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
Single storey rear extension, single storey side extension, first floor front extension and garage conversion.
Proposal details
- Reference
- R25/0511
- Alternative references
- PP-14084056
- Ward
- Clifton, Newton & Churchover
- Parish
- Clifton Upon Dunsmore
- Agent
- Keenan Project Designs Ltd
- UPRN
- 10010504793
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Sign in to view collected detailsDocuments 11 of 11
| Document | Published | Action |
|---|---|---|
| Sustainability appraisal R'cd 09.06.2025Sustainability Checklist | Not published | View |
| Community Infrastructure Levy - Completed form R'cd 09.06.2025CIL form | Not published | View |
| Application Form - Without Personal Data R'cd 09.06.2025Application Form | Not published | View |
| Composite Plans R'cd 14.07.2025Superseded | 15 Jul 2025 | View |
| Bat Survey R'cd 14.07.2025Ecology Report | 15 Jul 2025 | View |
| Composite Plans Rcd 25.08.2025Amended Plans | 1 Sept 2025 | View |
| Further Bat Survey Rcd 25/09/2025Ecology Report | 25 Sept 2025 | View |
| AIA Rcd 05.11.2025Tree Report/plan | 5 Nov 2025 | View |
| Tree Survey Rcd 05.11.2025Tree Report/plan | 5 Nov 2025 | View |
| 690959Decision_Approval_Planning_Permission_7992.pdfDecision Notice | 13 Nov 2025 | View |
| Beechcroft_OR.pdfOfficer Report | 13 Nov 2025 | 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.
Site notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourcePublicity 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
690959Decision_Approval_Planning_Permission_7992.pdfPlanning 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 development shall be carried out in accordance with the plans and documents detailed below: - Application Form - Sustainability Checklist Received by Local Planning Authority 09.06.2025 - Preliminary Roost Assessment (PRA_-_5_The_Elms_Paddock,_CV23_0TD_-_Final_-_10.07.2025.pdf) Received by Local Planning Authority 14.07.2025 - Existing Floor Plans Drg No. 3145 - 1 Rev D and 3145 - 3 Rev D - Proposed Floor Plans Drg No. 3145 - 2 Rev D and 3145 - 4 Rev D - Existing Loft Plan Drg No. 3145 - 5 Rev D - Proposed Loft Plan Drg No. 3145 - 6 Rev D - Proposed Roof Plan Drg No. 3145 - 7 Rev D - Existing Elevations Drg No. 3145 - 8 Rev D - Proposed Elevations Drg No. 3145 - 9 Rev D - Proposed Section Drg No. 3145 - 10 Rev D - Site Location and Block Plan Drg No. 3145 - 11 Rev D Received by Local Planning Authority 25.08.2025 - Bat Emergence and Re-Entry Surveys (BERS_-_5_The_Elms_Paddock_-_42730316_-_V1_-_24-09-2025.pdf) Received by Local Planning Authority 25.09.2025 - BS5837:2012 Tree Survey (Q17892_Cheryl_Thomas_Tree_Survey.pdf) - Arboricultural Impact Assessment (Arboricultural_Impact_Assessment_Template.pdf) Received by Local Planning Authority 05.11.2025 REASON: For the avoidance of doubt and to ensure that the details of the development are acceptable to the Local Planning Authority.
- CONDITION 3: The facing materials to be used on the external walls and roof shall be as specified on the application form, received by the Council on 09.06.2025 and on plans outlined in Condition 2. REASON: To ensure a satisfactory external appearance and for the avoidance of doubt.
- CONDITION 5: The development hereby permitted shall not commence until a detailed schedule of bat mitigation measures (to include timing of works, ecologist supervision of destructive works, toolbox talk, procedure if bats are found, including provision of a bat box during works, replacement roost details, including feature/box type, location and timetable for installation, monitoring and further survey if necessary) has been submitted to and approved by the Local Planning Authority. Such approved mitigation measures shall thereafter be implemented in full and maintained in perpetuity. REASON: To ensure protected, important and priority species and their habitats are not harmed by the development.
- INFORMATIVE 1: Work should avoid disturbance to nesting birds. Birds can nest in many places including buildings, trees, shrubs dense ivy, and bramble/rose scrub. Nesting birds are protected under the Wildlife and Countryside Act 1981 (as amended). The main nesting season, lasts approximately from March to September, so work should ideally take place outside these dates if at all possible. N.B birds can nest at any time, and the site should ideally be checked for their presence immediately before work starts, especially if during the breeding season.
- INFORMATIVE 2: Consideration should be given to the provision of suitable bat and bird boxes within the new build or adjacent trees in order to increase opportunities for wildlife. Many bat and bird populations have declined dramatically in recent years due to loss of roost, nest and foraging sites as a result of development. However, a variety of bat and bird species use boxes and they can be particularly useful in the built environment, where natural nesting places can be scarce. Please ensure that the boxes are appropriately sited and not lit at night in the case of bat boxes. Further advice and information can be obtained from the Bat Conservation Trust (BCT), and the Royal Society for the Protection of Birds (RSPB). WCC Ecological Services (tel: 01926 418060) would be pleased to advise further if required, in particular regarding which type of boxes to use.
- CONDITION 4: No new windows shall be formed in the East elevation of the proposed rear extension, unless non-material variations are agreed in writing with the Local Planning Authority. REASON: In the interest of residential amenity.
- CONDITION 6: No works, demolition or development shall take place until a finalised arboricultural method statement and tree protection plan for the protection of the retained trees (such method statement and plan to be in accordance with sections 5.5 & 6.1 of BS5837:2012 Trees in relation to design, demolition and construction - Recommendations) has been submitted to and approved in writing by the Local Planning Authority. This arboricultural method statement and tree protection plan must include details and positioning of tree protection fencing, any ground protection measures to create construction exclusion zones and an auditable system of monitoring. The approved arboricultural method statement and tree protection plan shall be implemented in full prior to any works, demolition or development taking place. Protective measures must remain in place until the completion of all construction works. During construction no retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned in any manner, be it branches, stems or roots, other than in accordance with the approved plans and particulars, without the prior written approval of the LPA. REASON: To ensure retained trees are not damaged during the construction phase.
