2012) 'Trees in Relation to Design, Demolition and Construction'. The protection measures shall be implemented prior to any below ground works, and shall be retained for the entire period of the duration of any work at the site, in connection with the development hereby permitted. Reason: In order to maintain the existing vegetation at the site, which makes an important contribution to the character of the area, and to accord with Policies LP38 of the Council’s Local Plan.
- The details of the proposed enclosed, secure and accessible residential cycle parking to be provided at the site shall be as per para 3.5 of the Design and access Statement. The cycle parking as approved shall then be retained at the site thereafter and be made permanently available and maintained for users of the development, in accordance with the approved drawings at all times. Reason: In order to ensure the development complies with the terms of the application and with Policy LP23 of the Council’s Local Plan, and T5 of the London Plan.
- Redbridge Planning Service adopts a positive and proactive approach when engaging with applicants/agents in line with the National Planning Policy Framework. We encourage engagement with the pre-application service to avoid delays in the planning process. https://www.redbridge.gov.uk/planning-and-building/planning/
- The applicant should be aware that Building Regulations approval will be required for most types of building work. Please see information and how to apply for Building Regulation consent at: https://www.redbridge.gov.uk/planning-and-building/building-control/ or for further assistance contact the Building Control Section. e-mail: Buildingcontrol@redbridge.gov.uk Telephone: 020 8708 2529.
- General advice - From July 2023 the Authority has updated planning guidance for refuse and recycling collections. The number of waste receptacles required for a development is now calculated on a maximum of 40 Litres of refuse per resident per week and 40 Litres of recycling per fortnight. Calculations show that the minimum amount of 1100 Litre Eurobins required to contain household waste for 27 Residents would be 1 in number. Recycling for the development would require 2 X 660 Litre Eurobins (this may change to 1 X 1100 if a proposed move to combined mixed recycling come in to effect in the future). The Authority is also planning to introduce a food waste collection service for flatted development from January 2027, and additional space will be required within bin stores for the storage of 180 Litre containers. Communal refuse containers would need to be provided by the agent/developer of the site, further to this the London Borough of Redbridge will charge for the provision of communal recycling bins at new developments, this charge will be per bin provided. For further information please contact cleansing.services@redbridge.gov.uk. The use of any area of land for storing waste containers assumes that you have permission/right to do so and from the waste management point of view, any comments on how the waste may be handled assumes that such permission/right exists. Containers are to be located within the boundary of the property and not stored on the public highway or in any other public area. Refuse storage areas will require permanent clear access for residents and in a position away for any proposed car parking spaces. The Authority is also planning to introduce a food waste collection service from April 2026; further details will be communicated to residents once finalised. With food waste being collected in wheeled bins. Further consideration should also be given for the accommodation of additional bins in case of an increase in the volume of refuse and recycling. This will also provide extra capacity for storage of bulky items awaiting collection. The London Borough of Redbridge refuse collection service currently uses Steel Refuse containers/Eurobins for waste collections. All containers are required to be compatible with the bin lifting mechanism of the Councils Refuse fleet. All Refuse containers would need to be provided by the builder/managing agent and be to the Authorities current specification. If plastic Eurobins are provided for refuse collections, the Authority will not be held responsible for damage to any such containers. The Councils Refuse Dept will need to be informed a minimum of 3 weeks in advance of the development being completed to ensure that refuse collections can be commenced when the estate becomes occupied. This will also ensure the correct sighting of containers for refuse and recycling collection. Please contact Waste Collection team at Ley Street Depot, Ley Street, Ilford, Essex IG2 7QZ for the relevant officer.
