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 new build dwelling, with associated parking and landscaping.
Proposal details
- Reference
- R25/0753
- Alternative references
- PP-14287816
- Ward
- Paddox
- Parish
- Unparished
- Agent
- REBECCA WALKER
- UPRN
- 100070184960
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 23 of 23
| Document | Published | Action |
|---|---|---|
| Sustainability appraisal R'cd 28.08.2025Sustainability Checklist | Not published | View |
| Proposed Rear and Side Elevations R'cd 28.08.2025Superseded | Not published | View |
| Proposed Elevations R'cd 28.08.2025Superseded | Not published | View |
| Proposed Floor Plans R'cd 28.08.2025Superseded | Not published | View |
| Proposed Block Plan R'cd 28.08.2025Superseded | Not published | View |
| Site Plan - Existing R'cd 28.08.2025Existing Plans | Not published | View |
| Baseline onsite habitat map/plan (Pre-development) R'cd 28.08.2025Supporting Information | Not published | View |
| BIA R'cd 28.08.2025Plans | Not published | View |
| Design and access statement R'cd 28.08.2025Design and Access Statement | Not published | View |
| Application Form - Without Personal Data R'cd 28.08.2025Application Form | Not published | View |
| BNG Calc R'cd 28.08.2025Supporting Information | 28 Aug 2025 | View |
| Site Location Plan R'cd 23.09.2025Superseded | 23 Sept 2025 | View |
| Existing and proposed front elevation r'cd 06/12/2025Superseded | 11 Dec 2025 | View |
| Existing anf proposed rear and side elevations r'cd 06/12/2025Superseded | 11 Dec 2025 | View |
| Existing and proposed floor plans r'cd 06/12/2025Superseded | 11 Dec 2025 | View |
| Front elevations 16/02/2026Plans | 17 Feb 2026 | View |
| Rear elevations 16/02/2026Plans | 17 Feb 2026 | View |
| Proposed floor plans 16/02/2026Floor Plans | 17 Feb 2026 | View |
| Side elevations R'cd 16/02/2026Plans | 17 Feb 2026 | View |
| R'cd 22/03/2026Site Plan | 21 Apr 2026 | View |
| R'cd 12/05/2026Site, Location or Block Plan | 12 May 2026 | View |
| ApasTemplate_8494.pdfOfficer Report | 5 Jun 2026 | View |
| 762231Decision_Approval_Planning_Permission_8214.pdfDecision Notice | 5 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.
Decision 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
762231Decision_Approval_Planning_Permission_8214.pdfPlanning conditions
- CONDITION: 10 No above ground development shall begin until a scheme detailing the on-site measures to be incorporated within the development in order to meet air quality neutral standards or to provide suitable mitigation, has been submitted to and approved in writing by the Local Planning Authority. Prior to occupation of the development, the approved scheme shall be implemented in full and maintained in perpetuity. REASON: 10 In the interests of air quality.
- CONDITION: 11 No part of the development hereby permitted shall commence until a scheme for the provision of minimum two suitable nesting boxes to be erected on trees/buildings within the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of box type(s), location(s), and timing of works. Thereafter, the approved boxesshall be installed and maintained in perpetuity. REASON: 11 To ensure that appropriate measures are taken in relation to protected, important and priority species and their habitats.
- CONDITION: 12 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: 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: 6 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: 6 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: 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.
- 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.
- CONDITION: 4 The dwellings 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). REASON: 4 In the interests of sustainability and water efficiency.
- CONDITION: 5 The windows to be formed in the south elevation and rear elevation leading to the bathroom of the proposed development shall not be glazed or reglazed other than with obscure glass to a minimum of level 3 of the Pilkington scale. REASON: 5 To protect the residential amenity of neighbouring properties.
- CONDITION: 7 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), or any order revoking or re-enacting those orders, no development shall be carried out which comes within Classes A, B, C, D, E, F of Schedule 2 Part 1 of the Order without the prior written permission of the Local Planning Authority. REASON: 7 In the interest of residential amenity.
- CONDITION: 2 The development shall be carried out in accordance with the plans and documents detailed below: Amended floor plans, drawing no. 4859-03 Rev A Amended front elevation, drawing no. 4859-04 Rev B Amended rear and south elevation drawing no. 4859-05 Rev B Amended side elevation, drawing no. 4859-06 Received by LPA, 16/02/2026 Amended site plan, drawing no. 4859-02 Rev A Received by LPA, 22/03/2026 Amended site location plan, drawing no. 4859-LP, Received by LPA, 12/05/2026 REASON: 2 For the avoidance of doubt and to ensure that the details of the development are acceptable to the Local Planning Authority.
- 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: 8 The development hereby permitted (including ground clearance works) shall not commence until a protected species method statement for nesting birds and hedgehogs (to include timing of works, toolbox talk, ecologist supervision of vegetation clearance, procedure if protected species are found and reasonable avoidance measures) has been submitted to and approved in writing by the Local Planning Authority. Such approved measures shall thereafter be implemented in full. REASON: 8 To ensure that protected, important and priority species and their habitats are not harmed by the development and to safeguard biodiversity in accordance with the Local Plan Policy NE1.
- CONDITION: 9 Prior to the first occupation of the dwelling, broadband infrastructure shall be provided to that dwelling to allow broadband services to be provided. REASON: 9 To provide broadband connectivity for future occupiers.
- 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.
- INFORMATIVE: 4 Pursuant to Section 149 and 151 of the Highways Act 1980, the applicant/developer must take all necessary action to ensure that mud or other extraneous material is not carried out of the site and deposited on the public highway. Should such deposits occur, it is the applicant's/developer's responsibility to ensure that all reasonable steps (e.g. street sweeping) are taken to maintain the roads in the vicinity of the site to a satisfactory level of cleanliness.
- INFORMATIVE: 5 To reduce the likelihood of local residents being subjected to adverse levels of noise annoyance during demolition or 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.
- INFORMATIVE: 6 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: 13 A final specification of all proposed tree planting must be submitted and approved in writing by the Local Planning Authority. This specification will include details of the quantity, size, species, position and the proposed time of planting of all trees to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape should be similarly specified. If within a period of 5 years from the date of planting of any tree/shrub/hedge that tree/shrub/hedge, or any tree/shrub/hedge planted in replacement for it, is removed, uprooted, destroyed or dies, (or becomes in the opinion of the Local Planning Authority seriously damaged or defective), another tree/shrub/hedge of the same species and size originally planted shall be planted at the same place. REASON: 13 in the interests of biodiversity, visual amenity and environmental site enhancement.
