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
Discharge of conditions C6 (biodiversity net gain plan), C7 (habitat management and monitoring plan), C8 (construction ecological management plan), C11 (biodiversity enhancements), C13 (EV charging), C14 (cycle store), C15 (ancillary buildings) and C17 (lighting design strategy for biodiversity) to planning permission 25/00303/FUL
Proposal details
- Reference
- 25/01537/DISCHG
- Alternative references
- PP-14512008
- Development type
- Discharge of Condition(s)
- Ward
- West
- Parish
- Peterborough
- Agent
- Miss Heidi Boot
- UPRN
- 10008069837
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 22 of 22
| Document | Published | Action |
|---|---|---|
| Plans: External Lighting Plan - RH - E103ADCPLANS | 22 Jan 2026 | View |
| Application Supporting Document: Thorpe Wood Lightspill - V1 LTG PLOTDCSUPDOC | 26 Nov 2025 | View |
| Application Supporting Document: Biodiversity Management PlanDCSUPDOC | 26 Nov 2025 | View |
| Application Supporting Document: Habitat Management and Monitoring PlanDCSUPDOC | 26 Nov 2025 | View |
| DecisionDCDEC | 10 Feb 2026 | View |
| Previous/Parent decision notice: - Parent decision notice (Ref: 25/00303/FUL)DCPRDEC | 24 Oct 2025 | View |
| Representation from Consultee (Web): Local HighwaysDCCONWEB | 29 Jan 2026 | View |
| Representation from Consultee (Web): Local Highway Authority - CommentsDCCONWEB | 19 Dec 2025 | View |
| Representation from Consultee (Web): Wildlife Officer FPDCCONWEB | 8 Jan 2026 | View |
| Representation from Consultee (Web): Wildlife Officer FPDCCONWEB | 6 Feb 2026 | View |
| Plans: Bin Store Detail - SDL-033ADCPLANS | 26 Nov 2025 | View |
| Plans: Enclosed Secure Cycle Shelter - LNT-LINEAR-REV-CDCPLANS | 26 Nov 2025 | View |
| Application Supporting Document: Covering LetterDCSUPDOC | 26 Nov 2025 | View |
| Plans: External Lighting Plan - RH - E103DCPLANS | 26 Nov 2025 | View |
| Plans: PV Combined Electric Meter House & Garden Store Detail (Double Door) (Two Skin) - SDL-090.4ADCPLANS | 26 Nov 2025 | View |
| Plans: Sub Station Details - SS-001DCPLANS | 26 Nov 2025 | View |
| Plans: LNT-LINEAR 4390MM X 2000MM BIKE SHELTERDCPLANS | 8 Jan 2026 | View |
| Application Supporting Document: Biodiversity Gain PlanDCSUPDOC | 26 Nov 2025 | View |
| Application Supporting Document: Construction Environment Management Plan CEMP (Biodiversity)DCSUPDOC | 26 Nov 2025 | View |
| Application Supporting Document: Details of EVCP (Quantum:EV)DCSUPDOC | 26 Nov 2025 | View |
| Plans: PV Battery Housing Detail - PV-01DCPLANS | 26 Nov 2025 | View |
| Application Form: Application FormDCAPFORM | 26 Nov 2025 | 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 source
Decision & conditions
Decision Previous/Parent decision notice: - Parent decision notice (Ref: 25/00303/FUL)Planning conditions
- Condition 6 - Biodiversity Net Gain Plan The development hereby permitted shall not begin unless and until a biodiversity net gain plan has been submitted to and agreed in writing with by the Local Planning Authority which biodiversity net gain plan shall address the following matters: (a)information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat, (b)the pre-development biodiversity value of the onsite habitat, (c)the post-development biodiversity value of the onsite habitat, (d)any registered offsite biodiversity gain allocated to the development and the biodiversity value of that gain in relation to the development, (e)any biodiversity credits purchased for the development, and (f)such other matters as the Secretary of State may by regulations specify. Thereafter, the development shall be carried out in accordance with the agreed approved details. Reason: In accordance with the requirements of Schedule 14, Part 1 of paragraph 14 of the Environment Act 2021 and Policy LP28 of the Peterborough Local Plan (2019). Details submitted for consideration: o Biodiversity Net Gain Metric o Biodiversity Gain Plan o Email from Heidi Boot, 20/01/2026 - Our consultant ecologist has checked the BNG metric, and it has been completed correctly. The habitat created on site has been put through as delayed by 1 year, this is to account for vegetation being cleared on site at the start of the project but new landscaping coming towards the end of the project. The offsite habitat has been put through the metric as created 1 year in advance. This is the information we received from the Environment Bank. I assume this is because the grassland they are selling units from has already been created, so this would be correct. Assessment and Conclusion: Taking into account the support from PCC Wildlife, the submitted documentation provides the required details as set out within the condition wording and Officers are content that the BNG plan is hereby acceptable. The submission element of Condition 6 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 7- Habitat Management and Monitoring Plan No development shall take place until a Habitat Management and Monitoring Plan addressing the creation of mitigation and compensation habitat as outlined within the Biodiversity Metric. The HMMP shall include the following: a) Purpose and conservation objectives for the proposed works. b) Review of site potential and constraints. c) Detailed design(s) and/or working method(s) to achieve stated objectives. d) Extent and location/area of proposed works on appropriate scale maps and plans. e) Type and source of materials to be used where appropriate, e.g. native species of local provenance. f) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development. g) Persons responsible for implementing the works. h) Details of initial aftercare and long-term maintenance. i) Details for monitoring and remedial measures. j) Details for disposal of any wastes arising from works. The HMMP shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter. The use of the recently released Habitat Management and Monitoring Plan Template (HMMPT) would be strongly recommended in order to demonstrate how the habitats responsible for demonstrating a Biodiversity Net Gain are created, managed and monitored. Reason: In the interests of the visual appearance of the development and the enhancement of biodiversity, in accordance with Policies LP16, LP28 and LP29 of the Peterborough Local Plan (2019) and Chapter 15 of the NPPF (2024). This is a pre-commencement condition because the habitat restoration and management scheme will be an integral part of the development including during the construction works. Details submitted for consideration: o Habitat Management and Monitoring Plan, dated 05/11/2025, Version 1.0 Assessment and Conclusion: Taking into account the support from PCC Wildlife, the submitted documentation provides the required details as set out within the condition wording and Officers are content that the HMMP is hereby acceptable. The submission element of Condition 7 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 8 - Construction Ecological Management Plan No development shall take place (including demolition, ground works, vegetation clearance) until a construction ecological management plan (CEcMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEcMP (Biodiversity) shall include the following: a) Summary of potentially damaging activities. b) Identification of ''biodiversity protection zones'', as applicable. c) Practical measures (physical measures, sensitive working practices, and biosecurity measure) to avoid or reduce negative impacts during construction (may be provided as a set of method statements) d) The location and timing of sensitive works to avoid harm to biodiversity features. e) The times during construction, roles and responsibilities of an ecological clerk of works (ECoW need to be present on site to oversee works. f) Responsible persons and lines of communication. g) Use of protective fences, exclusion barriers and warning signs. The approved CEcMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: In the interests of the conservation and enhancement of biodiversity, in accordance with Policy LP28 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework 2021. This is a pre-commencement condition because the habitat restoration and management scheme will be an integral part of the development including during the construction works. Details submitted for consideration: o Construction Environmental Management Plan CEMP (Biodiversity), ER-8213-06-CEMP (Biodiversity), date 18/11/2025 Assessment and Conclusion: Taking into account the support from PCC Wildlife, the submitted documentation provides the required details as set out within the condition wording and Officers are content that the CEcMP appropriately addresses biodiversity concerns during construction is hereby acceptable. The submission element of Condition 8 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 11 - Biodiversity Enhancements No development other than groundworks and foundations shall take place unless a scheme for biodiversity enhancements as proposed by the PCC Wildlife Officer, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the position, type and number of enhancements proposed. All enhancements shall be installed using accepted best practice and retained thereafter. Reason: In the interests of visual amenity of the area and the enhancement of biodiversity, in accordance with Policies LP16, LP28 and LP29 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework 2024. Details submitted for consideration: o Biodiversity Management Plan, ER-8213-07, dated 20/11/2025 o Pre-start badger Survey Site Inspection Report Assessment and Conclusion: Taking into account the support from PCC Wildlife, the submitted documentation provides sufficient enhancement and Officers are content that the submitted details are hereby acceptable. The submission element of Condition 11 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 13 - EV Chargers Prior to the first occupation or commencement of use, details of the electric charging provision for the six bays shall be submitted and agreed in writing with the Local Planning Authority. Reason: In the interest of highway safety, in accordance with Policy LP13 of the Peterborough Local Plan (2019) and Paragraph 117 of the National Planning Policy Framework 2024. Details submitted for consideration: o Quantum:EV, Token Mech - PAYG Assessment and Conclusion: Taking into account the support from the Local Highways Authority, the submitted EV chargers are considered appropriate and acceptable in this instance. The submission element of Condition 13 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 14 - Cycle Parking Prior to the first occupation or commencement of use, details of an enclosed and secure cycle shelter to accommodate cycles shall be submitted and agreed in writing with the Local Planning Authority. This area shall thereafter be retained for the purposes of cycle parking in connection with the development in perpetuity. Reason: In the interests of highway safety and to encourage travel by sustainable modes, in accordance with Policy LP13 of the Peterborough Local Plan (2019) and Paragraph 115 of the National Planning Policy Framework 2024. Details submitted for consideration: o LNT-LINEAR 4390MM X 2000MM BIKE SHELTER o LNT-LINEAR-REVB Assessment and Conclusion: Taking into account the support from the Local Highways Authority, the proposed cycle storage is considered appropriate, being able to securely house 8 cycles, and is of an acceptable design and appearance. The submission element of Condition 14 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 15 - Ancillary Buildings Prior to the first occupation or commencement of use, details of the bin store, PV battery store, meter store and substation, as shown on the approved site plan (ref: PE3 6SR - A-03-A) shall be submitted and agreed in writing with the Local Planning Authority. These areas shall thereafter be retained for the purposes stated in connection with the development in perpetuity. Reason: For the Local Planning Authority to ensure a satisfactory external appearance, in accordance with Policy LP16 of the Peterborough Local Plan (2019) and Chapter 12 of the National Planning Policy Framework (2024). Details submitted for consideration: o Bin Store Details, SDL-033A o PV Battery Housing, PV-01 o PV Combined Electric Meter House & Garden Store Detail (Double Door) [Two Skin], SDL-090.4A o Sub Staton Details, SS-001 o Email from Heidi Boot, dated 10/02/2026, confirming the substation materials will match the main building. Assessment and Conclusion: The ancillary buildings are of an acceptable appearance, being of a simple design and utilising a mix of wooden materials and materials which match the host building. The submission element of Condition 15 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
- Condition 17 - Lighting No external lighting shall be erected until, a ''lighting design strategy for biodiversity'' for all lighting across the site shall be submitted to and approved in writing by the local planning authority. The strategy shall: a) identify those areas/features on site that are particularly sensitive for ecological constraints that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. Reason: To ensure that the recommended mitigation and compensation is delivered with the scheme to protect biodiversity and Policy LP28 of the Peterborough Local Plan 2019 and Chapter 15 of the National Planning Policy Framework 2021. Details submitted for consideration: o External Lighting Plan, E103 Rev. A Assessment and Conclusion: Taking into account the support from PCC Wildlife, following receipt of the revised plan, the proposed lighting is considered unlikely to impact biodiversity within the vicinity and Officers are content that the submitted details are hereby acceptable. The submission element of Condition 17 is hereby discharged, and it remains for the development to be carried out in accordance with the approved details.
