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
Proposed conversion to office building.
Proposal details
- Reference
- R25/0610
- Alternative references
- PP-14075566
- Ward
- Revel & Binley Woods
- Parish
- Harborough Magna
- Agent
- Ryan Gettings
- UPRN
- 10094752467
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| Document | Published | Action |
|---|---|---|
| Supporting information R'cd 11.07.2025Supporting Information | Not published | View |
| Sustainability appraisal R'cd 11.07.2025Sustainability Checklist | Not published | View |
| Biodiversity statement R'cd 11.07.2025Supporting Information | Not published | View |
| Proposed Site Sections Plan R'cd 11.07.2025Sections | Not published | View |
| Proposed Plans and Elevations R'cd 11.07.2025Proposed Plans | Not published | View |
| Proposed Site Block Plan R'cd 11.07.2025Superseded | Not published | View |
| Existing Plans and Elevations R'cd 11.07.2025Existing Plans | Not published | View |
| Existing Site Plan R'cd 11.07.2025Existing Plans | Not published | View |
| The location plan R'cd 11.07.2025Site, Location or Block Plan | Not published | View |
| Bat and Bird Survey R'cd 11.07.2025Ecology Report | Not published | View |
| Design and access statement R'cd 11.07.2025Design and Access Statement | Not published | View |
| Application Form - Without Personal Data R'cd 11.07.2025Application Form | Not published | View |
| R'cd 09/09/2025Highway plans/information | 9 Sept 2025 | View |
| R'cd 09/09/2025Highway plans/information | 9 Sept 2025 | View |
| R'cd 09/09/2025Highway plans/information | 9 Sept 2025 | View |
| R'cd 13/11/2025Block Plan | 14 Nov 2025 | View |
| Biodiversity metric Updated R'cd 13/11/2025Supporting Information | 14 Nov 2025 | View |
| Biodiveristy net gain statement updated R'cd 13/11/2025Supporting Information | 14 Nov 2025 | View |
| ApasTemplate_8278.pdfOfficer Report | 8 Dec 2025 | View |
| 698524Decision_Approval_Planning_Permission_8021.pdfDecision Notice | 8 Dec 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 sourceDecision due 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 sourceExtension 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
698524Decision_Approval_Planning_Permission_8021.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: 1 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 Existing site plan, drawing no. 04324-HBA-DR-002 Existing floor plans and elevations, drawing no. 043-24-HBA-003 Proposed floor plans and elevations, drawing no. 04324-HBA-DR-005 Proposed site sections, drawing no. 04324-HBA-DR-006 Site location plan, drawing no. 04324-HBA-DR-001 Received by Council, 11/07/2025 Biodiversity Net Gain Matrix, ref no. Q15357 Proposed site plan, drawing no. 04234-HBA-DR-004 Rev A Received by Council, 13/11/2025 REASON: 2 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 11/07/2025 and on plan Proposed floor plans and elevations, drawing no. 04324-HBA-DR-005 received by the Council on 11/07/2025. REASON: 3 To ensure a satisfactory external appearance and for the avoidance of doubt.
- CONDITION: 4 The applicant shall submit a Workplace Travel Plan to promote sustainable transport choices to the site, the measures proposed to be carried out within the plan to be approved by the Local Planning Authority in writing, in consultation with the County Council as Highway Authority. The measures (and any variations) so approved shall continue to be implemented in full at all times. The Workplace Travel Plan shall: •Specify targets for the proportion of employees and visitors traveling to and from the site by foot, cycle, public transport, shared vehicles and other modes of transport which reduce emissions and the use of non-renewable fuels. •Set out measures designed to achieve those targets together with timescales and arrangements for their monitoring, review and continuous improvement. •Identify a senior manager of the business using the site with overall responsibility for the plan and a scheme for involving employees of the business in its implementation and development. REASON: 4 In the interest of sustainable travel
- CONDITION: 5 The development shall not be occupied until secure and covered cycle parking has been provided in accordance with RBC parking standards. REASON: 5 To promote sustainable travel.
- CONDITION: 6 Other than those shown on the approved plans, no new windows shall be formed within the proposed development, unless non-material variations are agreed in writing with the Local Planning Authority. REASON: 6 In the interest of residential amenity.
- CONDITION: 7 The type and scale of commercial development at the site shall be limited to that set out in the applicant’s Response to Highway Authority Assessment document (file name 043-24_HBA_Response to Highway Authority Assessment) approved under application R24/0461 unless otherwise approved in writing by the Local Planning Authority in consultation with the Highway Authority. REASON: 7 In the interest of highway safety.
- CONDITION: 8 Habitat Management and Monitoring Plan (HMMP) A Habitat Management and Monitoring Plan (HMMP) for a minimum 30-year timeframe shall be submitted to, and be approved in writing by, the local planning authority prior to the commencement of the development. The content of the HMMP shall include the following: a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions. f) Preparation of a work schedule (including annual work plan capable of rolling forward over a five-year period). g) Details of the body or organisation responsible for implantation of the plan. h) Ongoing monitoring and remedial measures. i) The completed statutory metric applied to the application site to demonstrate that a biodiversity net gain will be achieved. j) Locations and numbers of bat and bird boxes, reptile, and amphibian refugia, invertebrate boxes k) Details of the legal and funding mechanism(s) by which long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where results from monitoring show that conservation aims and objectives of the HMMP are not being met) how contingencies and/or remedial action will be identified, agreed, and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details. REASON: 8 To ensure a mandatory Biodiversity Net Gain in accordance with the Environment Act, the NPPF and to safeguard biodiversity in accordance with the Local Plan Policy NE1.
- CONDITION: 9 No works shall commence onsite between March to September inclusive, unless a competent ecologist has undertaken a careful check of the building for active birds nests immediately before works commence and provided confirmation no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest onsite. Any such confirmation must be submitted to the local planning authority. REASON: 9 To ensure protected, important and priority species and their habitats are not harmed by the development.
- DEEMED CONDITION: In accordance with the Environmental Act 2021, Schedule 14, paragraph 13 and the Town and Country Planning Act 1990 Schedule 7A, paragraph 13: the development may not be begun unless— (a) a biodiversity gain plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan in respect of this permission would be Rugby Borough Council.
- INFORMATIVE: 1 Buildings of all ages and trees with suitable features (i.e. rot-holes, cracks, fissures) are frequently used by roosting bats. Bats and their ‘roost’ sites are fully protected under the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017 (as amended) making them a European Protected Species. It is a criminal offence to disturb, obstruct or destroy a bat ‘roost’, even if the roost is only occasionally used. Where a bat ‘roost’ is present a licence may be necessary to carry out any works. Further information about species licensing and legislation can be obtained from the Species Licensing Service on 0208 261089. The applicant is advised that to ensure no bats are endangered during destructive works, the roof tiles should be removed carefully by hand. If evidence of bats is found during works, work should stop immediately and Natural England must be contacted on 02080 261089 for advice on the best way to proceed. 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 inclusive, 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 by a suitably qualified ecologist for their presence immediately before work starts, especially if during the breeding season.
- INFORMATIVE: 2 Where possible enhancements should be incorporated into the development to improve the habitats and opportunities for the local wildlife and increase biodiversity. Enhancements could include bat and bird boxes which may be used by a variety of species, native species planting and enhancement of existing of hedges and wild flower planting, habitat piles of rubble, logs and earth which can be used by reptiles, amphibians and invertebrates are also welcomed. The WCC Ecological Services (tel: 01926 418060) would be pleased to advise further if required.
- INFORMATIVE: 3 This permission does not convey any legal or civil right to undertake works that affect land or premises outside of the applicant's control. Care should be taken upon commencement and during the course of building operations to ensure that no part of the development, including the foundations, eaves and roof overhang will encroach on, under or over adjoining land without the consent of the adjoining landowner.
