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
Construction of a Rural Workers Dwelling
Proposal details
- Reference
- R25/0725
- Alternative references
- PP-14250052
- Ward
- Leam Valley
- Parish
- Leamington Hastings
- Agent
- Nick Denman
- UPRN
- 10094757254
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Sign in to view collected detailsDocuments 13 of 13
| Document | Published | Action |
|---|---|---|
| Proposed Elevation Plans R'cd 19.08.2025Proposed Plans | Not published | View |
| Proposed Floor Plans R'cd 19.08.2025Proposed Plans | Not published | View |
| Block plan of the site R'cd 19.08.2025Block Plan | Not published | View |
| Sustainability appraisal R'cd 19.08.2025Sustainability Checklist | Not published | View |
| The location plan R'cd 19.08.2025 - new SLP at 1:1250 scale req. this is unclear.Site Location Plan | Not published | View |
| Application Form - Without Personal Data R'cd 19.08.2025Application Form | Not published | View |
| Ecological Appraisal R'cd 15.09.2025Ecology Plan/Drawing | 15 Sept 2025 | View |
| Design and Access Statement R'cd 15.09.2025Design and Access Statement | 15 Sept 2025 | View |
| Biodiversity Enhancement Plan R'cd 22.09.2025Supporting Information | 22 Sept 2025 | View |
| Amended Site PlanSite Location Plan | 17 Oct 2025 | View |
| Amended Block PlanAmended Plans | 14 May 2026 | View |
| ApasTemplate_8309.pdfOfficer Report | 29 May 2026 | View |
| 761728Decision_Approval_Planning_Permission_8205.pdfDecision Notice | 4 Jun 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.
Consultation 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 sourcePublicity end 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 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
761728Decision_Approval_Planning_Permission_8205.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: Proposed Floor Plans - C101-001 Rev C Proposed Elevations - C101-002 Rev B Received by the Local Planning Authority on the 19th August 2025 Location Plan - ND/3.337/LocationPlan-v2 Received by the Local Planning Authority on the 17th October 2025 Cherryfield Ecology - Ecology Report Received by the Local Planning Authority on the 9th September 2025 Biodiversity enhancement Plan - ND/3.337/BiodiversityEnhancementPlan Received by the Local Planning Authority on the 22nd September 2025 Block Plan - ND/3.337/Block Plan Received by the Local Planning Authority on the 14th May 2026 REASON 2: For the avoidance of doubt and to ensure that the details of the development are acceptable to the Local Planning Authority in accordance with Local plan policy SDC1.
- 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 3: To ensure a satisfactory external appearance and in the interests of the visual amenities of the locality in accordance with Local plan policy SDC1.
- CONDITION 4: The occupation of the dwelling hereby approved shall be limited to a person or persons solely or mainly working at Little Meadow Farm, Calcutt Lane, CV23 8FY, or a widow or widower of such a person, and to any resident dependants. REASON 4: As the erection of the dwelling is only considered acceptable in the isolated location due to the need for accommodation in association with the existing agricultural business.
- CONDITION 5: The Static Caravan, as identified on the - Site Plan - ND/3.337/Site Plan - as a 'Temporary Dwelling' - shall be removed from site in its entirety within 56 days, after the first occupation of the new dwelling herby approved. REASON 5: To ensure that the development is acceptable on the character and appearance of the area in accordance with Local plan policy SDC1 and in the interests of sustainability in accordance with Local plan policy GP1.
- INFORMATIVE 1: It is a legal requirement that all new properties are numbered and roads named and in this respect you must apply for Street Naming and Numbering at the earliest opportunity for both new or changes to existing properties, including development revisions. Failure to do this in good time can delay the installation of services and/or prevent the sale of properties. To register the properties on a development and receive correct addressing or to amend an existing address please complete an application form for Street Naming and Numbering. The form can be accessed at: https://www.rugby.gov.uk/w/street-naming-and-numbering-1
- CONDITION 6: Prior to the first occupation of the dwelling broadband infrastructure shall be provided to allow broadband services to be provided. REASON 6: To provide broadband connectivity for future occupiers.
- CONDITION 7: The development hereby permitted shall not commence above ground level until a Biodiversity Management Plan (BMP) to include a plan of habitats and protected and priority species mitigation, biodiversity enhancements, long-term management and monitoring (to include location of measures, installation timescale, timing of works, replacement planting details if applicable, and species lists for proposed planting) has been submitted to and approved in writing by the Local Planning Authority. Such measures will be shown on all applicable annotated site plans and elevations, such approved mitigation and enhancement measures shall thereafter be implemented in full and maintained in strict accordance with the approved details in perpetuity. REASON 7: To enhance the nature conservation value of the site and ensure biodiversity net gain in accordance with the NERC act, NPPF, ODPM Circular 2005/06.
- CONDITION 8: The development hereby permitted shall be implemented in accordance with the agreed mitigation/compensation/enhancement plan (Section 4.4, Table 18 of Ecological Appraisal (EA), Cherryfield Ecology, amended December 2025). Any variation to the agreed plan must be submitted to and approved by the local planning authority before such a variation is made. REASON 8: To ensure that protected, important and priority species and their habitats are not harmed by the development and to safeguard biodiversity.
- CONDITION 9: No above ground development shall commence 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 9: 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 10: When carrying out work as part of this development herby permitted, in the event that contamination is found it shall be reported in writing immediately to the local planning authority. Each of the following subsections a) to c) shall then be subject to approval in writing by the local planning authority. a) An investigation and risk assessment shall be undertaken 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. b) Where remediation is necessary 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. c) 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 which shall be subject to approval in writing by the local planning authority. REASON 10: 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 11: No works (including operation of plant or machinery and storage of materials or plant and machinery) shall take place within 10m of the site boundary adjoining the Grand Union Canal until a method statement detailing those works has first been submitted to and approved in writing by the Local Planning Authority. The statement shall include details of all works to take place and shall identify and incorporate any measures necessary to demonstrate that the risk of adversely affecting the stability of the adjacent Grand Union Canal will be appropriately minimised. The development shall thereafter only be carried out in accordance with the approved details. REASON 11: In the interests of avoiding the risk of creating land instability arising from any adverse impacts from construction, earthmoving, excavations or other associated operations which could adversely affect the Grand Union Canal in accordance with the advice and guidance on land stability contained in paragraphs 187, 196 and 197 of the National Planning Policy Framework and in the National Planning Practice Guidance. A pre-commencement condition is necessary as the information is required to inform construction operations from the outset.
- CONDITION 12: Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 Schedule 2, Part 1 (Classes A to H inclusive), Part 2 (Class A) or any other order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, or walls shall be constructed within 10 metres of the Grand Union Canal without prior planning permission being first obtained from the Local Planning Authority. REASON 12: To ensure that the potential impact of any such development on the structural integrity of the adjacent Grand Union Canal can be fully assessed in the interests of protecting the structural integrity of the canal, in accordance with the advice and guidance on land stability contained in paragraphs 187, 196 and 197 of the National Planning Policy Framework and in the National Planning Practice Guidance.
- INFORMATIVE 2: 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 3: Lighting can have a harmful effect on bats impacting on their use of a roost and also their commuting routes and foraging areas. Light falling on a roost access point is likely to delay bats from emerging, which can be especially damaging around dusk as that is when there is a peak in the number of insects. In the worst case scenario, it can cause the bats to desert the roost. 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) (as amended), the latter of which deems them a European Protected Species. Bats, birds and other nocturnal animals should always be taken into account when lighting is being considered. It is respectfully advised that lighting is kept to a minimum around the roof area and is limited to illuminating the ground and not any possible access points or foraging corridor.
- INFORMATIVE 4: Construction hours 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 8.30 a.m. - 1.00 p.m. NO WORK ON SUNDAYS & BANK HOLIDAYS. If work at other times is required permission should be obtained from the local planning authority
- INFORMATIVE 5: The drainage and waste disposal system will need to comply with the Building Regulations 2010 Approved Document H (2015 Edition) - Drainage and Waste Disposal.
- INFORMATIVE 6: 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 107: If the Applicant wishes to explore the feasibility of discharging surface water from the development to the adjacent Grand Union Canal, they should contact the Canal & River Trust's Utilities Team at utilitiesenquiry@canalrivertrust.org.uk for further advice. Please be advised that the Trust is not a land drainage authority and such discharges are not granted as of right- where they are granted, they will usually be subject to completion of a commercial agreement.
- CONDITION 13: The hedgerow to the shared boundary on the north, adjacent to the canal, shall be retained in perpetuity. REASON 14: In the interest of visual amenity and ecology.
- CONDITION 14: No above ground development shall commence unless and until details of any proposed walls, fences and gates (including elevations) 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 14: In the interests of the visual amenities of the area and in accordance with Local plan policy SDC1.
- CONDITION 15: No above ground development shall commence until drainage plans for the disposal of surface water and foul sewage have been submitted to and approved in writing by the Local Planning Authority. The drainage scheme should incorporate sustainable drainage principles where possi-ble to retain excess water within the site, and prevent excess discharge into the surrounding ditches during periods of high rainfall. The scheme shall be implemented in accordance with the approved details before first occupation of the development. REASON 15: To reduce surface water levels and to ensure that the adjacent Grand Union Canal is not im-pacted by the development.
- INFORMATIVE: 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 (<40mg/kWh) where gas is used for space or water heating, in-creased tree planting/landscaping, solar photovoltaic or thermal panels, and the incorporation of electric vehicle charging points on any car parking. More information on plants that can be in-corporated into landscaping for green walls and roofs can be found here: https://www.museumoflondon.org.uk/application/files/4915/2604/2216/2018-05-11phytosensorfinal-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 nec-essary to avoid complaints or possible formal action under other legislation.
- INFORMATIVE: The dwelling hereby approved shall incorporate measures to limit water use to no more than 110 litres per person per day within the home in accordance with the optional standard 36 (2b) of Approved Document G of the Building Regulations 2010 (as amended).
