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
Demolition of former public house and flat and replacement retail unit and residential flat and associated works
Proposal details
- Reference
- 26/002457/FUL
- Alternative references
- PP-14993470
- Development type
- Minor Retail (less than 1ha)
- Ward
- Fletton & Stanground
- Agent
- Boreham
- UPRN
- 100091206031
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 32 of 32
| Document | Published | Action |
|---|---|---|
| Application FormDCAPFORM | 8 Jun 2026 | View |
| Design & Access, Planning, Heritage & Economic StatementsDCSUPDOC | 8 Jun 2026 | View |
| Flood Risk AssessmentDCSUPDOC | 8 Jun 2026 | View |
| Sequential TestDCSUPDOC | 8 Jun 2026 | View |
| Proposed Visibility Splay - H7991_609DCPLANS | 8 Jun 2026 | View |
| Existing Visibility Splay - H7991_608DCPLANS | 8 Jun 2026 | View |
| Existing First Floor Plan and Sections - H7991_602DCPLANS | 8 Jun 2026 | View |
| Existing Ground Floor Plan - H7991_601DCPLANS | 8 Jun 2026 | View |
| Existing Site Plan - H7991_600DCPLANS | 8 Jun 2026 | View |
| Proposed Ground Floor Plan - H7991_604BDCPLANS | 8 Jun 2026 | View |
| Proposed Site Plan - H7991_607DCPLANS | 8 Jun 2026 | View |
| Biodiversity ChecklistDCSUPDOC | 8 Jun 2026 | View |
| Planning Validation Supporting StatementDCSUPDOC | 8 Jun 2026 | View |
| Biodiversity Net Gain ReportDCSUPDOC | 10 Jun 2026 | View |
| Preliminary Ecological Appraisal ReportDCSUPDOC | 10 Jun 2026 | View |
| Existing Elevations and Street Scene - H7991_603ADCPLANS | 11 Jun 2026 | View |
| Proposed Elevations and Street Scene - H7991_606CDCPLANS | 11 Jun 2026 | View |
| Proposed First Floor Plan - H7991_605ADCPLANS | 11 Jun 2026 | View |
| Archaeological ConsultationDCCONWEB | 15 Jun 2026 | View |
| Comment - Tree OfficerDCCONWEB | 16 Jun 2026 | View |
| Cambridgeshire ConstabularyDCCONWEB | 24 Jun 2026 | View |
| Comment - PollutionDCCONWEB | 25 Jun 2026 | View |
| Site notice photoDCSNPHOT | 25 Jun 2026 | View |
| Conservation officer commentsDCCONWEB | 2 Jul 2026 | View |
| Comment - Local HighwaysDCCONWEB | 2 Jul 2026 | View |
| Wildlife Officer Consultation RRDCCONWEB | 2 Jul 2026 | View |
| Comment - DrainageDCCONWEB | 9 Jul 2026 | View |
| Anglian Water - CommentsDCCONWEB | 21 Jul 2026 | View |
| H7991_607B - Site plan with the Anglian water assets shownDCPLANS | 28 Jul 2026 | View |
| Local Highway Authority - CommentsDCCONWEB | 22 Sept 2026 | View |
| Anglian WaterDCCONWEB | 24 Sept 2026 | View |
| 83856_Decision_Notice_-_REFUSE.pdfDCDEC | 25 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.
Publicity end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice 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 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 source
Decision & conditions
83856_Decision_Notice_-_REFUSE.pdfPlanning conditions
- The proposed development, by reason of its poor architectural quality, inadequate response to this prominent corner site, weak principal elevations, unsympathetic shopfront and shutter arrangements, limited landscaping and continued dominance of parking and servicing infrastructure, would fail to respond positively to the character, appearance and significance of its surroundings. In addition, the proposal fails to demonstrate the efficient and effective use of a highly sustainable brownfield site, with no meaningful optimisation of the site's development potential. As such, the proposal would fail to create a high-quality place, reinforce local distinctiveness or make effective use of land and is therefore contrary to Policies LP16, LP18 and LP29 of the Peterborough Local Plan (2019) and Policies DP3, L2 and L3 of the National Planning Policy Framework (2026).
- The proposal would result in the total loss of the former Golden Lion Public House, a non-designated heritage asset and would cause less than substantial harm to the significance of the wider character and appearance of the Stanground Conservation Area. The replacement building is considered to make a reduced contribution to the character and appearance of the area and the proposal fails to preserve or enhance the heritage assets affected. The Local Planning Authority is not satisfied that the limited public benefits associated with the proposal outweigh either the total loss of the non-designated heritage asset or the identified harm to the Conservation Area. Accordingly, the proposal is contrary to the requirements of Policy LP19 of the Peterborough Local Plan (2019), Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, and Policies HE6 and HE7 of the National Planning Policy Framework (2026).
- The proposed development fails to demonstrate that safe and adequate servicing, loading, unloading, turning and manoeuvring facilities can be provided within the site to serve the proposed retail use. Insufficient information has been submitted, by way of swept path analysis, to demonstrate that service and delivery vehicles can safely access the site, manoeuvre within the available space and exit in a forward gear. Furthermore, insufficient evidence has been provided to demonstrate that appropriate vehicle-to-pedestrian visibility can be achieved in relation to the proposed residential parking and access arrangements. As a consequence, the Local Planning Authority cannot be satisfied that the proposal would operate safely or would not result in an unacceptable impact on highway safety. The development is therefore contrary to Policy LP13 of the Peterborough Local Plan (2019) and Policy TR6 of the National Planning Policy Framework (2026).
- The applicant has failed to demonstrate that the proposal would provide an acceptable means of surface water disposal in accordance with the surface water hierarchy, the National Standards for Sustainable Drainage Systems, Policy LP32 of the Peterborough Local Plan (2019) and Policy F8 of the National Planning Policy Framework (2026). The submitted information fails to demonstrate that all higher-order drainage options have been appropriately considered and exhausted, or that the proposed drainage strategy would deliver the multifunctional biodiversity and amenity benefits sought by national policy. The Local Planning Authority is therefore not satisfied that an appropriate and policy-compliant surface water drainage strategy has been demonstrated. Accordingly, the proposal is contrary to Policy LP32 of the Peterborough Local Plan (2019) and Policy F8 of the National Planning Policy Framework (2026).
- H7991_607B – Site Plan with Anglian Water Assets Shown (received 28 July 2026) H7991_605A – Proposed First Floor Plan (received 11 June 2026) H7991_606C – Proposed Elevations and Street Scene (received 11 June 2026) H7991_603A – Existing Elevations and Street Scene (received 11 June 2026) H7991_607 – Proposed Site Plan (received 8 June 2026) H7991_604B – Proposed Ground Floor Plan (received 8 June 2026) H7991_600 – Existing Site Plan (received 8 June 2026) H7991_601 – Existing Ground Floor Plan (received 8 June 2026) H7991_602 – Existing First Floor Plan and Sections (received 8 June 2026) H7991_608 – Existing Visibility Splay Plan (received 8 June 2026) H7991_609 – Proposed Visibility Splay Plan (received 8 June 2026) Preliminary Ecological Appraisal Report (received 10 June 2026) Biodiversity Net Gain Report (received 10 June 2026) Biodiversity Checklist (received 8 June 2026) Sequential Test (received 8 June 2026) Flood Risk Assessment (received 8 June 2026) Design & Access, Planning, Heritage & Economic Statement (received 8 June 2026) Planning Validation Supporting Statement (received 8 June 2026)
