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
Demolition of two cottages and construction of 1 No. replacement dwellinghouse and change of use of an area of agricultural land for the purposes of Biodiversity Net Gain (BNG) enhancement.
Proposal details
- Reference
- R25/1016
- Alternative references
- PP-14437328
- Ward
- Wolston & the Lawfords
- Parish
- Church Lawford
- Agent
- Jeremy Burt
- UPRN
- 100071577982
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Sign in to view collected detailsDocuments 17 of 17
| Document | Published | Action |
|---|---|---|
| BNG Statement Report Rec'd 17/11/2025Ecology Report | Not published | View |
| Ecological Appraisal Rec'd 17/11/2025Ecology Report | Not published | View |
| Tree Survey Rec'd 17/11/2025Tree Report/plan | Not published | View |
| Sustainability Checklist Rec'd 17/11/2025Sustainability Checklist | Not published | View |
| Planning Statement Rec'd 17/11/2025Supporting Information | Not published | View |
| Topographical Survey Rec'd 17/11/2025Existing Plans | Not published | View |
| Existing Elevation Plans Rec'd 17/11/2025Existing Plans | Not published | View |
| Proposed Block Plan Rec'd 17/11/2025Block Plan | Not published | View |
| Proposed Elevation, floor and Roof Plans Rec'd 17/11/2025Proposed Plans | Not published | View |
| Site Location Plan Rec'd 17/11/2025Site Location Plan | Not published | View |
| Application Form Redacted Rec'd 17/11/2025Application Form | Not published | View |
| BNG Metric Rec'd 18/11/2025Ecology Report | 19 Nov 2025 | View |
| Amended PlansAmended Plans | 2 Mar 2026 | View |
| Amended Site PlanSite Plan | 2 Mar 2026 | View |
| Volume CalculationsSupporting Information | 13 Mar 2026 | View |
| HighwaysConsultee Comment | 30 Apr 2026 | View |
| Officer reportOfficer Report | 16 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 sourcePublicity end 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 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
Planning 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: The Application Form Essential Ecology - Biodiversity Gain Statement - Ref: ESEC/24037/02/v1.0 Essential Ecology - Ecological Appraisal - Ref: ESEC/24037/01/v1.0 Tree Survey Report - Pre-Development - September 2025 Biodiversity Net Gain - Metric Received by the Local Planning Authority on the 17th November 2025 Proposed Ground, First, Roof Plan Layouts, Typical Cross Sections & Elevations - 2403-P5-02A Proposed Site Block Layout Plan - 2403-P5-03A Received by the Local Planning Authority on the 2nd March 2026 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: The area identified on the - Proposed Site Block Layout Plan - 2403-P5-03A - and annotated as an - Area of modified grassland and species rich native hedgerow - shall remain as a Biodiversity Net Gain, area of modified grassland and species rich native hedgerow, in perpetuity. REASON: In the interest of Ecology and to ensure a mandatory Biodiversity Net Gain is achieved on site.
- CONDITION 5: 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, AA, B, C, D and F of Schedule 2 Part 1 of the Order without the prior written permission of the Local Planning Authority. REASON: In the interest of the character of the area (the Green Belt), and residential amenity.
- CONDITION 6: 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). REASON: In the interests of sustainability and water efficiency.
- CONDITION 7: Prior to the first occupation of each dwelling broadband infrastructure shall be provided to that dwelling to allow broadband services to be provided. REASON: To provide broadband connectivity for future occupiers.
- CONDITION 8: All tree protection measures identified within the Tree Survey Report dated September 2025 relating to the approved design details must be implemented prior to the construction phase and to the satisfaction and written approval of the LPA. Protective measures must remain in place until the completion of all construction works. During demolition/construction no retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned in any manner, be it branches, stems or roots, other than in accordance with the approved plans and particulars, without the prior written approval of the LPA. REASON: To ensure retained trees are successfully incorporated into the design and are suitably protected from damage during the construction phase.
- CONDITION 9: A final specification of all proposed tree planting must be submitted and approved in writing by the LPA. 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 LPA seriously damaged or defective), another tree/shrub/hedge of the same species and size originally planted shall be planted at the same place, unless the LPA gives its written consent to any variations. REASON: In the interests of biodiversity and visual amenity.
- CONDITION 10: 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: 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.
- INFORMATIVE 1: Bats can be found in many buildings, even those that initially appear to be unsuitable or have been subject to a bat survey and found no evidence. Therefore, if any evidence of bats is found on site, work should stop while a bat survey is carried out by an experienced bat worker, and any recommendations made following the survey are undertaken. It should also be noted that as bats are a mobile species and can move into a property with potential access at any time. A further survey may be required if the works are not undertaken within two years. Bats and roosts are protected under the 1981 Wildlife and Countryside Act, the Countryside and Rights of Way Act 2000, and The Conservation of Habitat and Species Regulations 2017 (as amended).
- 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: Consideration should be given to the provision of suitable bat and bird boxes within the new build or adjacent trees in order to increase opportunities for wildlife. Many bat and bird populations have declined dramatically in recent years due to loss of roost, nest and foraging sites as a result of development. However, a variety of bat and bird species use boxes and they can be particularly useful in the urban environment, where natural nesting places can be scarce. Further advice and information can be obtained from the Bat Conservation Trust (BCT), and the Royal Society for the Preservation of Birds (RSPB).
- INFORMATIVE 4: 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 11: Prior to first occupation of the dwelling hereby approved, the buildings as identified by an orange dashed line, within the plan - Proposed Site Block Layout Plan - 2403-P5-03A - shall be demolished and removed from the site. REASON: In the interests of good design and the visual amenities of the locality.
- CONDITION 12: No new windows, shall be formed in the North West Elevation, at first floor level, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interest of residential amenity.
- CONDITION 13: Previously unidentified Contamination 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: 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 14: Noise assessment - noise affecting new development Prior to first occupation, a noise assessment shall be undertaken by a suitably qualified person and be submitted in writing to and approved by the Local Planning Authority. It shall assess the existing noise levels that could adversely affect the proposed development. Regard shall be had to noise from traffic on Coventry Road (A428). The assessment should include consideration of all relevant guidance including, but not limited to, ProPG Planning & Noise Guidance (2017), BS8233:2014 and WHO Guidelines for community noise, 1999. The report shall be produced by a suitably qualified acoustic consultant and shall include recommendations for any necessary acoustic mitigation works, to protect the occupants both inside the dwelling and the external amenity spaces, having regard to current guidance for the residential development. Any recommended works shall be completed prior to occupation of the development and should be maintained thereafter. REASON: In the interests of residential amenity and to ensure the details are acceptable to the Local Planning Authority
- INFORMATIVE 5: Asbestos Prior to any demolition, redevelopment or refurbishment works taking place an appropriate Asbestos Survey should be undertaken by an asbestos licensed/authorised company/person and any recommendations implemented. For pre-demolition assessment the asbestos survey is fully intrusive and will involve a destructive inspection, as necessary, to gain access to all areas. Where presence of asbestos is suspected the Health and Safety Executive (HSE) and Environment Agency must be notified and special waste regulations complied with; asbestos removal activities fall under the remit of the HSE.
- INFORMATIVE 6: Lighting 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 7: Permitted hours for building work. Construction and demolition works and associated activities at the development, audible beyond the boundary of the site should not be carried out other than between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Public/Bank Holidays, unless otherwise agreed with the Environmental Health Officer. Notification to neighbours of demolition/ building works. At least 21 days prior to the commencement of any site works, all occupiers surrounding the site should be notified in writing of the nature and duration of works to be undertaken. The name and contact details of a person responsible for the site works should be made available for enquiries and complaints for the entire duration of the works and updates of work should be provided regularly. Any complaints should be properly addressed as quickly as possible. Dust. Best Practicable Means (BPM) should be used in controlling dust emissions, in accordance with the Supplementary Planning Guidance issued by the GLA 2014 for The Control of Dust and Emissions from Construction and Demolition. Dark smoke and nuisance. No waste materials should be burnt on site of the development hereby approved. Noise and Vibration from demolition, piling, concrete crushing, drilling, excavating, etc. Best Practicable Means (BPM) should be used, including low vibration methods and silenced equipment and machinery, in accordance with the Approved Codes of Practice of BS5228:2009 for noise and vibration control on construction and open sites. Waste management and disposal All waste materials and rubbish associated with demolition and/or construction should be contained on site in appropriate containers which, when full, should be promptly removed to a licensed disposal site.
- CONDITION 15: The development is to be in constructed in general accordance with drawing no 2403-P5-03A, Proposed Site Block Layout Plan REASON: In the interest of Highway safety.
- CONDITION 16: No more than 1 access for cars shall be made or maintained to the site from Coventry Road. REASON: In the interest of Highway Safety
- CONDITION 17: The development shall not be commenced until all parts of the existing access within the public highway not included in the permitted means of access has been closed and the kerb and verge have been reinstated in accordance with the standard specification of the Highway Authority. REASON: In the interest of Highway Safety
- INFORMATIVE 8: A. Condition number[s] 15, 16 and 17 require works to be carried out within the limits of the public highway. Before commencing such works the applicant / developer must serve at least 28 days notice under the provisions of Section 184 of the Highways Act 1980 on the Highway Authority's Area Team. This process will inform the applicant of the procedures and requirements necessary to carry out works within the Highway and, when agreed, give consent for such works to be carried out under the provisions of S184. In addition, it should be noted that the costs incurred by the County Council in the undertaking of its duties in relation to the construction of the works will be recoverable from the applicant/developer. The Area Team may be contacted by telephone: (01926) 412515 to request the necessary application form (Form A - VAC). In accordance with Traffic Management Act 2004 it is necessary for all works in the Highway to be noticed and carried out in accordance with the requirements of the New Roads and Streetworks Act 1991 and all relevant Codes of Practice. Before commencing any Highway works the applicant / developer must familiarise themselves with the notice requirements, failure to do so could lead to prosecution. Application should be made to the Street Works Manager, Budbrooke Depot, Old Budbrooke Road, Warwick, CV35 7DP. For works lasting ten days or less, ten days notice will be required. For works lasting longer than 10 days, three months notice will be required. B. 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.
- DEEMED CONDITION 18: 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 19: Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), or any order revoking or re-enacting that order, no wall, fence, gate or other means of enclosure shall be erected, constructed or placed in front of the dwellings without the prior written permission of the Local Planning Authority. REASON: In the interest of visual amenity.
