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
25/00416/FUL - Discharge of conditions C25 (Mechanical Plant), C26 (Glazing Scheme) and C27 (Ventilation)
Proposal details
- Reference
- 26/002494/DISCHG
- Alternative references
- PP-14952247
- Development type
- Discharge of Condition(s)
- Ward
- Fletton & Woodston
- Agent
- millington
- UPRN
- 100091525154
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 20 of 20
| Document | Published | Action |
|---|---|---|
| Application FormDCAPFORM | 17 Jun 2026 | View |
| Peterborough Care Home Kitchen A1 Plot - 2587DCPLANS | 17 Jun 2026 | View |
| Canopy Layout - 3020-01 Rev ADCPLANS | 17 Jun 2026 | View |
| Ductwork Details - 3020-02 Rev ADCPLANS | 17 Jun 2026 | View |
| Wiring Details - 3020-03 Rev ADCPLANS | 17 Jun 2026 | View |
| Plantroom Layout - C2127-M0-016 (P1)DCPLANS | 17 Jun 2026 | View |
| Third Floor Mech Svs - C2127-M1-301 (P1)DCPLANS | 17 Jun 2026 | View |
| Roof Layout - C2127-M1-401 (P1)DCPLANS | 17 Jun 2026 | View |
| Odour Risk AssessmentDCSUPDOC | 17 Jun 2026 | View |
| Window Schedule 01 - 2587-JSA-DR-A-03601-BDCPLANS | 17 Jun 2026 | View |
| Window Schedule 02 - 2587-JSA-DR-A-03602-BDCSUPDOC | 17 Jun 2026 | View |
| Window Glazing - 4mm 16mm 4mmDCSUPDOC | 17 Jun 2026 | View |
| Catalogue - Duct Attenuator for ventilationDCSUPDOC | 17 Jun 2026 | View |
| SF-Xtra-Sound-Attenuator-ventDCSUPDOC | 17 Jun 2026 | View |
| Acoustic Report Rev2DCSUPDOC | 17 Jun 2026 | View |
| Thermal Comfort Report TM52 & Part ODCSUPDOC | 17 Jun 2026 | View |
| Copy of Decision 25/00416/FULDCPRDEC | 17 Jun 2026 | View |
| Environmental Health CommentsDCCONWEB | 7 Aug 2026 | View |
| 75903_Decision_Notice_-_DETERMINED_DISCHG.pdfDCDEC | 7 Aug 2026 | View |
| Pollution ControlDCCONWEB | 7 Aug 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Copy of Decision 25/00416/FUL 75903_Decision_Notice_-_DETERMINED_DISCHG.pdfPlanning conditions
- Condition 25 (Mechanical Plant) Prior to installation and operation, the full details of the make, model, location, sound power level and frequency spectrum data of any mechanical plant, extraction or filtration equipment shall be submitted to and approved in writing by the Local Planning Authority. The rating level of noise emitted from the extraction system shall not exceed 40 LAeq(1hr) between the hours of 07:00hrs and 23.00hrs, and 37dB LAeq, 15 minutes at any time. The noise levels should be determined at the nearest noise sensitive premises. The measurements and assessment should be made according to BS:4142:2014. All ventilation of steam and cooking fumes to the atmosphere should be suitably filtered to avoid nuisance from smell, grease or smoke to persons in neighbouring or nearby properties. Thereafter the development shall be implemented in accordance with the approved details, including any necessary mitigation, and shall thereafter be retained and maintained as such in perpetuity. Reason: In order to protect and safeguard the amenity of the area and neighbouring residents, in accordance with Policy LP17 of the Peterborough Local Plan (2019) and paragraph 187(e) of the National Planning Policy Framework (2024). Documents and drawings submitted for Condition 25: - Acoustic Report Rev 2, prepared by Sound Advice Acoustics, dated May 2026. - Odour Risk Assessment, author not stated on submitted extract, dated June 2026. - 3020-01 Rev A Canopy Layout. - 3020-02 Rev A Ductwork Details. - 3020-03 Rev A Wiring Details. - C2127-M1-401 P01 Roof Layout, dated January 2026. - C2127-M1-301 P01 Third Floor Mechanical Services, dated January 2026. - C2127-M0-016 P1 Plant Room Layout, dated 16 January 2026. - Drawing No. 2587 Proposed Kitchen Layout, Rev A, dated 27 October 2025. Assessment: The previous discharge application was not accepted as insufficient information had been provided regarding both noise and odour from the proposed extraction and mechanical plant. Environmental Health raised concerns regarding the absence of a BS4142 assessment and insufficient justification regarding odour mitigation. In relation to noise, the applicant has now provided an updated acoustic assessment which considers the kitchen extract system, inlet fan, ASHPs and associated plant. The report concludes that noise from the proposed plant would comply with the limits required by Condition 25 at the nearest noise sensitive receptors. Environmental Health have reviewed the report and advise that the submitted assessment is acceptable. Notwithstanding the above, the second paragraph of Condition 25 is a compliance requirement which requires the approved plant to operate within the specified noise limits following installation. As advised by Environmental Health, this element is not capable of being discharged through the submission of calculations alone and remains an ongoing compliance requirement. With regard to odour control, whilst an EMAQ Odour Risk Assessment has been submitted, Environmental Health remain concerned that the assessment does not accurately reflect the proposed kitchen operation. The submitted assessment classifies the cooking operation as low risk and assumes between 30 and 100 covers per day. However, the submitted kitchen layout shows a commercial kitchen containing a combi oven, salamander grill, oven/range and free-standing fryer. Furthermore, the development comprises an 80-bedroom care home where residents are expected to rely upon meals prepared on site. Environmental Health therefore consider that the submitted assumptions may underestimate both the cooking intensity and the likely number of covers served. The submitted canopy, ductwork and mechanical drawings demonstrate the physical arrangement of the extract system and identify the provision of fans, ductwork, dampers and silencers. However, the submission does not provide sufficient evidence regarding the specification and performance of the odour abatement system itself. In particular, no detailed information has been submitted demonstrating the use or performance of carbon filtration, electrostatic precipitation, UV treatment, odour removal efficiency, filter dwelling times or equivalent measures capable of achieving the level of odour control identified by Environmental Health as potentially necessary in this location. Given the proximity of nearby residential properties and the concerns raised by Environmental Health regarding the assumptions within the submitted EMAQ assessment, insufficient information has been provided to demonstrate that the extraction and filtration system will adequately prevent odour nuisance from cooking fumes, grease and smoke. Conclusion Whilst sufficient information has been provided to demonstrate that the proposed mechanical plant is capable of meeting the required noise limits, insufficient information has been provided regarding the odour control and filtration strategy. In order to discharge the condition, the applicant should provide: • a revised EMAQ Odour Risk Assessment based upon the proposed kitchen equipment and anticipated kitchen operation; • confirmation of the expected number of covers served; • full details and specifications of the proposed odour abatement equipment; • evidence demonstrating that the proposed odour control measures achieve a level of treatment appropriate to the assessed risk classification; • a justification demonstrating that the proposed extract discharge arrangement will not give rise to odour nuisance at nearby residential properties. Therefore, the requirements of Condition 25 have not been met and the condition is NOT DISCHARGED.
- Condition 26 (Glazing Scheme) Prior to occupation and use a glazing scheme shall be developed in accordance with Sound Advice Acoustics report ref: SA - 7969/Rev1m and submitted to and approved in writing by the Local Planning Authority. Where overheating is an issue, a the scheme shall be developed in accordance with Approved Doc O and where appropriate the Acoustic Ventilation and Overheating Residential Design Guide. Thereafter the development shall be implemented in accordance with the approved details, prior to the occupation of any unit to which it relates and shall thereafter be retained and maintained as such in perpetuity. Reason: In order to protect and safeguard the amenity of the area and neighbouring residents, in accordance with Policy LP17 of the Peterborough Local Plan (2019) and paragraph 187(e) of the National Planning Policy Framework (2024). Documents and drawings submitted for Condition 26: - Acoustic Report Rev 2, prepared by Sound Advice Acoustics, dated May 2026. - Window Glazing Specification (4mm Glass / 16mm Air Gap / 4mm Glass), dated June 2026 - Drawings - 2587-JSA-DR-A-03601 Rev B Window Schedule 01. - 2587-JSA-DR-A-03602 Rev B Window Schedule 02. Assessment: The previous discharge submission did not provide sufficient information to demonstrate that the glazing specification recommended within the acoustic report would be installed. Environmental Health therefore objected to discharge. The current submission includes glazing details and updated window schedules. The acoustic assessment identifies that a double-glazed unit comprising 4mm glass, 16mm air gap and 4mm glass is required to achieve the internal noise levels recommended within BS8233 and confirms a minimum glazing performance of Rw (C;Ctr) 29(-1,-4)dB. The submitted glazing note specifically confirms that the development is to be constructed using 4mm glass / 16mm air gap / 4mm glass glazing together with the ventilation strategy assessed within the acoustic report. The window schedules also demonstrate the locations of the proposed windows and associated trickle ventilation. Environmental Health acknowledge that whilst no separate acoustic certification has been submitted, the acoustic report clearly specifies the required glazing performance and advise that should the Local Planning Authority be satisfied that the specified glazing will be installed, the condition may be discharged. On balance, sufficient information has been submitted to establish the glazing specification required by the approved acoustic assessment and to form an enforceable approved glazing scheme. Conclusion The submitted information satisfactorily demonstrates the glazing specification required to achieve the internal noise standards identified within the acoustic assessment. Therefore, the requirements of Condition 26 have been met and the condition is DISCHARGED subject to satisfactory implementation on site.
- Condition 27 (Ventilation) Prior to occupation and use, a scheme which specifies the provisions for alternative ventilation of the development shall be submitted to and approved in writing by the local planning authority. Where appropriate the scheme shall comply with Approved Document F, Approved Doc O, and the Acoustic Ventilation and Overheating Residential Design Guide for design and acoustic specification purposes. Thereafter the development shall be implemented in accordance with the approved details, prior to the occupation of any unit to which it relates and shall thereafter be retained and maintained as such in perpetuity. Reason: In order to protect and safeguard the amenity of the area and neighbouring residents, in accordance with Policy LP17 of the Peterborough Local Plan (2019) and paragraph 187(e) of the National Planning Policy Framework (2024). Documents and drawings submitted for Condition 27: - Thermal Comfort Assessment (TM52 / TM59 / Approved Document O), prepared by MES Building Solutions, dated May 2026. - Acoustic Report Rev 2, prepared by Sound Advice Acoustics, dated May 2026. - SF-Xtra Sound Attenuator Vent Product Information, prepared by Titon - Duct Attenuator for Ventilation Catalogue, prepared by Domus Ventilation - 2587-JSA-DR-A-03601 Rev B Window Schedule 01 - 2587-JSA-DR-A-03602 Rev B Window Schedule 02 Assessment: The previous discharge application was not accepted as insufficient information had been provided regarding the ventilation strategy, overheating assessment and acoustic performance of the proposed ventilation measures. Environmental Health advised that because external noise levels exceeded the thresholds identified within Approved Document O, dynamic thermal modelling would be required. The applicant has now submitted a Thermal Comfort Assessment together with information relating to the proposed acoustic ventilation system. The submitted ventilation information identifies the use of Titon SF Xtra acoustic ventilators and supporting window schedules show the inclusion of trickle ventilation throughout the development. The acoustic performance information submitted broadly corresponds with the ventilation specification recommended in the acoustic assessment and Environmental Health advise that the proposed background ventilation arrangement is acceptable in principle. Notwithstanding the above, Environmental Health maintain an objection in respect of overheating and the relationship between the thermal modelling and the acoustic constraints affecting the site. The Thermal Comfort Report concludes that the development passes overheating criteria; however, the report appears to rely upon opening windows as part of the overheating mitigation strategy. The submitted report also states that there are no noise constraints affecting the use of opening windows. This conflicts with the findings of the acoustic assessment and the reason Conditions 26 and 27 were imposed. The acoustic report identifies façade noise levels requiring enhanced glazing and acoustic ventilation measures to achieve acceptable internal noise conditions. Environmental Health therefore advise that it remains unclear which façades have been modelled with windows open and which have been modelled with windows closed, and whether the overheating assessment properly reflects the acoustic limitations identified elsewhere within the submission. Furthermore, Environmental Health note that portions of the thermal modelling report and associated appendices are difficult to interpret due to formatting issues and missing information. Consequently, there remains insufficient evidence to demonstrate how overheating would be mitigated at those elevations where windows may need to remain closed in order to achieve acceptable internal acoustic conditions. Conclusion Whilst sufficient information has now been provided regarding the proposed acoustic background ventilation equipment, insufficient information has been submitted to demonstrate that the overheating strategy has been assessed in a manner that adequately reflects the acoustic constraints affecting the development. In order to discharge the condition, the applicant should provide: • clarification of the opening assumptions used within the TM59/TM52 modelling; • confirmation of which façades were assessed with windows open and which were assessed with windows closed; • justification demonstrating that the overheating assessment is consistent with the acoustic assessment and Approved Document O; • details of any additional mitigation proposed where windows cannot reasonably be relied upon for overheating control; • a corrected and fully legible version of the thermal comfort report and associated appendices. Therefore, the requirements of Condition 27 have not been met and the condition is NOT DISCHARGED.
