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
Variation of Condition application relating to planning permission 22/0270/MAJ to allow for increased window sizes; the omission of Juliette balconies; the amendment to internal layouts; a reduction in the roof pitch of orangeries; an increased garage roof pitch to Plot 3; the removal of chimney windows; the installation of additional rooflights; the alteration of garage door types; the omission of visitor car port; amendments to the internal road layout; increased garden sizes to some Plots; changes to driveway surfacing materials; and revisions to boundary treatments
Proposal details
- Reference
- 26/0290/VAR
- Alternative references
- PP-15008378
- Ward
- Nunthorpe
- Parish
- Nunthorpe Parish Council, Parish buffer = Nunthorpe CP
- Agent
- James Elliot
- UPRN
- MAN000000000018125
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Sign in to view collected detailsDocuments 27 of 27
| Document | Published | Action |
|---|---|---|
| Materials schedule REF. R402-R01Supporting Documents | 30 Jun 2026 | View |
| Indicitive planDrawing | 30 Jun 2026 | View |
| Indicitive planDrawing | 30 Jun 2026 | View |
| Amendment scheduleSupporting Documents | 30 Jun 2026 | View |
| Proposed landscape plan Dwg no. SK1000Drawing | 30 Jun 2026 | View |
| Proposed elevations Dwg no. SK143CDrawing | 30 Jun 2026 | View |
| Proposed elevations Dwg no. SK142CDrawing | 30 Jun 2026 | View |
| Proposed plans Dwg no. SK141CDrawing | 30 Jun 2026 | View |
| Proposed plans Dwg no. SK140CDrawing | 30 Jun 2026 | View |
| Proposed elevations Dwg no. SK133CDrawing | 30 Jun 2026 | View |
| Proposed elevations Dwg no. SK132CDrawing | 30 Jun 2026 | View |
| Proposed elevations Dwg no. SK130CDrawing | 30 Jun 2026 | View |
| Proposed plans Dwg no. SK130CDrawing | 3 Jun 2026 | View |
| Proposed elevations Dwg no. SK121CDrawing | 30 Jun 2026 | View |
| Proposed plans Dwg no. SK120BDrawing | 30 Jun 2026 | View |
| Proposed elevations Dwg no. SK111BDrawing | 30 Jun 2026 | View |
| Proposed plans Dwg no. SK110ADrawing | 30 Jun 2026 | View |
| Application form redactedApplication Form | 30 Jun 2026 | View |
| Consultee Notification ListConsultation Notification List | 8 Jul 2026 | View |
| Neighbour Notification ListNeighbour Notification List | 8 Jul 2026 | View |
| Copy of Evening Gazette Advert 13.07.2026Adverts | 13 Jul 2026 | View |
| R402 R01 Materials Schedule 09.09.26 REV ARevised Drawing | 9 Sept 2026 | View |
| R402 SK142D Proposed Elevations - Plots 4 -8 Rev DRevised Drawing | 9 Sept 2026 | View |
| R402 SK141D Proposed Plans - Plots 4 -8 Rev DRevised Drawing | 9 Sept 2026 | View |
| R402 SK143D Proposed Elevations - Plots 4 -8 Rev DRevised Drawing | 9 Sept 2026 | View |
| Officer ReportReport | 22 Sept 2026 | View |
| Decision NoticeDecision | 22 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.
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 sourcePublicity 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 sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Decision NoticePlanning conditions
- Time Limit - Variation (s73) The development to which this permission relates must be begun not later than the 8th April 2027 being three years from the date of approval of the original permission (reference no. 22/0270/MAJ) which this approval varies. Reason: To reflect the time limit for commencement imposed on the initial approval and required pursuant to Section 92 of the Town and Country Planning Act 1990 (as amended).
- Approved Plans The development hereby approved shall be carried out in complete accordance with the plans and specifications detailed below and shall relate to no other plans: a) Location Plan, drawing no S231 PL001 b) Detached Garage Elevations, drawing no. S231 PL012 c) Plot 01 Proposed Plans, drawing no. R402 SK110 rev. A d) Plot 01 Proposed Elevations, drawing no. R402 SK111 rev. B e) Plot 02 Proposed Plans, drawing no. R402 SK120 rev. B f) Plot 02 Proposed Elevations, drawing no. R402 SK121 rev. C g) Plot 03 Proposed Ground Floor Plan, drawing no. R402 SK130 rev. C h) Plot 03 Proposed First Floor Plan, drawing no. R402 SK131 i) Plot 03 Proposed North and South Elevations, drawing no. R402 SK132 rev. C j) Plot 03 Proposed East and West Elevations, drawing no. R402 SK133 rev. C k) Proposed Ground Floor Plan – Plot 04-08, drawing no. R402 SK140 rev. C l) Proposed First Floor Plan – Plot 04-08, drawing no. R402 SK141 rev. D m) Plots 04-08 Proposed Elevations Sheet 2, drawing no. R402 SK142 rev. C n) Plot 04-08 Proposed Elevations Sheet 01, drawing no. R402 SK143 rev. D o) Proposed External Materials Schedules, reference no. R402-R01 rev. A dated 09.09.26 p) Proposed Landscape Plan, drawing no. R402 SK1000 rev. D Reason: For the avoidance of doubt and to ensure that the development is carried out as approved.
- Materials - Approved Details The development hereby approved shall be carried out in complete accordance with the external finishing materials detailed in the approved Proposed External Materials Schedules, reference no. R402-R01 rev. A dated 09.09.26, or in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure the use of appropriate materials in the interests of the visual amenities of the area having regard for Policies DC1, CS4 and CS5 of the Local Plan and section 12 of the NPPF.
- Roads, Footpaths and Open Spaces Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0449/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) S38 Horizontal Alignments, drawing no. 24415-DR-C-0807 rev. P1 b) S38 Construction and Kerbing Layout, drawing no. 24415-DR-C-0800 rev. P3 c) S38 Construction and Kerbing Details, drawing no. 24415-DR-C-0801 rev. P1 d) S38 Contours, drawing no. 24415-DR-C-0804 rev. P1 e) S38 Longsections, drawing no. 24415-DR-C-0805 rev. P1 f) S38 Layout, drawing no. 24415-DR-C-0808 rev. P1 Reason: To ensure a satisfactory form of development and in the interests of highway safety having regard for Policies CS5 and DC1 of the Local Plan and sections 9 and 12 of the NPPF.
- Vehicle Parking Constructed and Laid Out No dwelling shall be occupied until the areas for vehicle parking have been constructed and laid out in accordance with the approved drawing(s) Proposed Landscape Plan, drawing no. R402 SK1000 rev. D or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. Such areas shall thereafter be kept available at all times for the parking of vehicles. Reason: To ensure a satisfactory form of development and in the interests of highway safety having regard for Policies CS5 and DC1 of the Local Plan and sections 9 and 12 of the NPPF.
- Method of Works Statement Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0449/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) Construction Phase Traffic Management Plan, reference no. 24415-CTMP-001 dated September 2024 b) Site Compound Plan, drawing no. S231 PL014 Reason: To ensure that the development can be carried out in a manner that will not be to the detriment of amenity of local residents, free flow of traffic or safety of highway users having regard for Policy DC1 of the Local Plan.
- Public Rights of Way Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0449/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) S38 Horizontal Alignments, drawing no. 24415-DR-C-0807 rev. P1 b) S38 Construction and Kerbing Layout, drawing no. 24415-DR-C-0800 rev. P3 c) S38 Construction and Kerbing Details, drawing no. 24415-DR-C-0801 rev. P1 d) S38 Contours, drawing no. 24415-DR-C-0804 rev. P1 e) S38 Longsections, drawing no. 24415-DR-C-0805 rev. P1 f) S38 Layout, drawing no. 24415-DR-C-0808 rev. P1 Reason: To ensure appropriate facilities are provided throughout the development in order to promote an active lifestyle and reduce dependence on the private car having regard for Policy CS4 of the Local Plan and section 9 of the NPPF
- Surface Water Drainage Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0502/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) Drainage Layout, drawing no. 24415-DR-C-0100 rev. P1 b) Construction Drainage Layout, drawing no. 24415-DR-C-0101 rev. P1 c) Drainage Details, drawing no. 24415-DR-C-0102 rev. P1 d) Drainage Layout, drawing no. 24415-DR-C-0103 rev. P1 e) Drainage Details, drawing no. 24415-DR-C-0104 rev. P1 f) MH Schedule, drawing no. 24415-DR-C-0105 rev. P1 g) Drainage Flood Risk Calculations, reference no. 24415 received 31st July 2025 h) SuDS Risk Assessment dated 29th July 2025 Reason: To ensure the site is developed in a manner that will not increase the risk of surface water flooding to site or surrounding area having regard for Policy CS4 of the Local Plan and section 14 of the NPPF.
- Surface Water Drainage Management Plan Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0502/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) Surface Water Drainage Maintenance and Management Schedule reference no. 24415 received 31st July 2025 Reason: To ensure the development is supported by an appropriately designed surface water disposal infrastructure scheme and to minimise the risk of increased flooding and contamination of the system during the construction process having regard for Policies DC1 and CS4 of the Local Plan and section 14 of the NPPF.
- Surface Water Drainage Management & Maintenance Plan No dwelling shall be occupied until a Management & Maintenance Plan for the surface water drainage scheme has been submitted to and approved by the Local planning Authority. The plan shall include details of the following: (i) A plan clearly identifying the arrangements for the adoption of the surface water system by any public authority or statutory undertaker (i.e s104 Agreement) and any other arrangements to secure the operation of the scheme throughout its lifetime; and (ii) (ii) Arrangements for the short and long term maintenance of the SuDS elements of the surface water system. The drainage scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Reason: To ensure that the surface water drainage infrastructure is maintained to minimise the risk flooding in the locality having regard for Policy CS4 of the Local Plan and section 14 of the NPPF.
- Contaminated Land Validation Report No dwelling shall be occupied until a validation report shall have been submitted to and approved in writing by the Local Planning Authority. The validation report shall confirm that all the proposed remediation works set out in the Geoenvironmental Appraisal, report no. C8874, dated November 2020 were completed. Reason: To ensure the appropriate decontamination of the site in the interests of safety, local amenity and the amenities of the occupiers of the site having regard for Policies DC1, CS5 and section 12 of the NPPF.
- Hard & Soft Landscaping Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0449/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) Biodiversity Net Gain Plan, issue 1 dated 11/09/2024 b) Planting Plan, drawing no. 24317.01 Reason: To ensure a satisfactory form of development in the interest of visual amenity and the character of the area having regard for Policies CS4, CS5 and DC1 of the Local Plan and sections 12 and 15 of the NPPF.
- Replacement Tree Planting Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason: To ensure a satisfactory form of development in the interest of visual amenity and the character of the area having regard for Policies CS4, CS5 and DC1 of the Local Plan and sections 12 and 15 of the NPPF.
- Ecology Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0449/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) Biodiversity Net Gain Plan, issue 1 dated 11/09/2024 b) Planting Plan, drawing no. 24317.01 Reason: To protect and enhance the ecology and biodiversity of the site and ensure the survival and protection of important species and those protected by legislation that could be adversely affected by the development having regard to Policy CS4 of the Local Plan and section 15 of the NPPF.
- Water Consumption No dwelling shall be occupied until measures shall have been incorporated within the development to ensure a water efficiency standard of 110 litres (or less) per person per day. Reason: To ensure the appropriate mitigation of nutrients to protect the Teesmouth and Cleveland Coast Special Protection Area in accordance with the requirements of Regulation 63 of the Habitats Regulations and having regard for Policy CS4.
- Nutrient Neutrality Credit Certificate Notwithstanding the detailes set out in condition 2 (Approved Plans) the development must be carried out in accordance with the details approved in application 24/0449/DIS set out below or such plans which are subsequently submitted to and approved in writing by the Local Planning Authority. a) Nutrient Credit Certificate reference no. NM-D-TCC-0008 Reason: To ensure the appropriate mitigation of nutrients to protect the Teesmouth and Cleveland Coast Special Protection Area in accordance with the requirements of Regulation 63 of the Habitats Regulations and having regard for Policy CS4.
- Reason for Approval The proposed development of housing at Land West of Grey Towers Farm is considered to be appropriate for both the application site itself and within the surrounding area, in that the proposal is in accordance with national and local planning policy. The relevant policies and guidance is contained within the following documents: - National Planning Policy Framework 2012 - Middlesbrough Local Development Framework (LDF) Core Strategy (2008); Regeneration DPD and Proposal Map (2009) - Middlesbrough Housing Local Plan, Housing Core Strategy and Housing Development Plan Document (2014). In particular, the proposal meets the national planning policy framework and guidance, in that the proposed variations to the approved housing scheme would not be out of scale and character within the surrounding area, would not be detrimental to the local and residential amenities of the area or the conservation area. The variations do not diminish the quality of the approved development in line with the requirements of the NPPF. Accordingly, the Local Planning Authority considers that there are no material planning considerations that would override the general assumption that development be approved unless other material factors determine otherwise.
- Discharge of Condition Fee Under the Town & Country Planning (Fees for Applications and Deemed Applications)(Amendment)(England) Regulations 2018, the Council must charge a fee for the discharge of conditions. Information relating to current fees is available on the Planning Portal website https://1app.planningportal.co.uk/FeeCalculator/Standalone?region=1. Please be aware that where there is more than one condition multiple fees will be required if you apply to discharge them separately.
- Civil Ownership Matters This permission refers only to that required under the Town and Country Planning Act 1990 (as amended) and does not include any other consent or approval under any enactments, byelaw, order or regulation. The grant of planning permission does not override any third party rights which may exist over the application site. In addition, you are advised that any works affecting party walls or involving excavations for foundations adjacent to a party wall you will be required to serve notice on all adjoining owners before work commences and adhere to the requirements of the Party Wall Act 1996.
- Rights of Access/Encroachment This planning approval does not permit any person to access another person’s land/property to enable the works to be completed, without their consent. Any encroachment into another person’s land/property above or below ground is a civil matter to be resolved between the relevant parties.
- Statutory Undertakers The applicant is reminded that they are responsible for contacting the Statutory Undertakers in respect of both the new service to their development and the requirements of the undertakers in respect of their existing apparatus and any protection/ diversion work that may be required. The applicant is advised to contact all the utilities prior to works commencing.
- Name and Numbering Should the development require Street Names, Numbers and/or Post Codes the developer must contact the Councils Naming and Numbering representative on 01642 728155.
- Public Right of Way on Site A Public Right of way exists on the site. Before planning approval is commenced discussion is required with the Highway Authority’s Public Rights of Way Officer (tel: 01642 728153) to ensure that the line of the path is not interfered with. Or an order must be obtained to stop up or divert the Public Right of Ways, as shown on the definitive map and statement, under Section 257 of the Town and Country Planning Act 1990. To discuss or apply for an order contact the Highways Authority’s Public Rights of Way Officer at rightsofway@middlesbrough.gov.uk.
- Deliveries to Site It should be ensured that, during construction, deliveries to the site do not obstruct the highway. If deliveries are to be made which may cause an obstruction, then early discussion should be had with the Highway Authority on the timing of these deliveries and measures that may be required so as to mitigate the effect of the obstruction to the general public.
- Cleaning of Highway The applicant is reminded that it is the responsibility of anybody carrying out building work to ensure that mud, debris or other deleterious material is not deposited from the site onto the highway and, if it is, it shall be cleared by that person. In the case of mud being deposited on the highway wheel washing facilities should be installed at the exit of the development.
- Protect Existing Footpaths/Verges Measures must be taken to protect existing footpaths and verges being damaged by site vehicles.
- Adoption of Highway - S38 The applicant is advised that prior to the commencement of works on site they should contact the Highway Authority (01642 728156), with a view to preparing the necessary drawings and legal work required for the formal adoption of the new highway layout. The S38 Agreement should be in place prior to the commencement of works on site.
- Works to Highway - S278 The proposal will require alterations to the existing highway and as such will require an Agreement under Section 278 of the 1980 Highways Act The applicant is urged to consult early with the Highway Authority (tel: 01642 728156) to discuss these proposals. This agreement must be completed and in place before work commences.
