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
Change of use from non-food bulky comparison goods retailing to a mix of convenience and comparison goods retailing
Proposal details
- Reference
- R25/0117
- Alternative references
- PP-13733547
- Ward
- Newbold & Brownsover
- Parish
- Unparished
- Agent
- Alder King Planning Consultants
- UPRN
- 10010519392
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Sign in to view collected detailsDocuments 34 of 34
| Document | Published | Action |
|---|---|---|
| Proposed Building Plan R'cd 29.01.2025Proposed Plans | Not published | View |
| Floor Plan - Existing R'cd 29.01.2025Existing Plans | Not published | View |
| Elevation (Front) - Existing R'cd 29.01.2025Existing Plans | Not published | View |
| Floor Plan - Existing R'cd 29.01.2025Existing Plans | Not published | View |
| Site waste management plan R'cd 29.01.2025Supporting Information | Not published | View |
| The location plan R'cd 29.01.2025Site Location Plan | Not published | View |
| Proposed Floor Plan R'cd 29.01.2025Proposed Plans | Not published | View |
| Proposed Elevations R'cd 29.01.2025Proposed Plans | Not published | View |
| Floorspace Scheudle R'cd 29.01.2025Supporting Information | Not published | View |
| Energy Statement R'cd 29.01.2025Supporting Information | Not published | View |
| CIL Form 1 R'cd 29.01.2025CIL form | Not published | View |
| Travel plan R'cd 29.01.2025Supporting Information | Not published | View |
| Transport assessment R'cd 29.01.2025Transport Report | Not published | View |
| Sustainability appraisal R'cd 29.01.2025Sustainability Checklist | Not published | View |
| Retail impact assessment R'cd 29.01.2025Supporting Information | Not published | View |
| Retail impact assessment R'cd 29.01.2025Supporting Information | Not published | View |
| Application Form - Without Personal Data R'cd 29.01.2025Application Form | Not published | View |
| HIghways Response Note 23.05.2025Highway plans/information | 23 May 2025 | View |
| Retail Impact Rebuttal 19.06.2025Supporting Information | 19 Jun 2025 | View |
| Retail Impact Tables (12-09-25)Supporting Information | 15 Sept 2025 | View |
| Retail Planning Note (SH-100397, 12-09-25)Supporting Information | 15 Sept 2025 | View |
| Independent Appraisal of Retail and Town Centre IssuesConsultee Comment | 13 Oct 2025 | View |
| Highways Response Note - Additional Assessments (17-10-25)Highway plans/information | 17 Oct 2025 | View |
| Highways Response Note - Additional Assessments (12-11-25)Highway plans/information | 12 Nov 2025 | View |
| Construction Management PlanConstruction Management Plan | 18 Dec 2025 | View |
| Site Setup and Traffic Management PlanConstruction Management Plan | 18 Dec 2025 | View |
| Draft S106 AgreementSection 106 Agreement | 11 May 2026 | View |
| Baseline Travel Survey (24-07-26)Superseded | 24 Jul 2026 | View |
| Travel Plan Coordinator Details (20-07-26)Transport Report | 24 Jul 2026 | View |
| Baseline Travel Survey (05-08-26)Transport Report | 5 Aug 2026 | View |
| Baseline Travel Survey (27-07-26)Superseded | 27 Jun 2026 | View |
| S106 Agreement - R25-0117Section 106 Agreement | 1 Oct 2026 | View |
| Decision Notice - R25-0117Decision Notice | 1 Oct 2026 | View |
| Officer Report - R25-0117Officer Report | 1 Oct 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 sourceConsultation expiry 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 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 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
Decision Notice - R25-0117Planning conditions
- CONDITION 1: The development to which this permission relates must not be begun later than the expiration of three years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
- CONDITION 2: The use hereby approved shall not be carried out other than in accordance with the plans and documents detailed below. Plan Description Plan No. Date Received Site Location Plan XA-RGBY_0000CHQ Z07 00 PL-A-1001 29/01/2025 Proposed Building Plan XA-RGBY_0000-CHQ ZZZ 00 PL-A-1003 29/01/2025 Proposed First Floor Building Plan XA-RGBY_0000CHQ ZZZ 01 PL-A-1005 29/01/2025 Proposed Elevations XA-RGBY_0000CHQ Z07 ZZ PL-A-1007 29/01/2025 Proposed Waste Management Plan XA-0000_0000 CHQ ZZZ 00 DR-A-9050 29/01/2025 Construction Management Plan 1 17/12/2025 Site Setup and Traffic Management Plan N/A 17/12/2025 Document Description Document Reference Date Received Energy Statement N/A 29/01/2025 Baseline Travel Survey N/A 05/08/2026 Travel Plan Coordinator Details N/A 20/07/2026 REASON: For the avoidance of doubt and in the interests of highway safety and traffic flows.
- CONDITION 3: No development shall be carried out other than in accordance with the details contained within the Construction Management Plan (received 17/12/2025) and Site Setup and Traffic Management Plan (received 17/12/2025). REASON: In the interests of traffic flows and highway safety.
- CONDITION 4: The use hereby approved shall not commence until full details of secure and sheltered facilities for the storage of a minimum of 20 short-stay (visitor) bicycles, and secure and sheltered facilities for the storage of a minimum of 11 long-stay (staff) bicycles in a lockable secure enclosure or secure part of the site which the public cannot access, including location on the site, floor plan, elevation drawings and material finishes, has been submitted to and approved in writing by the Local Planning Authority. The use hereby approved shall not commence until cycle storage has first been provided in accordance with the approved details. REASON: In the interests of traffic flows, reducing vehicular emissions and promoting the use of sustainable transport.
- CONDITION 5: The use hereby approved shall not commence until full details of on-site changing facilities, including lockers and showers, are provided for staff who walk and/or cycle to/from the development, have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include the location of the facilities together with floor plans. The use hereby approved shall not commence until on-site changing facilities have first been provided in accordance with the approved details. REASON: In the interests of traffic flows, reducing vehicular emissions and promoting the use of sustainable transport.
- CONDITION 6: The approved Baseline Travel Survey (received 05/08/2026) shall be carried out by the approved Travel Plan Coordinator for the development hereby approved (details received 20/07/2026) within one month of the use commencing. REASON: In the interests of highway safety, traffic flows, reducing vehicular emissions and promoting the use of sustainable transport.
- CONDITION 7: Within three months of the use hereby approved commencing, a detailed Workplace Travel Plan, including the results of the Baseline Travel Survey required by condition 6, mode share targets, measures to achieve the targets, and a programme of monitoring and review, shall be submitted to and approved in writing by the Local Planning Authority. The approved Workplace Travel Plan, including measures to achieve the targets, shall then be implemented in full and thereafter operated and maintained in perpetuity. REASON: In the interests of highway safety, traffic flows, reducing vehicular emissions and promoting the use of sustainable transport.
- CONDITION 8: Prior to the installation of any equipment associated with the operation of the development, a Noise Assessment shall be submitted to and approved in writing by the Local Planning Authority. The Noise Assessment shall have regard to BS4142:2014+A1: 2019 and shall detail existing background noise levels, noise from any proposed extraction system and any other refrigeration or air-handling plant, flues, gas coolers, other equipment to be installed and vehicle movements with specific regard to HGV’s and deliveries. The Noise Assessment shall further include measures for acoustic treatment to ensure adequate protection to existing noise sensitive properties. Equipment and any required measures for acoustic treatment shall then not be installed or thereafter maintained other than in accordance with the approved details. REASON: In the interest of the amenity of the area and residential amenity.
- CONDITION 9: No external lighting shall be erected or installed unless and until full details of the type, design and location have been submitted to and approved in writing by the Local Planning Authority. Any lighting shall only be erected in accordance with the approved details. REASON: In the interests of visual amenity, residential amenity and highway safety.
- CONDITION 10: All mobile plant operating permanently on the site should be fitted with broadband reversing alarms. REASON: In the interest of the amenity of the area and residential amenity.
- CONDITION 11: The existing garden centre area and existing mezzanine floor within unit 4 shall not be used for the sale of goods and shall not be used for convenience and comparison goods retailing. REASON: To protect the vitality and viability of Rugby town centre.
- CONDITION 12: The maximum net sales area within Unit 4 (as defined in the Site Location Plan, XA-RGBY_0000CHQ Z07 00 PL-A-1001, received 29/01/2025) shall not exceed 2,123 square metres of floorspace, of which up to 451 square metres of floorspace can be used for the sale of comparison goods. REASON: To protect the vitality and viability of Rugby town centre.
- INFORMATIVE 1: RBC Environmental Health advise that the applicant is encouraged to incorporate measures to assist in reducing their impact upon the Air Quality Management Area as part of this development. Initiatives could include the installation of an ultra-low emission boiler (https://www.museumoflondon.org.uk/application/files/4915/2604/2216/2018-05-11-phytosensor-final-web-ok-compressed_1.pdf) Such measures contribute towards improving air quality. Should you require any further advice on ensuring your development has a positive contribution on air quality, further information can be obtained from the Commercial Regulation team through 01788 533533 or email ehcs@rugby.gov.uk. Should an Air Source Heat Pump be proposed for installation, it should be ensured that the noise from such plant will not adversely affect residential amenity in the area. These units can create noticeable noise levels which may affect neighbouring dwellings so noise mitigation may be necessary to avoid complaints or possible formal action under other legislation.
- INFORMATIVE 2: RBC Environmental Health advise that prior to opening, the food business operator should register their business with the Council’s Commercial Regulation Team to comply with relevant food safety legislation. For further information please email fs@rugby.gov.uk.
- INFORMATIVE 3: RBC Environmental Health advise that reversing alarms incorporating one or more of the features listed below, or any other comparable system, shall be used on any mobile plant or vehicle operated on site. Where reasonably practicable this will apply to any delivery vehicles. The features include: (i) highly directional sounders; (ii) use of broadband signals; (iii) self-adjusting output sounders; and (iv) flashing warning lights.
- INFORMATIVE 4: Warwickshire Fire and Rescue Service advise that the development needs to comply with Approved Document B, Volume 2, Section B5 – Access and Facilities for the Fire Service. Full details including the positioning of access roads relative to buildings, the arrangement of turning circles and hammer heads etc. regarding this can be found at www.warwickshire.gov.uk/fireguidancecommercialdomesticplanning Where compliance cannot be met, details need to be provided of alternative measures you intend to put in place. Please also note The Warwickshire County Council Guide 2022, Transport and Roads for Developments, Section 3 (para 3.13) Emergency Vehicles.
- INFORMATIVE 5: Warwickshire Fire and Rescue Authority advise that they fully endorse and support the fitting of Sprinkler installations, in accordance with the relevant clauses of BS EN 12845 : 2004, associated Technical Bulletins, and or to the relevant clauses of British Standard 9251: 2014, for residential premises.
- INFORMATIVE 6: Warwickshire Fire and Rescue Authority ask you to consider and ensure that access to the site, during construction and once completed, are maintained free from obstructions such as parked vehicles, to allow Emergency Service vehicle access.
- INFORMATIVE 7: WCC Highways advise that should the Car Park Management Plan (as secured and required by the Section 106 Agreement) indicate that additional works within the public highway will be required to mitigate the impacts of the development, the Highway Authority will require that the scheme design is subject to an independent Stage 1 Road Safety Audit (to be undertaken to a brief to be agreed in advance with the Highway Authority). The detailed design will be subject to Highway Authority Technical Approval and a Stage 2 Road Safety Audit and shall be constructed in accordance with the standard specification of the Highway Authority. For any works undertaken within the limits of the public highway the applicant/developer must enter into a Highway Works Agreement made under the provisions of Section 278 of the Highways Act 1980 for the purposes of completing the works. The applicant / developer should note that feasibility drawings of works to be carried out within the limits of the public highway which may be approved by the grant of this planning permission should not be construed as drawings approved by the Highway Authority, but they should be considered as drawings indicating the principles of the works on which more detailed drawings shall be based for the purposes of completing an agreement under Section 278. An application to enter into a Section 278 Highway Works Agreement should be made to the Planning & Development Group, Communities Group, Warwickshire County Council, Shire Hall, Warwick, CV34 4SX. In accordance with Traffic Management Act 2004 it is necessary for all works in the Highway to be noticed and carried out in accordance with the requirements of the New Roads and Streetworks Act 1991 and all relevant Codes of Practice. Before commencing any Highway works the applicant / developer must familiarise themselves with the notice requirements, failure to do so could lead to prosecution. Applications should be made to the Street Works Manager, Budbrooke Depot, Old Budbrooke Road, Warwick, CV35 7DP. For works lasting ten days or less ten days, notice will be required. For works lasting longer than 10 days, three months notice will be required.
- INFORMATIVE 8: This development is subject to a s106 legal agreement.
