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 C12 (ASHP Equipment), C13 (lighting scheme), C14 (soft landscaping) and C18 (bird and bat boxes) pursuant to reserved matters consent 24/00662/REM
Proposal details
- Reference
- 26/002284/DISCHG
- Alternative references
- PP-14877370
- Development type
- Discharge of Condition(s)
- Ward
- Hampton Vale
- Agent
- Anderton
- UPRN
- 10008072590
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Sign in to view collected detailsDocuments 48 of 48
| Document | Published | Action |
|---|---|---|
| Application FormDCAPFORM | 24 Apr 2026 | View |
| Further ASHP Assessment (J006033-9476-RDC-01)DCSUPDOC | 24 Apr 2026 | View |
| Outdoor Lighting ReportDCSUPDOC | 24 Apr 2026 | View |
| Lighting Layout (R7) - SHD2135-SHD-HLG-GREA-DR-EODCPLANS | 24 Apr 2026 | View |
| Proposed Equipment ScheduleDCSUPDOC | 24 Apr 2026 | View |
| Detailed Landscaping Proposal (Sheet 1 of 3) - c-2180-11 Rev FDCPLANS | 24 Apr 2026 | View |
| Detailed Landscape Proposals (Sheet 2 of 3) - c-2180-12 Rev FDCPLANS | 24 Apr 2026 | View |
| Detailed Landscape Proposals (Sheet 3 of 3) - c-2180-13 Rev FDCPLANS | 24 Apr 2026 | View |
| Covering Letter (C18)DCSUPDOC | 24 Apr 2026 | View |
| Copy of Decision 24/00662/REMDCPRDEC | 24 Apr 2026 | View |
| Site Notice PhotoDCSNPHOT | 7 May 2026 | View |
| Wildlife Officer FPDCCONWEB | 14 May 2026 | View |
| Tree Officer - CommentsDCCONWEB | 3 Jun 2026 | View |
| Local Highway Authority - CommentsDCCONWEB | 5 Jun 2026 | View |
| Environmental Health - CommentsDCCONWEB | 12 Jun 2026 | View |
| Tree Officer - annotated PlansDCCONWEB | 15 Jun 2026 | View |
| Tree Officer - annotated PlansDCCONWEB | 15 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-0401_The Atkins-Front Elevation_Preliminary_P05DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-0403_The Atkins-Rear Elevation_Preliminary_P05DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-G401_The Atkins-Front Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-G403_The Atkins-Rear Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-GR401_The Atkins-Front Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-GR403_The Atkins-Rear Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ATK-XX-D2-A-R401_The Atkins-Front Elevation_Preliminary_P05DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ELM-XX-D2-A-0401_The Elmslie-Front Elevation_Preliminary_P07DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ELM-XX-D2-A-0403_The Elmslie-Rear Elevation_Preliminary_P05DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ELM-XX-D2-A-G0401_The Elmslie-Front Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ELM-XX-D2-A-G0403_The Elmslie-Rear Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-ELM-XX-D2-A-R401_The Elmslie-Front Elevation_Preliminary_P07DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-FLA-XX-D2-A-0401_The Flanders-Front Elevation_Preliminary_P03DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-FLA-XX-D2-A-0403_The Flanders-Rear Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K02001-XX-D2-A-0401_The 2.0-Front Elevation_Preliminary_P06DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K02001-XX-D2-A-R401_The 2.0-Front Elevation_Preliminary_P06DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K04001-XX-D2-A-0401_The 4.2-Front Elevation_Preliminary_P07DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K04001-XX-D2-A-R401_The 4.2-Front Elevation_Preliminary_P05DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K13001-XX-D2-A-RF&S401_The 13.0-Front Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K13001-XX-D2-A-RF401_The 13.0-Front Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-K14001-XX-D2-A-0401_The 14.0-Front Elevation_Preliminary_P03DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-MAC-XX-D2-A-0401_The MacArthur-Front Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-MAC-XX-D2-A-0403_The MacArthur-Rear Elevation_Preliminary_P04DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-WOR-XX-D2-A-0401_The Worsley-Front Elevation_Preliminary_P08DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-WOR-XX-D2-A-0403_The Worsley-Rear Elevation_Preliminary_P07DCPLANS | 18 Jun 2026 | View |
| 22-242-01-SGP-WOR-XX-D2-A-R401_The Worsley-Front Elevation Render_Preliminary_P06DCPLANS | 18 Jun 2026 | View |
| Agent Email - On Plot Lighting Specification 15.06.26DCSUPDOC | 14 Jul 2026 | View |
| Detailed Landscaping Proposal (Sheet 1 of 3) - c-2180-11 Rev GDCSUPDOC | 14 Jul 2026 | View |
| Detailed Landscape Proposals (Sheet 2 of 3) - c-2180-12 Rev GDCSUPDOC | 14 Jul 2026 | View |
| Detailed Landscape Proposals (Sheet 3 of 3) - c-2180-13 Rev GDCSUPDOC | 14 Jul 2026 | View |
| 71665_Decision_Notice_-_DETERMINED_DISCHG.pdfDCDEC | 15 Jul 2026 | View |
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Application timeline
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Council source
Decision & conditions
Copy of Decision 24/00662/REM 71665_Decision_Notice_-_DETERMINED_DISCHG.pdfPlanning conditions
- C12 (ASHP Equipment) Prior to the installation and operation of any domestic microgeneration Air Source Heat Pump (ASHP) equipment, a scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the make, model and number of ASHPs being installed at each property, identify those that meet permitted development by virtue of Class G, Part 14 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), and therefore MCS20 (or updated version), and those that do not comply with MCS20 (or updated version). Mitigation measures shall then be detailed for those that do not comply with MCS 20 (or updated version). Noise affecting the property the ASHP serves shall also be assessed and where necessary mitigated in accordance with relevant British Standards. The ASHP equipment shall be installed in accordance with the approved details and maintained in accordance with the manufactures guidance. Reason: In the interests of amenity and in accordance with Policy LP17 of the Peterborough Local Plan (2019) and Paragraph 185 of the NPPF (2024). Documents and drawings submitted for Condition 12: - Further ASHP Assessment (J006033-9476-RDC-01) Assessment: The application is accompanied by (J006033-9476-RDC-01) , which provides details of the proposed ASHP models and assesses the potential noise impacts arising from their operation. The assessment includes consideration of compliance with MCS020 guidance, together with detailed acoustic modelling using the ISO 9613 methodology to assess both individual and cumulative noise effects from the proposed ASHP units. The report concludes that whilst the simplified MCS calculation is not met in all instances, the detailed acoustic modelling demonstrates that external noise levels at neighbouring properties would remain within acceptable limits and that internal noise levels are capable of meeting relevant standards. The Council's Environmental Health Officer has reviewed the submitted assessment and raises no objection to the discharge of the condition. It is noted that Environmental Health does not agree with all elements of the consultant's interpretation of the MCS020 methodology; however, they are satisfied that the Level 2 acoustic assessment demonstrates that the relevant receptor limit of 37dB LAeq(5min) is not exceeded and considers the submitted assessment acceptable. Environmental Health recommends that the ASHP units are installed in accordance with the submitted details and that any alternative units do not exceed the sound power levels assessed within the report. Having regard to the submitted assessment and the comments of Environmental Health, it is considered that sufficient information has been provided to satisfy the requirements of Condition 12. Conclusion Therefore, the requirements of C12 for Phase 3 within Ownership Area M have been met and the condition is discharged subject to satisfactory implementation on site.
- C13 (lighting scheme) Prior to the first occupation of any dwelling, a lighting scheme for the public and private roads/courtyards and on plot lighting shall be submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall be implemented and retained in accordance the approved details prior to the occupation of the dwelling to which the scheme relates. Reason: In interests of crime reduction and vulnerability of crime in accordance with Policy LP16 of the adopted Peterborough Local Plan (2019) and the NPPF 2024. Documents and drawings submitted for Condition 13: - Outdoor Lighting Report (SHD2135) - Proposed Equipment Schedule (SHD2135-SHD-HLG-GREA-SH-EO-Lighting Schedule-R7) - Lighting Layout (R7) - SHD2135-SHD-HLG-GREA-DR-EO - Agent Email - On Plot Lighting Specification 15.06.26 - 22-242-01-SGP-ATK-XX-D2-A-0401_The Atkins-Front Elevation_Preliminary_P05 - 22-242-01-SGP-ATK-XX-D2-A-0403_The Atkins-Rear Elevation_Preliminary_P05 - 22-242-01-SGP-ATK-XX-D2-A-G401_The Atkins-Front Elevation_Preliminary_P04 - 22-242-01-SGP-ATK-XX-D2-A-G403_The Atkins-Rear Elevation_Preliminary_P04 - 22-242-01-SGP-ATK-XX-D2-A-GR401_The Atkins-Front Elevation_Preliminary_P04 - 22-242-01-SGP-ATK-XX-D2-A-GR403_The Atkins-Rear Elevation_Preliminary_P04 - 22-242-01-SGP-ATK-XX-D2-A-R401_The Atkins-Front Elevation_Preliminary_P05 - 22-242-01-SGP-ELM-XX-D2-A-0401_The Elmslie-Front Elevation_Preliminary_P07 - 22-242-01-SGP-ELM-XX-D2-A-0403_The Elmslie-Rear Elevation_Preliminary_P05 - 22-242-01-SGP-ELM-XX-D2-A-G0401_The Elmslie-Front Elevation_Preliminary_P04 - 22-242-01-SGP-ELM-XX-D2-A-G0403_The Elmslie-Rear Elevation_Preliminary_P04 - 22-242-01-SGP-ELM-XX-D2-A-R401_The Elmslie-Front Elevation_Preliminary_P07 - 22-242-01-SGP-FLA-XX-D2-A-0401_The Flanders-Front Elevation_Preliminary_P03 - 22-242-01-SGP-FLA-XX-D2-A-0403_The Flanders-Rear Elevation_Preliminary_P04 - 22-242-01-SGP-K02001-XX-D2-A-0401_The 2.0-Front Elevation_Preliminary_P06 - 22-242-01-SGP-K02001-XX-D2-A-R401_The 2.0-Front Elevation_Preliminary_P06 - 22-242-01-SGP-K04001-XX-D2-A-0401_The 4.2-Front Elevation_Preliminary_P07 - 22-242-01-SGP-K04001-XX-D2-A-R401_The 4.2-Front Elevation_Preliminary_P05 - 22-242-01-SGP-K13001-XX-D2-A-RF&S401_The 13.0-Front Elevation_Preliminary_P04 - 22-242-01-SGP-K13001-XX-D2-A-RF401_The 13.0-Front Elevation_Preliminary_P04 - 22-242-01-SGP-K14001-XX-D2-A-0401_The 14.0-Front Elevation_Preliminary_P03 - 22-242-01-SGP-MAC-XX-D2-A-0401_The MacArthur-Front Elevation_Preliminary_P04 - 22-242-01-SGP-MAC-XX-D2-A-0403_The MacArthur-Rear Elevation_Preliminary_P04 - 22-242-01-SGP-WOR-XX-D2-A-0401_The Worsley-Front Elevation_Preliminary_P08 - 22-242-01-SGP-WOR-XX-D2-A-0403_The Worsley-Rear Elevation_Preliminary_P07 - 22-242-01-SGP-WOR-XX-D2-A-R401_The Worsley-Front Elevation Render_Preliminary_P06 Assessment: A range of documents have been submitted in support of the discharge of Condition 13, including an outdoor lighting report, lighting layout and equipment schedule for the development, together with details of proposed on-plot lighting fixtures shown on the submitted dwelling elevations and confirmed within the agent's correspondence. The submitted information demonstrates the type, specification and location of the proposed on-plot lighting and is considered sufficient to satisfy this element of the condition. The Wildlife Officer has reviewed the submitted lighting details and recommends discharge of the condition from a biodiversity perspective. In particular, the Wildlife Officer welcomes the extensive use of 2700 kelvin lighting throughout the scheme, noting that this will help minimise impacts on nocturnal wildlife. With regard to the wider lighting strategy for the development, including public highway lighting and lighting serving private roads and courtyards, the Local Highway Authority has advised that the street lighting proposals remain subject to an ongoing technical review and have not yet received approval through the Section 38 process. The Highway Authority therefore considers it premature to discharge this element of the condition at the present time and have raised an objection to the discharge of c13 in relation to highways street lighting. Furthermore, whilst a street lighting layout has been submitted, no specific details of lighting proposed within private drives or courtyard areas have been provided. As the wording of the condition expressly requires details of lighting for public roads, private roads/courtyards and on-plot lighting, insufficient information has been submitted to enable full assessment of these elements. Given that adequate details have been provided in respect of the on-plot lighting only, but further information and approval is required in relation to the street lighting elements of the scheme, it is considered that the condition can only be partially discharged at this stage. Conclusion The requirements of Condition 13 for Phase 3 within Ownership Area M have been partially satisfied. The condition is therefore partially discharged in respect of the on-plot lighting details only, subject to satisfactory implementation on site. The elements relating to public highway lighting, private roads and courtyard lighting remain outstanding and cannot be discharged until the ongoing technical review process has been completed and the requisite details received.
- C14 (soft landscaping) In accordance with the principles on drawing 11556-FPCR-XX-XX-DR-L-0007 P02, no development above DPC shall take place until the final details of the soft landscaping have been submitted and agreed in writing with the Local Planning Authority. The details should illustrate proposed planting plans for the species of trees and shrubs. The planting shall be delivered within the first available planting season following completion of the development or first occupation (whichever is the sooner). 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. Documents and drawings submitted for Condition 14: - Detailed Landscaping Proposal (Sheet 1 of 3) - c-2180-11 Rev G - Detailed Landscape Proposals (Sheet 2 of 3) - c-2180-12 Rev G - 12 Assessment: The applicant has submitted revised landscaping drawings (Detailed Landscaping Proposal (Sheet 1 of 3) - c-2180-11 Rev G, Detailed Landscape Proposals (Sheet 2 of 3) - c-2180-12 Rev G and Detailed Landscape Proposals (Sheet 3 of 3) - c-2180-13 Rev G). The revised scheme represents a notable improvement and includes additional tree planting in several locations previously identified by officers, particularly within private drives and parking courts. As amended, the overall distribution of tree planting is considered to better reflect the principles established under drawing 11556-FPCR-XX-XX-DR-L-0007 P02 and more closely aligns with the landscape framework approved under the reserved matters consent. It is noted that the consultation responses from the Tree Officer, Wildlife Officer and Local Highway Authority relate to an earlier revision of the landscaping scheme. Whilst the subsequently submitted Revision G drawings address a significant proportion of those concerns, particularly through the introduction of additional tree planting, insufficient time remained within the determination period to undertake a further round of consultation on the amended plans. Notwithstanding the improvements made, a number of outstanding issues remain. The submitted drawings reference tree pits in accordance with drawing c-2180-07 and the Greenleaf Re-Root 1000 system (or similar), however the referenced tree pit details have not been submitted. In the absence of this information, it has not been demonstrated that the proposed tree planting can be successfully established and maintained in accordance with the approved landscaping strategy. Furthermore, the Wildlife Officer previously raised concerns regarding the removal of the flowering meadow grassland mix which formed part of the earlier landscape approach and provided a transitional habitat between the development and adjacent green infrastructure. The revised submission does not reintroduce this element. Concerns also remain regarding inconsistencies within the planting schedule where certain common names and botanical names do not correspond, creating uncertainty as to the species proposed in some locations. The Local Highway Authority also previously requested amendments to ensure ornamental hedge planting would not compromise visibility splays and that boundary hedges would be positioned sufficiently clear of the highway. Whilst some amendments have been made to the layout, the information submitted does not fully address the Authority's requested changes. Overall, officers acknowledge that the revised landscaping scheme represents a significant improvement over the previous submission and that the additional tree planting has substantially addressed concerns regarding compliance with the approved landscape masterplan. However, the outstanding matters relating to tree pit details, meadow grassland provision, planting schedule inconsistencies and highway planting requirements remain unresolved. As such, it has not been demonstrated that the submitted landscaping scheme fully satisfies the requirements of Condition 14. Conclusion Therefore, the requirements of C14 for Phase 3 within Ownership Area M have not been met and the condition is not discharged.
- C18 (bird and bat boxes) Prior to occupation a scheme for integrated bird and bat boxes, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the position, type and quantity of boxes and identify the units in which they are positioned onto. 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 and LP28 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework 2024. Documents and drawings submitted for Condition 18: - Covering Letter (C18) (27/03/26) - Detailed Landscaping Proposal (Sheet 1 of 3) - c-2180-11 Rev G - Detailed Landscape Proposals (Sheet 2 of 3) - c-2180-12 Rev G - Detailed Landscape Proposals (Sheet 3 of 3) - c-2180-13 Rev G Assessment: The covering letter confirms that the scheme has been revised following review, with amendments made to the quantity and type of bird and bat boxes to ensure consistency with the approved ADAS_Great Haddon Phase 3 Residential Development (Vistry Partnerships)_Biodiversity Strategy Statement_12.04.2024. The Council's Wildlife Officer has reviewed the submitted details and recommends discharge of Condition 18, raising no objection from a biodiversity perspective. The Wildlife Officer is satisfied that the submitted scheme adequately addresses the requirements of the condition. Having reviewed the submitted plans and supporting information, it is considered that sufficient details have been provided regarding the position, type and quantity of the proposed bird and bat boxes and the dwellings within which they are to be incorporated. The proposal therefore satisfies the requirements of Condition 18. Conclusion The requirements of Condition C18 for Phase 3 within Ownership Area M have been satisfied. Therefore, the condition is discharged, subject to satisfactory completion of the works on site.
