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 condition C3 (external materials), C4 (hard or soft landscaping), C6 (tree and soil protection), C10 (EV charging points), C14 (boundary details), C15 (gates), C16 (lighting scheme), C18 (fire hydrants) and C30 (tree root protection) of planning permission 22/00823/FUL
Proposal details
- Reference
- 25/01590/DISCHG
- Alternative references
- PP-14550226
- Development type
- Discharge of Condition(s)
- Ward
- Eye, Thorney & Newborough
- Agent
- Mr James Garner
- UPRN
- 10093494970
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| Document | Published | Action |
|---|---|---|
| Previous/Parent decision notice: - Parent decision notice (Ref: 22/00823/FUL)DCPRDEC | 9 Mar 2023 | View |
| Representation from Consultee (Web): Local HighwaysDCCONWEB | 23 Dec 2025 | View |
| Representation from Consultee (Web): Tree Officer's commentsDCCONWEB | 19 Dec 2025 | View |
| Representation from Consultee (Web): Cambridgeshire Fire and RescueDCCONWEB | 11 Dec 2025 | View |
| Plans: Cond 4 - Soft Landscaping 2 of 2DCPLANS | 9 Dec 2025 | View |
| Plans: Cond 4 - Adopted External MaterialsDCPLANS | 9 Dec 2025 | View |
| Plans: Cond 4 - Private External MaterialsDCPLANS | 9 Dec 2025 | View |
| Representation from Consultee (Web): Marked up Landscape proposals plan iiDCCONWEB | 18 Dec 2025 | View |
| Plans: 23007 1015-P06 Boundary TreatmentsDCPLANS | 9 Dec 2025 | View |
| Application Supporting Document: Cond 3 - 2025-10-06 External Materials ScheduleDCSUPDOC | 9 Dec 2025 | View |
| Application Form: ApplicationDCAPFORM | 9 Dec 2025 | View |
| Representation from Consultee (Web): Marked up Landscape proposals plan iDCCONWEB | 18 Dec 2025 | View |
| Plans: H25-0030_001C - Detailed Plot Landscape Plan - SHT 1 of 2 - 290126DCPLANS | 11 Feb 2026 | View |
| Representation from Consultee (Web): Wildlife Officer FPDCCONWEB | 12 Feb 2026 | View |
| Plans: 23007 1017-P01 Fire Hydrant PlanDCPLANS | 9 Dec 2025 | View |
| Application Supporting Document: Cond 16 - Lighting CalcDCSUPDOC | 9 Dec 2025 | View |
| Plans: H25-0030_002C - Detailed Plot Landscape Plan - SHT 2 of 2 - 290126DCPLANS | 11 Feb 2026 | View |
| Application Supporting Document: Cond 6 - Tree Pit DetailDCSUPDOC | 9 Dec 2025 | View |
| Plans: 23007 1010-P07 - Proposed Site LayoutDCPLANS | 11 Feb 2026 | View |
| Representation from Consultee (Web): Pollution ControlDCCONWEB | 14 Jan 2026 | View |
| Representation from Consultee (Web): Wildlife Officer FPDCCONWEB | 6 Jan 2026 | View |
| Plans: Cond 6 - Soil Volume Calc and Root BarrierDCPLANS | 9 Dec 2025 | View |
| Plans: Cond 4 - Soft Landscaping 1 of 2DCPLANS | 9 Dec 2025 | View |
| Plans: 23007 1015-P07 - Boundary TreatmentsDCPLANS | 11 Feb 2026 | View |
| Plans: 002860-JPL-ZZ-ZZ-D-C-4501-S4-P04 - Private External Construction LayoutDCPLANS | 11 Feb 2026 | View |
| Plans: 23007 1016-P01 EV Charging PointsDCPLANS | 9 Dec 2025 | View |
| Plans: Cond 16 - Lighting DesignDCPLANS | 9 Dec 2025 | View |
| Representation from Consultee (Web): Designing Out Crime Officer - CommentsDCCONWEB | 12 Dec 2025 | View |
| Plans: H25-0030_003A - Soil Volume Calculation Plan - 290126DCPLANS | 11 Feb 2026 | View |
| Tree OfficerDCCONWEB | 24 Feb 2026 | View |
| 56799_Decision_Notice_-_DETERMINED_DISCHG.pdfDCDEC | 3 Mar 2026 | View |
| 56803_Decision_Notice_-_DETERMINED_DISCHG.pdfDCDEC | 3 Mar 2026 | View |
| Pollution ControlDCCONWEB | 3 Mar 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 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
Previous/Parent decision notice: - Parent decision notice (Ref: 22/00823/FUL) 56799_Decision_Notice_-_DETERMINED_DISCHG.pdf 56803_Decision_Notice_-_DETERMINED_DISCHG.pdfPlanning conditions
- C3 - Materials Prior to the commencement of any works above ground level, confirmation of and samples of the following materials to be used in the external surfaces of the building hereby approved shall be submitted to and approved in writing by the Local Planning Authority : - The proposed bricks - The RAL colour(s) of the render - The windows, barge boards, doors and rainwater goods The development shall thereafter be carried out in accordance with the approved details. Reason: For the Local Planning Authority to ensure a satisfactory external appearance, in accordance with Policy LP16 of the Peterborough Local Plan (2019) Plans and documents submitted in support of the discharge of C3: - Cond 3 - 2025-10-06 External Materials Schedule Assessment: The applicant has proposed Wrekin Light Red for the facing bricks - this brick is light red with light patches and a light texture from being wire cut. It is noted that dwellings to the west at Bramble Close uses Ibstock windsor facing brick, which has a similar appearance to the proposed brick. As such, this is deemed acceptable by the LPA In terms of the render, the applicant has proposed Antique White, however has not specified the manufacturer or the RAL number. Given that there are variation of colour depending on the manufacturer, and the condition specifically requires the RAL number, this part of the condition has not been fully clarified, and as such, cannot be discharged. It should be noted that the render colour should match the dwellings on Bramble Close to the west which is Parex G20, which is an off white colour. Proposed materials for the windows, barge boards are UPVC in white and doors and rainwater goods UPVC in black. These are considered acceptable. Given the above, further clarity is required for the colour of the render in RAL, therefore, this condition is only partially discharged. Condition 3 is hereby partially discharged subject to implementation in accordance with the approved details. Further information required for the render, specifically the RAL colour of the proposed render.
- C4 - Hard and soft landscaping No development shall take place above slab level until a scheme for hard of soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following : - Surface material for the car parking and new pathways - Planting plans including retained trees, species, numbers, size and density of planting - Boundary treatments The approved hard and soft landscaping scheme shall be carried out shall be carried out within the first available planting season following completion of the development or first occupation (whichever is the sooner) or alternatively in accordance with a timetable for landscape implementation which has been approved as part of the submitted landscape scheme. All tree planting and implementation of the soft landscaping shall be undertaken in accordance with the British Standard BS 8545:2014 'Trees: from nursery to independence in the landscape - Recommendation'. 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) Plans and documents submitted in support of the discharge of C4: - H25-0030_001C - Detailed Plot Landscape Plan - SHT 1 of 2 - 290126 - H25-0030_002C - Detailed Plot Landscape Plan - SHT 2 of 2 - 290126 - Adopted External Materials - Private External Materials Assessment: The submitted information confirms that all tree planting will comply with BS8545:2014 Trees: from nursery to independence. In addition to this, the LPA seek additional, suitable and appropriate tree planting to be provided in the rear gardens to offer additional screening, enhancement and separation between dwellings. This will help to increase the tree canopy cover and comply with the Council's Local Plan Policy LP29. This has not been provided in the revised information. In addition to this, drawings H25_0030_001C and H25_0030_002C continues to shows soft landscaping (shrubs and hedging etc) directly abutting the proposed highway. It should be noted that this is contrary to 2.7.3 of the Peterborough Estate Road Specification 2025, whereby all boundary hedges are required to be planted a minimum of 1m from the highway to allow for future growth without encroachment or overhanging of the highway. In order to discharge this condition, applicants should: - Add additional tree planting to rear gardens to improve public amenity - Amend the soft landscaping and relocate by 0.5 metres back from the edge of the proposed highway, or these areas amended to be laid to grass. Given the above issues, Condition 4 is hereby not discharged.
- C6 - Trees and soil Prior to the commencement of any works above slab level, a plan showing details of the extent of tree root protection/tree root barriers together with the suitable and appropriate soil volumes required, in cubic metres, for the tree species being planted in each location shall be submitted to and approved in writing by the Local Planning Authority. Any trees located within 4.5m of the proposed highway must be planted with root-protection in accordance with approved details. Development shall be undertaken in accordance with the approved details. Reason: To ensure appropriate implementation of the approved landscaping scheme in accordance with Policies LP16 and LP29 of the Adopted Peterborough Local Plan. Plans and documents submitted in support of the discharge of C6: - Tree Pit Detail - Soil Volume Calc and Root Barrier Drawing no. H25_0030_003A Assessment: Having assessed the revised information and drawing H25_0030_003A, the details appear to be acceptable and it is noted that the tree opposite plot 10 adjacent to the access and the 3 trees to the east of the footpath link (to the north of the parking bays for plot 26) now show root-protection as required as they are closer than 4.5m to the proposed highway. Condition 6 is hereby discharged, subject to implementation in accordance with the approved details.
- C10 - EV charging No development above slab level shall take place until a plan showing the location of electric vehicle charging points has been submitted to and approved in writing by the Local Planning Authority. The plan shall show at least 20% of the proposed dwellings as having an on-plot electric vehicle charging point. Electric vehicle charging points shall be provided in accordance with the approved details prior to first occupation of the dwelling to which they relate. Reason: To ensure the development is provided with satisfactory provision for the charging of electric vehicles and to encourage more sustainable methods of travel to/from the site, in accordance with Policy LP13 of the Adopted Peterborough Local Plan (2019). Plans and documents submitted in support of the discharge of C10: - 23007 1016-P01 EV Charging Points Assessment: Having reviewed these details with the Local Highways Authority, the LPA considers the details to be acceptable and the submission element of the condition can be discharged. Condition 10 is hereby discharged subject to implementation in accordance with the approved details.
- C14 - Boundary Treatment Notwithstanding the submitted details, prior to the commencement of development above slab level details of revised boundary treatment in the following locations shall be submitted to and approved in writing by the Local Planning Authority: - At plots 10 & 11, comprising a 1.5m fence with 300mm of trellis above - To the northern and southern sides of the new footpath link at Hawthorn Close - Along the northern site frontage with Thorney Road All boundary treatments shall be erected in accordance with the approved details prior to the first occupation of the dwellings to which they relate, and shall be retained thereafter. Reason: In the interest of residential amenity and crime prevention, in accordance with Policy LP17 of the Adopted Peterborough Local Plan (2019). Plans and documents submitted in support of the discharge of C14: - 23007 1015-P07 - Boundary Treatments Assessment: Amendments have been made in response to issues identified. Having reviewed the revised details, drawing 23007 1015-P07 Boundary treatments, this conforms with the Peterborough Estate Road Specification 2025 item 2.7.1. All hard boundary treatments are shown to be a minimum or 0.5m from the hard surfaced highway (including footways and cycleways). In addition, the 0.45 Timber Knee Rail to the northern and southern sides of the new footpath link at Hawthorne Close abuts the footpath (proposed highway) is now acceptable. The revised plan shows Hedgehog highway routes have been included as part of the 1.8-meter-high close board boundary fencing. As such, the condition can be discharged. Condition 14 is hereby discharged, subject to implementation in accordance with the approved details.
- C15 - Gates Notwithstanding the submitted details, prior to the commencement of development above slab level details of gates to the footpath to the side/rear of plots 13,14 &15 shall be submitted to and approved in writing by the Local Planning Authority. Gates to shared accesses shall be located at the entrance to the footpath and shall be fitted with self-closers and lockable from both sides. Gates shall be erected in accordance with the approved details prior to the first occupation of the dwellings to which they relate, and shall be retained thereafter. Reason: In the interest of residential amenity and crime prevention, in accordance with Policy LP17 of the Adopted Peterborough Local Plan (2019). Plans and documents submitted in support of the discharge of C15: - 23007 1015-P06 Boundary Treatments Assessment: Having reviewed the information submitted, it is agreed with both the Local Highway Authority and Cambs Constabulary that there are no objections to this and the details are acceptable for the condition to be discharged. Condition 15 is hereby discharged subject to implementation in accordance with the approved details
- C16 - Lighting No development shall take place above slab level until a lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall cover adoptable roads, private roads and publicly-accessible footpaths (including the footpath link to Hawthorn Close) and shall include a plan showing lux levels along with details of the appearance of the lights. Any lighting of private roads, driveways or parking areas shall be arranged so that no danger or inconvenience is caused to users of the adjoining existing or proposed public highway. The development shall thereafter be carried out in accordance with the approved details prior to the first occupation of the dwelling/apartment block to which it relates. Reason: In the interest of residential amenity, highway safety and crime prevention, in accordance with Policies LP13 and LP17 of the Adopted Peterborough Local Plan (2019). Plans and documents submitted in support of the discharge of C16: - Lighting Design - Lighting Calc Assessment: Having assessed the proposal, it appears that the lighting scheme is acceptable with regards to lighting of the public highway and footways. Although the kelvin levels proposed at 4000K, which has the potential to result in harm to nocturnal wildlife, the Council's Wildlife Officer has confirmed that there are no ecological reasons that demonstrates a need for lower Kelvin levels in this area. In addition, it is also noted that the residential areas adjacent to this site is also lit at the same levels. Condition 16 is hereby discharged, subject to implementation in accordance with the approved details.
- C18 - Fire Hydrants a) Notwithstanding the submitted information, no development above ground works shall take place until provision has been made for fire hydrants in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The scheme shall thereafter be implemented in accordance with the approved details. b) Prior to the first occupation of any dwelling (or building where appropriate) to be served by the scheme, written confirmation shall be submitted to and approved in writing by the Local Planning Authority that the scheme has been implemented in full and is certified as being ready for use. Reason: In order to ensure that sufficient resources are available for fire-fighting, in accordance with Policies LP16 and LP17 of the Peterborough Local Plan (2019). Plans and documents submitted in support of the discharge of C18: - 23007 1017-P01 Fire Hydrant Plan Assessment: Having reviewed the submitted information with the Cambridgeshire Fire & Rescue Service, it is noted that the statutory consultation has taken place with Anglian Water and that they have been advised on the quantity, serial numbers and locations of the fire hydrants necessary to serve the development. Part A of the condition has been met. Part B will only be fully discharged when the apparatus have been installed and checked by Cambs Fire to confirm they are ready for operational use. Condition 18 is hereby partially discharged, subject to implementation in accordance with the approved details and further checks with Cambs Fire to confirm installation and operational use.
- C30 - Root protection Any trees located within 4.5m of the proposed highway must be planted with root protection, details of which must be approved in writing by the Local Planning Authority. Reason: In the interests of highway safety, in accordance with Policy LP13 of the Adopted Peterborough Local Plan. Plans and documents submitted in support of the discharge of C30: - Soil Volume Calc and Root Barrier Drawing no. H25_0030_003 Assessment: Having assessed the revised information and drawing H25_0030_003A, the details appear to be acceptable and it is noted that the tree opposite plot 10 adjacent to the access and the 3 trees to the east of the footpath link (to the north of the parking bays for plot 26) now show root-protection as required as they are closer than 4.5m to the proposed highway. Condition 30 is hereby discharged, subject to implementation in accordance with the approved details.
