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
Purpose-built barn to provide a dog day care facility and associated external exercise area, parking and landscaping (sui generis)
Proposal details
- Reference
- R25/1097
- Alternative references
- PP-14563562
- Ward
- Wolvey & Shilton
- Parish
- Burton Hastings
- Agent
- Elizabeth Beresford
- UPRN
- 200001851350
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Sign in to view collected detailsDocuments 15 of 15
| Document | Published | Action |
|---|---|---|
| BNG Metric Rec'd 15/12/2025Ecology Report | Not published | View |
| Sustainability Statement Rec'd 15/12/2025Supplementary Report | Not published | View |
| Planning Statement Rec'd 15/12/2025Planning Statement | Not published | View |
| Preliminary Ecological Appraisal and Roost Assessment Rec'd 15/12/2025Ecology Report | Not published | View |
| Biodiversity Net Gain Assessment Report Rec'd 15/12/2025Ecology Report | Not published | View |
| Transport Technical Note Rec'd 15/12/2025Transport Report | Not published | View |
| Flood Risk Assessment Rec'd 27/01/2026Flood Risk Assessment | 28 Jan 2026 | View |
| Cil Form 1 Rec'd 27/01/2026CIL form | 28 Jan 2026 | View |
| Existing Block Plan Rec'd 27/01/2026Block Plan | 28 Jan 2026 | View |
| Proposed Elevations, Floor Plan and Block Plan Rec'd 27/01/2026Proposed Plans | 28 Jan 2026 | View |
| Site Location plan Rec'd 27/01/2026Site Location Plan | 28 Jan 2026 | View |
| Sustainability Checklist Rec'd 27/01/2026Sustainability Checklist | 28 Jan 2026 | View |
| Application Form Redacted Rec'd 27/01/2026Application Form | 28 Jan 2026 | View |
| 757556Decision_Approval_Planning_Permission_8195.pdfDecision Notice | 21 May 2026 | View |
| ApasTemplate_8609.pdfOfficer Report | 21 May 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.
Site 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 sourcePublicity end 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 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
757556Decision_Approval_Planning_Permission_8195.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: 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: Sustainability statement, ref no. 25-JC-05-SS Received by Council, 15/12/2025 Application form Sustainability checklist Flood Risk Assessment, ref no. 26008-TDC-XX-XX-RP-Z-0001-P0 Proposed Elevations, Floor Plan and Block Plan, drawing no. KADS BFBH PD100 Site location plan, drawing no. KADS BFBH SD100 Existing block plan, KADS BFBH BP100 Received by Council, 27/01/2026 REASON: 2 For the avoidance of doubt and to ensure that the details of the development are acceptable to the Local Planning Authority.
- CONDITION: 3 The facing materials to be used on the external walls and roof shall be as specified on the application form, received by the Council on 27/01/2026 and on plan proposed elevations, site plan and floor plans, drawing no. KADS BFBH PD100 received by the Council on 27/01/2026. REASON: 3 To ensure a satisfactory external appearance and for the avoidance of doubt and to ensure compliance with Local plan policy SDC1.
- CONDITION: 4 The use hereby permitted shall only operate between 07:30 and 18:00 Monday to Friday and shall not operate at any time on Saturdays, Sundays or Bank Holidays. Outside these hours the premises shall be vacated and closed to clients. REASON: 4 In the interests of residential amenity
- CONDITION: 5 Prior to commencement of the development, an Operations Management Plan shall be submitted for approval to the local planning authority. The plan shall include details of the following: - supervision arrangements, - separation of dogs by temperament/size (as already proposed), - staff training to minimise prolonged barking, - procedures for managing persistently vocal dogs, - complaints procedure to include provision of contact details to neighbours, complaint log to be made available to the local planning authority or RBC Environmental Health department upon request, response and remedial action procedure The approved Operations Management Plan shall thereafter be implemented in full for the lifetime of the development. REASON: 5 In the interests of residential amenity and to ensure the development is operated in line with proposals.
- 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: 7 The development hereby permitted (including site clearance) shall not commence 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 carried out in full accordance with the precautionary working methods (PWMs) outlined in Preliminary Ecological Appraisal and Roost Assessment, Arbtech, October 2025. REASON: 8 To ensure that protected, important and priority species and their habitats are not harmed by the development.
- CONDITION: 9 The development shall be carried out in accordance with the submitted flood risk assessment Ref: 26008-TDC-XX-XX-RP-Z-0001-P01 dated Janaury 2026 and will follow the detailed mitigation measures the assessment includes. REASON: 9 To reduce the risk of flooding to the proposed development.
- INFORMATIVE: 3 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: Attention is drawn to guidance from the Environment Agency regarding the disposal of construction and demolition waste: https://environmentagency.blog.gov.uk/2021/03/25/dont-dump-it-sort-it/ https://environmentagency.blog.gov.uk/2021/03/28/construction-and-demolition-sites-do-you-know-whats-in-your-waste/ https://www.gov.uk/government/news/environment-agency-calls-on-builders-to-follow-duty-of-care?utm_medium=email&utm_campaign=govuk-notifications&utm_source=d86a185b-3b07-468b-b1e5-a86df7cb9aa5&utm_content=daily
- INFORMATIVES: 2 It should be ensured that there is no contamination of the watercourse either during or after development. Measures should be put in place to ensure that the Pollution Prevention Guidelines, now withdrawn but useful as a guide for good practice, produced by the Environment Agency regarding prevention of pollution during working and operation are adhered to. We would advise that any development needs to have regard to the presence of the watercourse. Consenting and enforcement for ordinary watercourses, is now the responsibility of the Lead Local Flood Authority. However, it is good practice for a buffer zone, minimum 5 metres wide measured from top of bank, to be provided adjacent to an ordinary watercourse when development proposals are drawn up. This buffer zone should remain undeveloped and in a natural state.
- 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.
