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 C3 (external surfaces), C4 (bat boxes), C5 (external lighting), C6 (Tree Protection Plan), C7 (soft landscaping), C8 ( fire hydrants) and C9 (surface water drainage scheme) to planning permission 25/00576/FUL
Proposal details
- Reference
- 26/002128/DISCHG
- Alternative references
- PP-14806636
- Development type
- Discharge of Condition(s)
- Ward
- Barnack
- Parish
- Ufford CP
- Agent
- Mills-Pereira
- UPRN
- 10093492971
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 9 of 9
| Document | Published | Action |
|---|---|---|
| Application FormDCAPFORM | 25 Mar 2026 | View |
| Copy of Decision 25/00576/FULDCPRDEC | 31 Mar 2026 | View |
| Proposed Site Plan - 1026 PL1 ADCPLANS | 27 Apr 2026 | View |
| Proposed Elevations - 1026 PL1 ADCPLANS | 27 Apr 2026 | View |
| Discharge of Conditions StatementDCSUPDOC | 27 Apr 2026 | View |
| Local Lead Flood AuthorityDCCONWEB | 15 Jun 2026 | View |
| PCC Tree OfficerDCCONWEB | 16 Jun 2026 | View |
| Wildlife Officer FPDCCONWEB | 23 Jun 2026 | View |
| 70343_Decision_Notice_-_DETERMINED_DISCHG.pdfDCDEC | 1 Jul 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.
Decision 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
Copy of Decision 25/00576/FUL 70343_Decision_Notice_-_DETERMINED_DISCHG.pdfPlanning conditions
- C3: No development other than groundworks and foundations shall take place unless and until details of all external surfaces; have been submitted to and approved in writing by the Local Planning Authority. The details submitted for approval shall include the name of the manufacturer, the product type, colour (using BS4800) and reference number. The development shall not be carried out except 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) and Chapter 12 of the National Planning Policy Framework (2024). Plans and documents submitted in support of the discharge of C3: - Proposed Elevations (Drawing Number: PL1 Rev A). - Discharge of Conditions Statement. Assessment: Having reviewed the submitted details, Officers do not support the discharge of C3. Whilst details of the type of material have been outlined, the name of the manufacturer, colour (using BS4800) and reference numbers have not been supplied. Therefore, the full visual impact from the completed development cannot fully be assessed. As such, the details submitted are not deemed acceptable for the Local Planning Authority to discharge the condition. Conclusion: The details submitted relating to condition X3 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 3 IS NOT DISCHARGED. Another discharge of conditions application is required.
- C4: No development other than groundworks and foundations shall take place unless a scheme for biodiversity enhancements detailing the installation of x2 integrated bat boxes 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). Plans and documents submitted in support of the discharge of C4: - Proposed Elevations (Drawing Number: PL1 Rev A). - Proposed Site Plan (Drawing Number: PL1 A). - Discharge of Conditions Statement. Assessment: Having reviewed the submitted details, Officers do not support the discharge of C6. No details relating to the type of bat boxes have been submitted. The condition does require integrated bat boxes and a requirement for the position, type and number. The City Council's Wildlife Officer has objected. As such, C4 IS NOT DISCHARGED. Conclusion: The details submitted relating to condition C4 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 4 is not discharged. Another discharge of conditions application is required.
- C5: 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 (2024). Assessment: No external lighting is proposed to be erected. As such, at this time C5 is not required to be discharged. In the event any external lighting is proposed then details must be submitted and agreed by the Local Planning Authority.
- C6: No development or other operations shall commence on site in connection with the development hereby approved, (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening, or any operations involving the use of motorised vehicles or construction machinery) until a detailed Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in complete accordance with the approved Tree Protection Plan. Implementation, supervision and monitoring of all approved construction works within any area designated as being fenced off or otherwise protected in the approved Tree Protection Scheme. Reason: In order to protect and safeguard the amenities of the area, in accordance with Policies LP16 and LP29 of the Peterborough Local Plan (2019). This is a precommencement condition because the approved construction specification must be in place and adequate prior to development commencing to ensure the trees are protected. Plans and documents submitted in support of the discharge of C6: - Discharge of Conditions Statement. Assessment: Having reviewed the submitted details, Officers do not support the discharge of C6. No details relating to a Tree Protection Plan (TPP) have been submitted. The Applicant claims that the area is already hardstanding and that there are no trees present. Officers disagree and sought to append C6 at the full planning stage. No details or evidence has been provided by the Applicant to state otherwise. The City Council's Tree Officer has objected. As such, C6 IS NOT DISCHARGED. Conclusion: The details submitted relating to condition C6 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 6 is not discharged. Another discharge of conditions application is required.
- C7: Prior to the occupation of the development a scheme for soft landscaping of the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the following: - Proposed finished ground and building slab levels - Planting plans including retained trees, species, numbers, size and density of planting - An implementation programme (phased developments only) - Proposed planting plans including trees, species, numbers, size and density (native species; other Neutral Grassland to be created using a wildflower meadow mix such as Emorsgate seeds EM1, EM2 or EM3 seed mixes) - Position, type and recommended number of any biodiversity enhancements - Boundary treatments The soft landscaping 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. Development shall be carried out in accordance with the submitted details. Any trees, shrubs or hedges forming part of the approved landscaping scheme that die, are removed or become diseased within five years of the implementation of the landscaping scheme shall be replaced during the next available planting season by the developers, or their successors in title with an equivalent size, number and species to those being replaced. Any replacement trees, shrubs or hedgerows dying within five years of planting shall themselves be replaced with an equivalent size, number and species. 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). Plans and documents submitted in support of the discharge of C7: - Discharge of Conditions Statement. Assessment: Having reviewed the submitted details, Officers do not support the discharge of C7. No details relating to the size of the native hedging, the position, number of species and seizes of the new tree to be planted and planting beds. Please note that native species must be used. No evidence of other neutral grassland has been outlined. The City Council's Tree Officer and wildlife officer have objected. As such, C7 IS NOT DISCHARGED. Conclusion: The details submitted relating to condition C7 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 7 is not discharged. Another discharge of conditions application is required.
- C8: a) No development other than groundworks and foundations shall take place unless and 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 C8: - Proposed Site Plan (Drawing Number: PL1 A). - Discharge of Conditions Statement. Assessment: Having reviewed the submitted details, Officers do not support the discharge of C8. No details relating to the provision of fire hydrants have been submitted. The Applicant has stated the dwelling is single story with immediate and numerous means of access and escape in the event of a fire. The conditions seeks to secure details of fire hydrant provision not means of escape which is primarily secured through building regulations. Cambs fire and rescue requested the provision of a fire hydrant due to the proximity away from any hydrant service. As such, C8 IS NOT DISCHARGED. Conclusion: The details submitted relating to condition C8 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 8 is not discharged. Another discharge of conditions application is required.
- C9: Prior to the commencement of development, a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, must be submitted to and approved in writing by the Local Planning Authority. The scheme should include but not be limited to: o Minimise the areas of hardstanding and if hard surfaces are necessary, incorporate permeable paving. o Sufficient storage should be provided to ensure no internal flooding as a result of the development during all storm events up to and including the 1 in 30 year storm event and no off site flooding as a result of the development during all storm events up to and including the 1 in 100 year plus 40% climate change event. o A 10% allowance for urban creep should be included within the storage calculations. o Engineering drawings should be provided detailing the SuDS components used within the drainage system. o Exceedance flows should be considered to ensure potential off-site flooding is managed Reason: To prevent the increased risk of flooding and to improve and protect water quality, in accordance with Policy LP32 of the Peterborough Local Plan (2019) and Chapter 14 of the National Planning Policy Framework (2024). The condition is pre-commencement as it would be unreasonable to require applicants to undertake this work prior to consent being granted and the details need to be agreed before construction begins. Plans and documents submitted in support of the discharge of C9: - Proposed Elevations (Drawing Number: PL1 Rev A). - Proposed Site Plan (Drawing Number: PL1 A). - Discharge of Conditions Statement. Assessment: Having reviewed the submitted details, Officers do not support the discharge of C9. The submission contains contradictory elements as the two proposed rainwater butts for rainwater harvesting are to be connected to a piped network that would dishcarge into a ditch. This is not in line with the SuDs hierarchy and any connection to a ditch would require details of the discharge rate and details of the ditch itself in order to avoid any future flood risk. As such, C9 is not discharged. Conclusion: The details submitted relating to condition C9 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 9 IS NOT DISCHARGED. Another discharge of conditions application is required.
