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
Non material amendments to conditions attached to planning permission R25/0540
Proposal details
- Reference
- R25/1025
- Alternative references
- PP-14503922
- Ward
- Newbold & Brownsover
- Parish
- Unparished
- Agent
- Louise Hambleton
- UPRN
- MAN000000000219922
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Sign in to view collected detailsDocuments 5 of 5
| Document | Published | Action |
|---|---|---|
| 690472Decision_Approval_Planning_Permission_7989_CORRECTED_18.11.25_TRACKS.pdfSupporting Information | 21 Nov 2025 | View |
| Redacted Application Form R'cd 20.11.2025Application Form | 21 Nov 2025 | View |
| Previous_Decision_Notices.pdfSupporting Information | 21 Nov 2025 | View |
| 694352-EFRP_Phase_2_NMA_Cover_Letter_Final_v1_Redacted.pdfSupporting Information | 25 Nov 2025 | View |
| 697964Non_Material_Amendment_Approval_560.pdfDecision Notice | 5 Dec 2025 | View |
Documents open on the council website. Browse council documents if a link has changed.
Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Decision due 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
690472Decision_Approval_Planning_Permission_7989_CORRECTED_18.11.25_TRACKS.pdf Previous_Decision_Notices.pdf 697964Non_Material_Amendment_Approval_560.pdfPlanning conditions
- AMENDED PLAN/INFORMATION & DATE RECEIVED EFRP_Phase_2_NMA_Cover_Letter_Final_v1.pdf Previous_Decision_Notices.pdf Decision_Approval_Planning_Permission_7989_CORRECTED_18.11.25_TRACKS.pdf Received the by the Local Planning Authority 21-Nov-25 Approval_Notice_of_Condition_15_of_R16-1387.pdf EFP2-PWA-R2-ZZ-DR-A-0031-G4_RT_Sections_Z2.pdf Decision_Notice.pdf Received the by the Local Planning Authority 02-Dec-25 DETAILS OF AMENDMENT Amend condition 2 to read: Condition 2: Unless otherwise agreed in writing by the Local Planning Authority the development shall be carried out in accordance with the plans and documents detailed below: Flood Extents - Existing - EFP2-WIE-00-ZZ-DR-D-072-P02 Flood Extents - Revised Model - EFP2-WIE-00-ZZ-DR-D-072-P02 FRA Supplementary Note - EFP2-WIE-00-ZZ-RP-D-0006-P01 Received by the Local Planning Authority on the 28th November 2016 Biodiversity Impact Assessment Received by the Local Planning Authority on the 17th November 2016 EFP2-WIE-00-ZZ-RP-D-0003-B03 - Flood Risk Assessment Received by the Local Planning Authority on the 11th November 2016 EFP2-WIE-00-ZZ-RP-J-0002-B03 - Air Quality Assessment Received by the Local Planning Authority on the 10th November 2016 EFP2-WIE-00-ZZ-RP-J-0003-B01_PSR - Protected Species Report; Received by the Local Planning Authority on the 28th September 2016 Location Plan - EFP2-PWA-00-00-DR-A-0001 Existing Site Plan - EFP2-PWA-00-00-DR-A-0002 Unit A Roof Plan - EFP2-PWA-A0-02-DR-A-0041 Unit A Sections - EFP2-PWA-A0-ZZ-DR-A-0047 Site Elevations - EFP2-PWA-00-ZZ-DR-A-0060 Phase 2 Site Boundary Conditions Plan - EFP2-HED-00-00-DR-L-0003 Phase 2 Tree Removal Plan - EFP2-HED-00-00-DR-L-0005 Phase 2 Site Boundary Sections - EFP2-HED-00-00-DR-L-0004 EFP2-PWA-00-ZZ-RP-A-0100-G2 - Design and Access Statement; Q60555 - Retail Assessment; EFP2-WIE-00-ZZ-RP-D-0004-B02 - Transport Assessment; EFP2-SDP-00-ZZ-RP-M001 - Energy Statement; EFP2-WIE-00-ZZ-RP-U-0001-B01 - Preliminary Environmental Risk Assessment; EFP2-WIE-00-ZZ-RP-J-0001-B02_PEA - Preliminary Ecological Appraisal Received by the Local Planning Authority on the 15th September 2016 XX-GA02-0 RT North Elevation - EFP2-PWA-R0-ZZ-DR-A-0021 G5 RT Ground Floor Plan Zone 1 - EFP2-PWA-R1-00-DR-A-0010 G6 RT Ground Floor Plan Zone 2 - EFP2-PWA-R2-00-DR-A-0011 G5 RT Roof Plan Zone 1 - EFP2-PWA-R1-02-DR-A-0014 G4 RT Roof Plan Zone 2 - EFP2-PWA-R2-02-DR-A-0015 G4 RT South Elevation - EFP2-PWA-R0-ZZ-DR-A-0020 G5 RT East & West Elevation - EFP2-PWA-R0-ZZ-DR-A-0023 G5 RT Sections Zone 2 - EFP2-PWA-R2-ZZ-DR-A-0031 G4 RT Section R7 - EFP2-PWA-R0-ZZ-DR-A-0032 G5 Unit A Ground Floor Plan - EFP2-PWA-A0-00-DR-A-0040 G4 Unit A Elevations 1 - EFP2-PWA-A0-ZZ-DR-A-0045 G4 Unit A Elevations 2 - EFP2-PWA-A0-ZZ-DR-A-0046 G4 Received by the Local Planning Authority on the 12th June 2017 RT Sections Zone 1 - EFP2-PWA-R1-ZZ-DR-A-0030 G5 16764 - SK001_RevE Received by the Local Planning Authority on the 28th April 2017 Phase 2 Soft Landscape Plan - EFP2-HED-00-00-DR-L-0001_P5 Received by the Local Planning Authority on the 25 October 2017 Proposed Site Layout - EFP2-PWA-00-00-DR-A-0005-G14 Site Layout - EFP2-PWA-00-00-DR-A-0006-G26 Received by the Local Planning Authority on the 8th February 2018 Amend condition 3 to read: Condition 3: THIS CONDITION HAS BEEN DISCHARGED Prior to commencement of development samples of the external materials specified within the design and access statement and shown upon the approved drawings shall be submitted to and approved in writing by the Local Planning Authority. The development is to be carried out in accordance with the approved materials. Amend condition 4 to read: Condition 4: THIS CONDITION HAS BEEN DISCHARGED No development, groundworks or remediation shall take place until a Construction Management Plan, which must contain a Construction Phasing Plan, details to prevent mud and debris on the public highway, arrangements to monitor noise emissions from the development site during the construction phase and HGV Routing Plan has been submitted to and approved by both the Planning and Highway Authorities. Development shall only take place in full accordance with the plan hereby approved. Amend condition 5 to read: Condition 5: THIS CONDITION HAS BEEN COMPLIED WITH No HGV movements during the construction phase will take place Monday to Friday during the time periods 07:30 - 09:00 and 16:30 - 18:00, to ensure that HGV movements are limited during the peak travel periods on the surrounding highway network. Amend condition 6 to read: Condition 6: THIS CONDITION HAS BEEN DISCHARGED No built construction shall take place until detailed plans for the access arrangements have been submitted and approved in writing in general accordance with drawing number WIE10766/0003 Rev.P02 (Appendix E of the TA). No occupation shall take place until the access arrangement has been implemented in accordance with the approved detailed plans. Amend condition 7 to read: Condition 7: THIS CONDITION HAS BEEN DISCHARGED No built construction shall take place until the proposed access arrangement for Old Leicester Road has been submitted and approved in writing. This will require the submission of technical drawings, vehicle tracking for a HGV movements and a Road Safety Audit Stage 1. Amend condition 8 to read: Condition 8: The development shall adhere to the approved Elliott's Field, Phase 2, Rugby; Framework Travel Plan dated October 2018, or other document subsequently approved by the Council. Amend condition 9 to read: Condition 9: THIS CONDITION HAS BEEN DISCHARGED No development shall commence unless and until a slope stability assessment of the embankment to the Oxford Canal (Rugby Arm) has been submitted to and approved in writing by the Local Planning Authority. The Assessment shall identify any necessary mitigation measures required to ensure the stability of the embankment is maintained and notwithstanding the information shown on the submitted plans this shall include a retaining wall to all parking areas proposed to the western site boundary where they impact on the canal embankment. Thereafter the development shall be carried out in full accordance with the approved details. Amend condition 10 to read: Condition 10: THIS CONDITION HAS BEEN DISCHARGED No development shall take place until a Method Statement detailing all proposed earthmoving, demolition and construction works (including foundation details) within 20 metres of the toe of the adjacent Oxford Canal embankment (including any works to the embankment itself and construction of any retaining walls or structures), including identification of potential adverse impacts on the canal embankment arising from such works and the proposed means of mitigating any such impacts, has first been submitted to and agreed in writing by the Local Planning Authority. The development shall thereafter only be carried out in accordance with the agreed Method Statement and the mitigations measures identified therein. Amend condition 11 to read: Condition 11: THIS CONDITION HAS BEEN DISCHARGED Notwithstanding the submitted information prior to the occupation of the development hereby approved the details of boundary treatment shall be submitted to and agreed in writing with the Local Planning Authority and thereafter shall be carried out in full accordance with the approved details within 3 months of the first occupation of any of the retail units hereby approved.
- Amend condition 12 to read: Condition 12: THIS CONDITION HAS BEEN COMPLIED WITH The development hereby approved shall proceed only in accordance with detailed landscaping plans which have been submitted to and approved in writing by the Local Planning Authority. The planting shall be completed in all respects within the first planting season following the first use of development hereby approved and the tree(s) and shrub(s) shall be planted within six months of that first use. Any tree(s) or shrub(s) removed, dying, or becoming in the opinion of the local planning authority seriously damaged, defective or diseased within five years from the substantial completion of the scheme shall be replaced within the next planting season by tree(s) or shrub(s) of similar size and species to those originally required to be planted. All hedging, tree(s) and shrub(s) shall be planted in accordance with British Standard BS4043 - Transplanting Root-balled Trees and BS4428 - Code of Practice for General Landscape Operations. Amend condition 13 to read: Condition 13: THIS CONDITION HAS BEEN DISCHARGED No development shall take place (including demolition, ground works or vegetation clearance) until a Construction and Environmental Management Plan (CEMP) has been submitted to and approved in writing by the local planning authority. The CEMP shall include the following: a) Risk assessment of potentially damaging construction activities b) Identification of biodiversity protection zones c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction d) The location and timing of sensitive works to avoid harm to biodiversity features including reptiles and nesting birds e) The times during construction when specialist ecologists need to be present on site to oversee works f) Responsible persons and lines of communication g) Use of protective fences, exclusion barriers and warning signs 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 with the local planning authority. Amend condition 14 to read: Condition 14: THIS CONDITION HAS BEEN DISCHARGED The development hereby permitted shall not commence until drainage plans for the disposal of surface water and foul sewage have been submitted to and approved by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details before the development is first brought into use. Amend condition 15 to read: Condition 15: THIS CONDITION HAS BEEN DISCHARGED Prior to any development commencing, the applicant shall submit to and have approved in writing by the Local Planning Authority, an assessment from a competent person to accurately assess the potential impact from the effect of noise emitted from vehicle movements, unloading/loading activities and fixed plant (including air handling plant) associated with the operation of the finished development. Amend condition 16 to read: Condition 16: THIS CONDITION HAS BEEN DISCHARGED Unless otherwise agreed in writing by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until points (a) to (d) below have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition (d) has been complied with in relation to that contamination. (a) An investigation and risk assessment must 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 are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, groundwaters and surface waters, ecological systems, archaeological sites and ancient monuments; (iii) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with DEFRA and the Environment Agency's Model Procedures for the Management of Land Contamination, CLR 11. (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 must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must 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 must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must 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 must be produced, and is subject to the approval in writing of the Local Planning Authority. (d) In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition (a), and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition (b), which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition (c). Amend condition 17 to read: Condition 17: THIS CONDITION HAS BEEN DISCHARGED No external lighting shall be erected unless and until full details of the type, design and location have been submitted to and approved in writing by the Local Planning Authority. Any lighting shall only be erected in accordance with the approved details.
- Amend condition 18 to read: Condition 18: THIS CONDITION HAS BEEN DISCHARGED No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, 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 be in accordance with the approved Flood Risk Assessment (FRA) - EFP2-WIE-00-ZZ-RP-D-0003-B03, November 2016 and the statement received on 15/11/2016, regarding safe storage of surface water. In particular the following points should be considered: • To ensure that any attenuation provided above ground, within areas of the site, is at depths and velocities that will allow for the safety of users to the site or further mitigation is provided as detailed in the application. • Demonstrate that the surface water drainage system(s) are designed in accordance with 'The SuDS Manual', CIRIA Report C753. • Your ref: R16/1387 Our ref: WCC000530 R1/FRM/HR/002 Your letter received: 15/11/2016 Limit the discharge rate generated by all rainfall events up to and including the 100 year plus 20% (allowance for climate change) critical rain storm to the runoff rates defined within the approved FRA for the site. • Demonstrate the provisions of surface water run-off attenuation storage in accordance with the requirements specified in 'Science Report SC030219 Rainfall Management for Developments'. • Demonstrate detailed design (plans, network details and calculations) in support of any surface water drainage scheme, including details of any attenuation system, and outfall arrangements. Calculations should demonstrate the performance of the designed system for a range of return periods and storm durations inclusive of the 1 in 1 year, 1 in 2 year, 1 in 30 year, 1 in 100 year and 1 in 100 year plus climate change return periods. • Provide a maintenance plan to the LPA giving details on how the entire surface water systems shall be maintained and managed after completion for the life time of the development. The name of the party responsible, including contact name and details shall be provided to the LPA. Amend condition 19 to read: Condition 19: The development shall comply with the approved Landscape and Ecological Management Plan ref EFP2-WIE-00-ZZ-RP-J-0005-B03, unless otherwise agreed, in writing, by the Local Planning Authority. Amend condition 20 to read: Condition 20: All external lighting shall be installed in accordance with the specifications and locations set out in the strategy prepared by Silock Dawson and Partners ref pgl/160138/17.01.17 V2 and these shall be maintained thereafter in accordance with the strategy, unless otherwise agreed by the Council. Amend condition 21 to read: Condition 21: THIS CONDITION HAS BEEN COMPLIED WITH The landscaping scheme, as detailed on the approved plans, shall be implemented no later than the first planting season following first occupation of the development. If within a period of 5 years from the date of planting, any tree/shrub/hedgerow is removed, uprooted, destroyed or dies, (or becomes in the opinion of the Local Planning Authority seriously damaged or defective), another tree/shrub/hedgerow of the same species and size originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variations. Amend condition 22 to read: Condition 22: The 12,108 sqm GIA of Class A1 non-food retail floorspace hereby permitted shall only be used for the sale and the display of the following goods: furniture, carpets & floor coverings including rugs; bathrooms and kitchens (including appliances); furnishings to include household fabrics and linen; household accessories; office goods and supplies; art and crafts related goods; motor and cycle goods and accessories; camping, boating & caravanning goods; building goods and materials; and DIY and home improvement; pets and pet care products; plus ancillary items up to a maximum of 10% of the net floorspace of each unit. The sale of food for consumption off the premises; clothing and footwear; fashion accessories and beauty products and toys and will not be permitted from the development even as ancillary items. Additionally, 346sqm within Unit 8 shall be permitted for the sale of confectionery and alcohol products, with ancillary café, plus ancillary beauty products. Amend condition 25 to read: Condition 25: The gross internal Class A1 floor space of the retail park hereby permitted shall not exceed 12,108sqm (which for the avoidance of doubt includes mezzanine floor space) and there shall be at no time any additional floor space created whether by extension or internal alterations including the installation of further mezzanine floors or roofing of open yards. Amend condition 26 to read: Condition 26: The net sales area of the Class A1 retail units (including the catering unit) shall not exceed 10,389 sqm GIA, of which, for the avoidance of doubt, Unit 2 shall not exceed 1,885sqm, and Unit 8 shall not exceed 577 sqm. Amend condition 27 to read: Condition 27: The Class A1 mezzanine floorspace shall not exceed 4,329 sqm and mezzanines up to this level shall only be provided in the specified units shown on the application drawings, unless agreed in writing by the Local Planning Authority. Amend condition 29 to read: THIS CONDITION HAS BEEN COMPLIED WITH Condition 29: The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA), dated 10 November 2016, Ref EFP2-WIE-00-ZZ-RP-D-003- B03 and FRA addendum Ref EFP2-WIE-00-ZZ-RP-D-0006-P01 and the following mitigation measures detailed within the FRA and as shown on drawing Nos, EFP2-WIE-00-ZZ-DR-D-0072 and 0074 (both P02) and EFP2-WIE-00-ZZ-DR-D-0075 to 0080 (all P01): 1. Provision of a minimum of 9533m3 of fluvial flood plain compensation storage - Section 3.16 to 3.20 and Table 4. 2. Finished floor levels are set no lower than 86.45m above Ordnance Datum (AOD) - Section 3.8 The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.
- Amend condition 30 to read: Condition 30: THIS CONDITION HAS BEEN DISCHARGED The development hereby permitted shall not be commenced until such time as a scheme to ensure adequate compensation for the loss of flood plain to the development up to a 1 in 100 year critical flood event, as defined by the flood levels included in the Flood Risk Assessment (dated 10 November 2016, Ref EFP2-WIE-00-ZZ-RP-D-003-B03), has been submitted to, and approved in writing by, the Local Planning Authority in consultation with the Environment Agency. The scheme shall demonstrate through the submission of plans, drawings and calculations that the area of floodplain to be created exceeds the loss of floodplain upon completion of the development. The scheme to be submitted shall also show the location of the excavation works and provide detailed designs of the compensation area through the submission of plans and cross-sectional drawings. The scheme shall be fully implemented at the ground works phase of the development and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority in consultation with the Environment Agency. Amend condition 31 to read: Condition 31: THIS CONDITION HAS BEEN DISCHARGED Upon completion of the scheme of floodplain compensation an 'as built' topographical survey of the area of floodplain compensation will be submitted to and approved in writing by the Local Planning Authority in consultation with the Environment Agency.
