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
09/01368/OUT - Part discharge of condition C34(b) (overarching Biodiversity Strategy)
Proposal details
- Reference
- 26/002594/DISCHG
- Alternative references
- PP-14969051
- Development type
- Discharge of Condition(s)
- UPRN
- 10008072590
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Sign in to view collected detailsDocuments 7 of 7
| Document | Published | Action |
|---|---|---|
| Application FormDCAPFORM | 13 Jul 2026 | View |
| Great Haddon Annual Monitoring ChecksDCSUPDOC | 14 Jul 2026 | View |
| Copy of Decision 09/01368/OUTDCPRDEC | 14 Jul 2026 | View |
| Wildlife Officer Consultation RRDCCONWEB | 20 Jul 2026 | View |
| site notice photo 21/07/26DCSNPHOT | 21 Jul 2026 | View |
| Tree Officer - CommentsDCCONWEB | 4 Aug 2026 | View |
| 77412_Decision_Notice_-_DETERMINED_DISCHG.pdfDCDEC | 26 Aug 2026 | View |
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation expiry date
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Council sourceStatutory expiry date
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Council sourceDecision due date
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Council sourceDecision expiry date
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Council source
Decision & conditions
Copy of Decision 09/01368/OUT 77412_Decision_Notice_-_DETERMINED_DISCHG.pdfPlanning conditions
- Condition 34(b) (overarching Biodiversity Strategy) (b) No development shall take place within ownership area M (as shown on Plan no. PST021-DFP-118) until an overarching Biodiversity Strategy for that area has been submitted to and approved in writing by the Local Planning Authority. This shall include a time schedule for the works. The overarching Strategy shall include but not be limited to details of the following: (i) Appointment of a suitably qualified Ecological Clerk of Works and details of ecological supervision; (ii) Details of phasing of habitat creation and clearance; (iii) Details of habitat and species protection measures during the construction and operational phases of the development. This shall include details of measures to mitigate the impact of noise on woodland birds and off site works, details of measures for buffering of all ponds that support Stoneworts by at least 50m from construction activity and the incorporation of these areas into green space in order to maintain their integrity to support Stoneworts and other aquatic plant species; (iv) Details of habitat creation and enhancement, including: measures to ensure connectivity of habitat where appropriate that avoids conflict with new roads and fences; the phasing of delivery, the management/maintenance regime for these areas particularly areas of new habitat creation and measures to individual development plots to enhance biodiversity. This shall include measures to mitigate the impact of noise on woodland birds, measures to eradicate swamp stonecrop from Long Lake, details of the design and management of the new Great Crested Newt ponds to be created to maintain favourable off site provision where appropriate; (v) Areas of habitat creation and enhancement shall provide opportunities for great created newts, reptiles, badgers, bats, water voles, brown hares, otters, butterflies including black hairstreak and moths, breeding birds including owls, Stoneworts, aquatic and terrestrial invertebrates and (aquatic) plants; (vi) Proposals for the translocation of protected species in particular reptiles, great crested newts and any other protected species that may be subsequently identified; (vii) A methodology and strategy for the submission and approval of updated survey work during the build out of the development including specific measures in relation to bats; (viii) A scheme of monitoring for the retained/ enhanced areas of habitat creation and wider biodiversity measures within the scheme, including any specific measures set out within individual development tranches. The monitoring period shall be not less than the build out period of the development and five years thereafter. The applicant shall submit a single monitoring report, to include individual development tranches, annually for the first five years following commencement of development in that ownership area and thereafter reviewed with appropriate report monitoring periods agreed in writing by the Local Planning Authority; and (ix) A provision shall be made to enable the Local Planning Authority to consider if any remedial measures are necessary as a result of evaluating the submitted monitoring results, including a provision for the Local Planning Authority to serve notice on the applicant requiring a scheme of remedial measures. The remedial measures shall be fairly and reasonably related in scale and kind to the proposed development. Within one month of receiving such written notice, the applicant shall submit such a scheme of remedial measures (including a timeframe for implementation) and the approved remedial measures shall be implemented in accordance with the approved scheme and programme. The above is not expected to duplicate the Access Management Strategy or the Great Crested Newt Strategy but should make cross-reference to these documents where appropriate. The plans and particulars submitted for each reserved matters application / appropriate discharge of condition applications within that ownership area shall demonstrate compliance with the Strategy and include specific measures set out within individual tranches. Documents and drawings submitted for Condition 34(b): - Great Haddon Annual Monitoring Checks by RSK ADAS Ltd (Nov 2025) Assessment: Condition 34(b) was previously partially discharged under application 21/01852/DISCHG following approval of the Overarching Biodiversity Strategy for Ownership Area M. The condition requires the submission of monitoring reports to demonstrate compliance with the approved strategy and to identify any remedial measures that may be necessary. The submitted document, Great Haddon Annual Monitoring Checks (November 2025), has been provided in accordance with the monitoring requirements of the approved Biodiversity Strategy and relates to Ownership Area M only. The report details monitoring undertaken during 2025, including inspections of retained and newly planted trees and hedgerows, together with annual monitoring of Barn Owl boxes. The monitoring identifies that retained trees and hedgerows across the site were generally found to be in good condition, with protection measures remaining in place. The report also records a number of issues identified during the monitoring period, including damage to newly planted trees and hedgerows, lack of tree guards and support stakes in some locations, signs of water stress within planted landscaping, exposed roots to certain trees, and damage to a Barn Owl box. Some remedial actions have already been undertaken, including repair of a damaged tree support and implementation of watering measures across the site. The report identifies a number of outstanding remedial actions, including replacement planting of damaged trees and hedgerow shrubs where necessary, installation of missing tree guards and supports, remedial works to the Barn Owl box, establishment and monitoring of grassland areas, and creation and monitoring of reptile hibernacula. These measures remain subject to ongoing implementation and future monitoring in accordance with the approved Biodiversity Strategy. The Council's Wildlife Officer raises no objection to the submission and recommends discharge of this element of the condition, noting only that the inclusion of a plan showing the location of the Barn Owl boxes would be beneficial in future submissions. The Council's Tree Officer also raises no objection and is satisfied with the findings of the monitoring work and the outstanding actions identified within the report. The submitted monitoring report satisfactorily demonstrates compliance with the monitoring requirements of Condition 34(b) for the 2025 reporting period within Ownership Area M. Conclusion Therefore, the requirements of Condition 34(b), insofar as they relate to the submission and review of the 2025 Annual Monitoring Report for Ownership Area M, have been met and this element of the condition is partially discharged. For the avoidance of doubt, this decision relates solely to the 2025 monitoring report submitted pursuant to Condition 34(b) and Ownership Area M. The report identifies a number of outstanding remedial actions which remain to be implemented and monitored in accordance with the approved Biodiversity Strategy. Accordingly, Condition 34(b) is not fully discharged, and further monitoring and reporting will continue to be required in accordance with the requirements of the condition.
