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
Variation of both Condition 12 (Access Improvement Works) and Condition 13 (Construction Traffic Management Plan) of R23/1047 (Construction of a motorway service area)
Proposal details
- Reference
- R25/0661
- Alternative references
- PP-14088050
- Ward
- Wolvey & Shilton
- Parish
- Stretton Baskerville, Wolvey
- Agent
- Ross Fraser
- UPRN
- 10010514831
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Sign in to view collected detailsDocuments 14 of 14
| Document | Published | Action |
|---|---|---|
| Decision Approval R'cd 30.07.2025Decision Notice | Not published | View |
| Photographs and photomontages R'cd 30.07.2025Photographs | Not published | View |
| Application Form - Without Personal Data R'cd 30.07.2025Application Form | Not published | View |
| Construction Traffic Management PlanAmendments | 24 Sept 2025 | View |
| Supporting statementAmendments | 24 Sept 2025 | View |
| C0009-WBL-XX-XX-C-1003-S1-P02_Proposed_Site_Setup_(002).pdfAmendments | 24 Sept 2025 | View |
| Cover letterAmendments | 24 Sept 2025 | View |
| 101653-DCE-XX-XX-RP-T-5001_P06_Construction_Traffic_Management_Plan.pdfAmendments | 14 Nov 2025 | View |
| RHE.3882_-_GLTA_-_Stretton_Point,_Hinckley,_Leics_-_2025.pdfAmendments | 14 Nov 2025 | View |
| RHE.3882_Condition_8_CEMP_-_Stretton_Point,_Hinckley,_Leics._2025-Rev.Oct25.pdfAmendments | 14 Nov 2025 | View |
| Updated CMP R'cd 01/12/25Amendments | 9 Dec 2025 | View |
| 5/12/2025 | 15 Dec 2025 | View |
| 713166Decision_Approval_Planning_Permission_8074.pdfDecision Notice | 26 Jan 2026 | View |
| ApasTemplate_8334.pdfOfficer Report | 19 Mar 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.
Decision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice end date
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Council sourceConsultation expiry date
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Council sourcePublicity end date
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Council sourceStatutory expiry date
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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 Approval R'cd 30.07.2025 713166Decision_Approval_Planning_Permission_8074.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 the permission obtained in R23/1047 (28th May 2025). 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: Location Plan Ref: 1415 24 Rev A received by the Local Planning Authority on 21st August 2024 Site Plan as Existing Ref: 1415-25 Rev B received by the Local Planning Authority on 21st August 2024 Proposed Site Layout Ref:1415-26 Rev R received by the Local Planning Authority on 6th February 2025 Drive Through Coffee Shop Plans and Elevations Ref: 1415-27 received by the Local Planning Authority on 17th October 2023 Petrol and HGV Canopy Details Ref:1415-28a received by the Local Planning Authority on 17th October 2023 Amenity Building Elevations Ref: 1415-29 received by the Local Planning Authority on 17th October 2023 HGV Kiosk Plans & Elevations Ref: 1415-30 received by the Local Planning Authority on 17th October 2023 Site Elevations Ref:1415-31 received by the Local Planning Authority on 17th October 2023 Amenity Building Plans Ref: 1415-32 received by the Local Planning Authority on 17th October 2023 Substation Details Ref: 1415-33 received by the Local Planning Authority on 17th October 2023 Landscaping Layout Ref: 5254.01 H received by the Local Planning Authority on 26th February 2025 Arboricultural Survey Report Ref: SCH-BWB- ZZ-XX-RP-LE-0001 Rev P02 received by the Local Planning Authority on 24th January 2025 Arboricultural impact assessment Ref: SCH-BWB- ZZ-XX-RP-LE-0003AIA Rev P03 received by the Local Planning Authority on 24th January 2025 Air Quality Assessment Ref: SCH-BWB-XX-ZZ-LA-RP-0001AQA Rev 1.0 received by the Local Planning Authority on 10th November 2023 Flood Risk Assessment Ref: SCH-BWB-ZZ-XX-RP-YE-0001FRA Rev P01 received by the Local Planning Authority on 17th October 2023 Health Impact Assessment received by the Local Planning Authority on 10th November 2023 Noise Impact Statement Ref: ARR/C/3679.01 received by the Local Planning Authority on 17th October 2023 Planning Statement received by the Local Planning Authority on17th October 2023 Socio-economic Statement received by the Local Planning Authority on 17th October 2023 Sustainability Appraisal received by the Local Planning Authority on 17th October 2023 Sustainability Checklist received by the Local Planning Authority on 10th November 2023 Transport Assessment Ref: 3711622-TA-Rev A received by the Local Planning Authority on 17th October 2023 Ecological Appraisal & Reptile Survey Ref: RHE.3882.02 Rev 02 2024/2025 received by the Local Planning Authority on 6th February 2025 Statutory Biodiversity Metric received by the Local Planning Authority on 7th February 2025 Statutory Biodiversity Metric Condition Assessment received by the Local Planning Authority on 7th February 2025 Habitats Area Comparison received by the Local Planning Authority on 11th December 2024 Design and Access Statement received by the Local Planning Authority on 10th November 2023 Construction Traffic Management Plan (Ref:101653-DCE-XX-XX-RP-T-5001 – P07) (Received 01/012/25) REASON: For the avoidance of doubt and to ensure that the details of the development are acceptable to the Local Planning Authority.
- CONDITION 3: No above ground development shall commence unless and until full details of the colour, finish and texture of all new materials to be used on all external surfaces, together with samples of the facing bricks and roof tiles have been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out other than in accordance with the approved details. REASON: To ensure a satisfactory external appearance and in the interests of the visual amenities of the locality.
- CONDITION 4: No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles has been submitted to and approved in writing by the Local Planning Authority in consultation with the LLFA. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme to be submitted shall: 1. Undertake infiltration testing in accordance with the BRE 365 guidance to clarify whether or not an infiltration type drainage strategy is an appropriate means of managing the surface water runoff from the site. 2. Where infiltration is demonstrated to not be feasible, limit the discharge rate generated by all rainfall events up to and including the 1 in 100 year (plus an allowance for climate change) critical rain storm to the run off rate of 3.7l/s for the site in line with the approved surface water drainage strategy (ref: SCH-BWB-ZZ-XX-RP-YE-0001_FRA, dated: 21/08/23). 3. Where the drainage scheme proposes to connect into a 3rd party asset, for example a public sewer, further information should be provided regarding the ownership, purpose, location and condition of this asset along with confirmation of the right to connect into it. This could take the form of land ownership plans showing riparian ownership, land drainage consent, flood risk activity permit or agreement under Section 106 of the Water Industry Act (1991). 4. Provide drawings / plans illustrating the proposed sustainable surface water drainage scheme. The strategy agreed to date may be treated as a minimum and further source control SuDS should be considered during the detailed design stages as part of a ‘SuDS management train’ approach to provide additional benefits and resilience within the design. 5. Provide detail drawings including cross sections, of proposed features such as infiltration structures, attenuation features, and outfall structures. These should be feature-specific demonstrating that such the surface water drainage system(s) are designed in accordance with ‘The SuDS Manual’, CIRIA Report C753. 6. Provide detailed, network level calculations demonstrating the performance of the proposed system. This should include: a. Suitable representation of the proposed drainage scheme, details of design criteria used (incl. consideration of a surcharged outfall), and justification of such criteria where relevant. b. Simulation of the network for a range of durations and return periods including the 1 in 2 year, 1 in 30 year and 1 in 100 year plus 40% climate change events c. Results should demonstrate the performance of the drainage scheme including attenuation storage, flows in line with agreed discharge rates, potential flood volumes and network status. Results should be provided as a summary for each return period. d. Evidence should be supported by a suitably labelled plan/schematic (including contributing areas) to allow suitable cross checking of calculations and the proposals. 7. Provide plans such as external levels plans, supporting the exceedance and overland flow routeing provided to date. Such overland flow routing should: a. Demonstrate how runoff will be directed through the development without exposing properties to flood risk. b. Consider property finished floor levels and thresholds in relation to exceedance flows. The LLFA recommend FFLs are set to a minimum of 150mm above surrounding ground levels. c. Recognise that exceedance can occur during any storm event due to a number of factors therefore exceedance management should not rely on calculations demonstrating no flooding. REASON: To prevent the increased risk of flooding; to improve and protect water quality; and to improve habitat and amenity.
- CONDITION 5: No occupation shall take place until a Verification Report for the installed surface water drainage system for the site based on the approved Flood Risk Assessment (ref: SCH-BWB-ZZ-XX-RP-YE-0001_FRA, dated: 21/08/23) has been submitted in writing by a suitably qualified independent drainage engineer and approved in writing by the Local Planning Authority. The details shall include: 1. Demonstration that any departure from the agreed design is in keeping with the approved principles. 2. Any As-Built Drawings and accompanying photos 3. Results of any performance testing undertaken as a part of the application process (if required/ necessary) 4. Copies of any Statutory Approvals, such as Land Drainage Consent for Discharges etc. 5. Confirmation that the system is free from defects, damage and foreign objects REASON: To secure the satisfactory drainage of the site in accordance with the agreed strategy, the NPPF and Local Planning Policy.
- CONDITION 6: No occupation and subsequent use of the development shall take place until a detailed, site specific maintenance plan is provided to the LPA in consultation with the LLFA. Such maintenance plan should; 1. Provide the name of the party responsible, including contact name, address, email address and phone number 2. Include plans showing the locations of features requiring maintenance and how these should be accessed. 3. Provide details on how surface water each relevant feature shall be maintained and managed for the life time of the development. 4. Be of a nature to allow an operator, who has no prior knowledge of the scheme, to conduct the required routine maintenance REASON: To ensure the future maintenance of the sustainable drainage structures.
- CONDITION 7: The development hereby approved shall take place in accordance with the approved infiltration drainage methods as detailed in Geo-environmental Report (Job Number:C5007/25/E/7632) prepared by ‘Rogers Geotechnical Services Ltd, dated May 2025 received by the Council on the 11.09.2025. REASON: To demonstrate that the site is suitable (or otherwise) for the use of infiltration techniques as part of the drainage strategy in accordance with Policy DM7 of the Site Allocations and Development Management Policies Development Plan Document (2016).
- CONDITION 8: The development hereby approved shall take place in accordance with the approved CEMP as detailed in CEMP: Biodiversity, prepared by ‘Rachel Hacking Ecology’ (Revised October 2025) received by the Council on the 28.10.2025. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. REASON: To ensure that protected species are not harmed by the development
- CONDITION 9: The development hereby approved shall take place in accordance with the approved landscape and ecological management plan (LEMP) as detailed in the following received by the Council on 14/08/2025; • LEMP, Rachel Hacking Ecology, August 2025 With reference to: • Landscape Layout, 5254 01 Rev H • WCS_v19.1 Biodiversity Impact Assessment, Rachel Hacking Ecology, January 2025 The approved plan shall be retained as such in perpetuity. REASON: To ensure a net biodiversity gain in accordance with NPPF.
- CONDITION 10: Prior to occupation, a lighting design strategy for biodiversity to protect the integrity of the LWS shall be submitted to and approved in writing by the local planning authority. The strategy shall: • identify those areas/features on site that are particularly sensitive for bats and other nocturnal species and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and • show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly • territory or having access to their breeding sites and resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances will any other external lighting be installed without prior consent from the local planning authority. REASON: In accordance with NPPF, ODPM Circular 06/2005 and in the interests of protecting the LWS.
- CONDITION 11: Prior to the commencement of development details of how a Biodiversity Net Gain on baseline conditions shall be achieved and maintained on the site shall be submitted to and agreed in writing by the Local Planning Authority. The site shall be maintained and managed in accordance with the approved details thereafter. REASON: To ensure a net biodiversity gain in accordance with NPPF.
- CONDITION 12: No part of the development hereby permitted shall be occupied until the proposed A5 access and improvements to the A5/Wolvey Road junction, shown in Drawing DTP/3702718/SK004/C (or as amended through further Road Safety Audits or Detailed Design) is implemented and open to traffic. The approved scheme must include provision for a hardwired communications link into the existing signals at M69 Junction 1 and comply with the requirements of the Design Manual for Roads and Bridges (DMRB), including those relating to Road Safety Audit (RSA) and Walking, Cycling, Horse-Riding Assessment and Review (WCHAR). REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 13: The development shall be carried out in full accordance with the Construction Traffic Management Plan (Ref:101653-DCE-XX-XX-RP-T-5001 – P07), prepared by Dice, as submitted to and approved in writing by the Local Planning Authority in consultation with National Highways. The approved Construction Traffic Management Plan shall be implemented throughout the site preparation and construction phase of the development unless otherwise agreed in writing by the Local Planning Authority. Thereafter, all construction activity in respect of the development shall be undertaken in full accordance with such approved details. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 14: No part of the development hereby permitted shall commence until a signage strategy for all new, modified or re-located signs on the Strategic Road Network have been approved in writing by the Local Planning Authority in consultation with National Highways. The development shall thereafter be carried out in accordance with the approved strategy. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 15: No part of the development hereby permitted shall commence until full geotechnical details for the land adjacent to the A5 Trunk Road and M69 Motorway included within the full extent of the application boundary, are submitted to and approved in writing by the Local Planning Authority in consultation with National Highways. These details shall include (but not limited to) a certification process for the management of geotechnical risks in line with requirements of DMRB CD 622 Geotechnics, General information, Managing Geotechnical Risk, starting with the appointment of a new Design Geotechnical Advisor and resubmission of a Statement of Intent. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 16: No part of the development hereby permitted shall commence until full details of all permanent and temporary external lighting of the site have been submitted to and approved in writing by the Local Planning Authority in consultation with National Highways. The MSA shall not be available to members of the public until the permanent scheme of lighting contained in the approved details has been completed and is operational. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 17: No part of the development hereby permitted shall commence until full details of all boundary treatments adjacent to the A5 and M69 have been submitted to and approved in writing by the Local Planning Authority in consultation with National Highways. This shall include (but not be limited to): - Road Restraints Risk Assessment Process (RRRAP) to determine whether any safety fencing is required on the A5 verges and linking the safety fence on the M69 J1. Should a safety fence be required, evidence shall be provided to demonstrate that this can be installed on site, in accordance with the standards set out in DMRB CD 377 Requirements for road restraint systems. If trees are proposed to be removed purely as risk mitigation measures National Highways should be consulted beforehand to agree a risk-based approach. - Details of fencing or planting ensuring livestock cannot access highway land. - Details of anti-dazzle fencing or planting to be provided in areas where traffic movements might cause dazzle. The approved boundary treatment shall thereafter be constructed in accordance with the approved plans and maintained in perpetuity. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 18: No part of the development hereby permitted shall be brought into use until a final Staff Travel Plan has been submitted to and approved in writing by the Local Planning Authority in consultation with National Highways and Warwickshire County Highway Authority. The site shall operate in full accordance with the approved Travel Plan thereafter. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 19: The development hereby approved shall provide at least the minimum requirements for a Motorway Service Area as set out in Table 1 Annex A and at least the minimum parking requirements as defined in Table 2 Annex A of Department for Transport Circular 01/2022: Strategic Road Network and the Delivery of Sustainable Development. This provision shall be maintained at all times once the site is operational. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 20: There must be no route through the development site or its access link between the local road network and the SRN. In addition, any subsidiary accesses must be restricted to staff, deliveries, parties carrying out duties for and on behalf of the Secretary of State, the company, the emergency services, and breakdown recovery and assistance. REASON: To ensure that the A5 Trunk Road and M69 Motorway continue to serve their purpose as part of a national system of routes for through traffic in accordance with Section 10 (2) of the Highways Act 1980 by minimising disruption on the SRN resulting from traffic entering and emerging from the application site and in the interests of road safety.
- CONDITION 21: The development hereby permitted shall not be occupied until such time as off street car and HGV parking provision (with turning facilities) has been provided, hard surfaced (and demarcated) in accordance with ADS drawing number 26 Rev P. Thereafter the onsite parking (and turning) provision shall be kept available for such use(s) in perpetuity. REASON: To ensure that adequate off-street parking provision is made to reduce the possibility of the proposed development leading to on-street parking problems locally (and to enable vehicles to enter and leave the site in a forward direction) in the interests of highway safety.
- CONDITION 22: The development hereby approved shall not be brought into use until the cycle parking has been provided in accordance with the approved details as shown in Drawing No.90104 Rev.P01 (Proposed Cycle Parking Details) received by the Council 24.09.2025. The approved parking arrangements shall then be retained as such and kept available for that use. REASON: To ensure that the development provides satisfactory cycle parking to encourage travel by cycle for members of staff.
- CONDITION 23: No development other than that required to be carried out as part of an approved scheme of remediation shall commence [in any phase of the development] until condition (a) to (d) below have been complied with [for that phase]. If unexpected contamination is found after development has begun, development shall be halted on that part of the site affected by the unexpected contamination to the extent specified in writing by the local planning authority until condition (d) below has been complied with in relation to that contamination. (a) An investigation and risk assessment shall be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme shall be subject to approval in writing by the local planning authority. The investigation and risk assessment shall be undertaken by competent persons and a written report of the findings shall be produced. The written report shall be subject to approval in writing by the local planning authority. The report of the findings shall include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to human health, existing or proposed property and buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, groundwaters and surface waters, ecological systems, archaeological sites and ancient monuments; and (iii) an appraisal of remedial options, and proposal of the preferred option(s) to be conducted in accordance with UK Government and the Environment Agency’s Land Contamination Risk Management (LCRM) 8th October 2020. (b) A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment shall be prepared and subject to approval in writing by the local planning authority. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme shall ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. (c) The approved remediation scheme shall be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation. The local planning authority shall be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out shall be prepared and subject to approval in writing by the local planning authority. (d) In the event that contamination is found at any time when carrying out the development hereby permitted that was not previously identified it shall be reported in writing immediately to the local planning authority. An investigation and risk assessment shall be undertaken in accordance with the requirements of condition (a) and where remediation is necessary a remediation scheme shall be prepared in accordance with the requirements of condition (b) which shall be subject to approval in writing by the local planning authority. Following completion of measures identified in the approved remediation scheme a verification report shall be prepared, which shall be subject to approval in writing by the local planning authority in accordance with condition (c). REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
- CONDITION 24: Prior to installation of any catering equipment a scheme of works shall be submitted to and approved in writing by the Local Planning Authority, assessing the need for odour and fume control equipment. Regard may be had to the EMAQ an updated guidance ‘Control of Odour and Noise from Commercial Kitchen Exhaust Systems’ or similar documents available on the internet on prevention of odour and fume nuisance from commercial kitchen exhaust systems. This shall detail the design of any necessary odour and fume control equipment serving the kitchen extraction system prior to installation or fitting and shall thereafter be so retained. REASON: To prevent the emission of fumes which would be detrimental to the amenity of the area and in the interests of the amenity of neighbouring properties.
- CONDITION 25: The development hereby approved shall not be brought into use until the acoustic fence shown on Proposed Site Layout drawing 1415-26 Rev P has been implemented in full. The fence shall remain in place as long as the site is operational. REASON: In the interests of residential amenity and to ensure the details are acceptable to the Local Planning Authority.
- CONDITION 26: The development hereby approved shall take place and be implemented in full in accordance with the approved hard and soft landscaping works, including boundary treatments, for the site as shown in the following received by the Council 24.09.2025 & 06.11.2025 detailed below; • Drawing No.01 Rev.H (Landscape Layout) • Drawing No.90101 Rev.P01 (Proposed Boundary Treatment) • Drawing No.90102 Rev.P02 (Proposed Hard Landscaping Plan) • Drawing No.90103 Rev.P01 (Proposed Boundary Treatment Details) • LEMP prepared by ‘Rachel Hacking Ecology’ The soft landscaping scheme shall be maintained for a period of five years from the date of planting. During this period any trees or shrubs which die or are damaged, removed, or seriously diseased shall be replaced by trees or shrubs of a similar size and species to those originally planted at which time shall be specified in writing by the Local Planning Authority. REASON: To maintain and enhance continuity of tree/hedge/shrub cover within the site and local landscape.
- CONDITION 27: No works, demolition or development shall take place until a final 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. 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. Prior to any works, demolition or development taking place, a site meeting between the applicant, the Local Planning Authority arboricultural officer and designated arboricultural consultant responsible for the site will take place to inspect tree protection measures. REASON: To ensure all retained trees are protected from damage during the construction phase.
- CONDITION 28: No development shall take place until: a) A Written Scheme of Investigation (WSI) for a programme of archaeological evaluative work has been submitted to and approved in writing by the Local Planning Authority. b) The programme of archaeological evaluative fieldwork and associated post-excavation analysis and report production detailed within the approved WSI has been undertaken. A report detailing the results of this fieldwork, and confirmation of the arrangements for the deposition of the archaeological archive, has been submitted to the planning authority. c) An Archaeological Mitigation Strategy document (including a Written Scheme of Investigation for any archaeological fieldwork proposed) has been submitted to and approved in writing by the Local Planning Authority. This should detail a strategy to mitigate the archaeological impact of the proposed development and should be informed by the results of the archaeological evaluation. The development, and any archaeological fieldwork, post-excavation analysis, publication of results and archive deposition detailed in the approved documents, shall be undertaken in accordance with those documents. REASON: In the interest of Archaeology.
- CONDITION 29: The development hereby approved shall take place in accordance with the approved scheme for the provision of adequate water supplies and fire hydrants, necessary for firefighting purposes at the site as shown in the following details received by the Council on the 08.10.2025 & 12.11.2025; • Clean Water Plan (Ref: 1809286-4), dated 26/06/25 • Drawing No.0901 Rev.P4 (Site Plan) The development shall not be occupied until the scheme has been implemented to the satisfaction of the Local Planning Authority. REASON: In the interests of Public Safety from fire and the protection of Emergency Fire Fighters.
- INFORMATIVE: As outlined within the condition, the strategy should be treated as a minimum at this stage of the design. Further consideration should be given during the next stage of the design to incorporate additional, localised source control SuDS such as green roofs, rain-gardens and tree pits as part of a SuDS management train approach to provide water quality, amenity and bio-diversity benefits and increase the resilience within the design. Reference is also made to our Flood Risk Guidance for Developmenti (updated June 2023) with more details and examples of SuDS which can be incorporated at later stages of design. At the discharge of condition stage proposals for surface water drainage should be approaching a level of detail suitable for tender or construction. Documentation should show the drainage scheme including SuDS features, specific details (e.g. standard details or cross sections) and demonstrate the performance and of the system through calculations and exceedance management respectively. Such scheme should be in line with the original planning application/permission and where significant changes are made, justification should be provided.
- INFORMATIVE: Please be aware that this specialist advice is provided to the Local Planning Authority through a Service Level Agreement with Warwickshire County Council. If you have any queries about the content of this document, please correspond directly with the Planning Officer dealing with the planning application or discharge of condition application. We are unable to respond directly to applicant enquiries regarding the advice that we have provided as part of this service. Warwickshire County Council also offers a chargeable support service for applicants and information can be found about this service here: https://www.warwickshire.gov.uk/sdcecologypreapp
- INFORMATIVE: To reduce the likelihood of local residents being subjected to adverse levels of noise annoyance during construction, work on site should not occur outside the following hours: - Monday – Friday 7.30 a.m. – 6.00 p.m. Saturday 9.00 a.m. – 5.00 p.m. NO WORK ON SUNDAYS & BANK HOLIDAYS.
- INFORMATIVE: 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: Any external lighting should be installed to ensure there is no glare or excessive light spill that may affect any properties off site. Information can be obtained from the Institute of Lighting Professionals on types and positioning of lighting to minimise off site effects.
- INFORMATIVE: If the proposed development is to incorporate piling in the foundation detail, the developer is to consult with Rugby Council Commercial Regulation Team to obtain guidance. This will reduce the chance of enforcement action should an unsuitable method of piling be chosen which causes nuisance by way of noise and/or vibration. Continuous Flight Auger or other methods shall be prioritised for use over driven piling methods.
- INFORMATIVE: The applicant / occupiers should consult with RBC waste services team regarding waste collection proposals for the proposed development.
- INFORMATIVE: Section 39 of the Road Traffic Act 1988 requires local authorities to take such measures as appear to the Authority to be appropriate to reduce the possibilities of accidents when new or improved roads come into use. In submitting plans for the approval of reserved matters/discharge of planning conditions affecting layout the applicant/developer are advised that an independent stage 1/2 safety audit of the proposals must be provided to satisfy the requirements of the Act.
- INFORMATIVE: It is the responsibility of the third party (the applicant) to ensure that any work carried out conforms with the requirements of the Construction and Design Management Regulations and all other relevant heath and safety legislation - as specifieid within the National Grid Document - Specification for safe working in the vicinity of National Grid high pressure gas pipelines and assoiciated installations - requirements for third parties - T/SP/SSW/22 April 2024.
- INFORMATIVE: Please be aware that this specialist advice is provided to the Local Planning Authority through a Service Level Agreement with Warwickshire County Council. If you have any queries about the content of this document, please correspond directly with the Planning Officer dealing with the planning application or discharge of condition application. We are unable to respond directly to applicant enquiries regarding the advice that we have provided as part of this service. Warwickshire County Council also offers a chargeable support service for applicants and information can be found about this service here: https://www.warwickshire.gov.uk/sdcecologypreapp The highway mitigation works associated with this consent involves works within the public highway, which is land over which you have no control. National Highways therefore requires you to enter into a suitable legal Section 278 agreement to cover the design check, construction and supervision of the works. Contact should be made with the National Highways Section 278 Service Delivery Manager using the contact email address david.steventon@nationalhighways.co.uk. The applicant should be made aware that any works undertaken to National Highways network are carried out under the Network Occupancy Management policy, in accordance with National Highways procedures, which currently requires notification/booking three months prior to the proposed start date. Exemptions to these bookings can be made, but only if valid reasons can be given to prove they will not affect journey time reliability and safety. The contact email for these matters is Area7networkoccupancy@nationalhighways.co.uk The operation of the Motorway Service Area will be the subject of a legal agreement between National Highways and operator of these facilities. The contact email for these matters is roadsidefacilities@nationalhighways.co.uk
- INFORMATIVE: National Highways has gained considerable experience whilst delivering third party led works (Developer and/or Local Highway Authority) from both the design and construction perspectives. Based upon the knowledge gained, the following advice is offered to project promoters whose works affect the Strategic Road Network (SRN). Construction (Design and Management) Regulations 2015 (CDM) The Project Promoter Client has legal duties to discharge when appointing the project team, namely designers, principal designers, contractors and principal contractors. CDM Regulation 8 requires that such appointees have the relevant skills, knowledge, experience and organisational capability relative to the complexity of the project. Suitable and sufficient Client due diligence increases the potential that a technically compliant design and by association a safe and serviceable asset will be delivered on time and within budget. DMRB Volume 0, Section 2, Part 1, GG 102 titled Quality management systems for highway works When appointing a designer, National Highways only consider those with a Quality Management System which has undergone third party assessment by bodies accredited in accordance with: 1.ISO/IEC 17021-1:2015 (Ref 1.N) by the UK National Accreditation Body (the United Kingdom Accreditation Service (UKAS)); 2.the equivalent European Accreditation Organisation; or 3.be party to a multi-lateral (MLA) with UKAS or any equivalent International Accreditation Forum MLA signatory. The scope of accreditation of third-party assessment bodies shall include any activities undertaken. GG 102 also requires the design organisation to produce a project specific quality plan, commensurate with the scale/complexity of the project being promoted. This document enables future audit and inspection by National Highways. It is recommended that Project Promoters consider adopting GG 102 and the requirements contained therein. Project Promoter Due Diligence – Project Team Appointment Recommended lines of enquiry for Project Promoters looking to appoint a competent Designer are as listed below (please recognise this list is not exhaustive): • Organisational capabilities; • Possession of a GG 102 compliant Quality Management System, with recent evidence of successful independent Audit; • Familiarity of the Design Manual for Roads and Bridges (DMRB), Manual of Contract Documents for Highway Works (MCHW) and the like; • Evidence of delivering similar scale/type of works to that as required by the Project Promoter within the SRN environment; • Competences of those individuals to be engaged in the design process (including internal supervision thereof) i.e. MICE/MiStructE and the like. • Designers should have an understanding of procedural timescales associated with delivering projects to the SRN.
