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
Details of conditions 5 (AQA), 6 (Air Quality Mitigation), 11 (Protected Species Method statement), 12 (Bats and lighting condition), and 15 (surface water drainage scheme) of R23/0409. (Construction of warehouse with ancillary offices and associated parking and loading.)
Proposal details
- Reference
- R25/1100
- Alternative references
- PP-14562497
- Ward
- Clifton, Newton & Churchover
- Parish
- Newton & Biggin
- Agent
- Jason Tew
- UPRN
- 100071502344
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Sign in to view collected detailsDocuments 8 of 8
| Document | Published | Action |
|---|---|---|
| Condition 15: Drainage note Site A - 16/12/25Condition Info / Plan | Not published | View |
| Condition 12: External Lighting Plan - 16/12/26Condition Info / Plan | Not published | View |
| Condition 5 & 6: Air Quailty Assessment - 16/12/25Condition Info / Plan | Not published | View |
| Condition 11: Construction and Ecological Management Plan Site A - 16/12/25Condition Info / Plan | Not published | View |
| Redacted Application Form 5/1/26Application Form | 7 Jan 2026 | View |
| Condition 15: 300mm ASA Manhole & Hydrobrake Penstock - 13/02/2026Condition Info / Plan | 16 Feb 2026 | View |
| Condition 15: Retention Separators details - 13/02/26Condition Info / Plan | 16 Feb 2026 | View |
| R25_1100_DN.pdfDecision Notice | 24 Feb 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 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
R25_1100_DN.pdfPlanning conditions
- CONDITION 11: The development hereby permitted (including ground clearance works) shall not commence until a protected species method statement for nesting birds and badgers (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: To ensure that protected species are not harmed by the development.
- CONDITION 15: No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles 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: 1. Limit the discharge rate generated by all rainfall events up to and including the 1 in 100 year (plus an allowance for climate change) from the critical rain storm from the sitewide drainage, in line with the approved surface water drainage strategy (ref: 6950-SK-DS-01, revision P3, dated 26 November 2023) connecting at existing manhole SE6. 2. Where the drainage scheme proposes to connect into a 3rd party asset, for example a public sewer, further information should be provided regarding the ownership, purpose, location and condition of this asset along with confirmation of the right to connect into it. This could take the form of land ownership plans showing riparian ownership, land drainage consent, flood risk activity permit or agreement under Section 106 of the Water Industry Act (1991). 3. Provide drawings / plans illustrating the proposed sustainable surface water drainage scheme. The strategy agreed to date may be treated as a minimum and further source control SuDS should be considered during the detailed design stages as part of a 'SuDS management train' approach to provide additional benefits and resilience within the design. 4. Provide detail drawings including cross sections, of proposed features such as infiltration structures, attenuation features, and outfall structures. These should be feature-specific demonstrating that such the surface water drainage system(s) are designed in accordance with ‘The SuDS Manual’, CIRIA Report C753. 5. Provide detailed, network level calculations demonstrating the performance of the proposed system. This should include: a. Suitable representation of the proposed drainage scheme, details of design criteria used (incl. consideration of a surcharged outfall), and justification of such criteria where relevant. b. Simulation of the network for a range of durations and return periods including the 1 in 2 year, 1 in 30 year and 1 in 100 year plus 40% climate change events c. Results should demonstrate the performance of the drainage scheme including attenuation storage, flows in line with agreed discharge rates, potential flood volumes and network status. Results should be provided as a summary for each return period. d. Evidence should be supported by a suitably labelled plan/schematic (including contributing areas) to allow suitable cross checking of calculations and the proposals. 6. Provide plans such as external levels plans, supporting the exceedance and overland flow routeing provided to date. Such overland flow routing should: a. Demonstrate how runoff will be directed through the development without exposing properties to flood risk. b. Consider property finished floor levels and thresholds in relation to exceedance flows. The LLFA recommend FFLs are set to a minimum of 150mm above surrounding ground levels. c. Recognise that exceedance can occur during any storm event due to a number of factors therefore exceedance management should not rely on calculations demonstrating no flooding. REASON: To prevent the increased risk of flooding; to improve and protect water quality; and to improve habitat and amenity.
- CONDITION 6: 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 evelopment, the approved scheme shall be implemented and maintained in perpetuity. REASON: In the interests of air quality.
- CONDITION 5: Prior to occupation, an air quality assessment shall be submitted to and approved in writing by the Local Planning Authority. This will take into consideration the impact of traffic emissions on and associated with the proposed new development. Development shall not be carried out other than in accordance with the approved details. Regard may be had to the EPUK & IAQM ‘Land-Use Planning & Development Control: Planning For Air Quality’ January 2017. REASON: In the interests of residential amenity and to ensure the details are acceptable to the Local Planning Authority.
- CONDITION 12: The development hereby permitted shall not commence until details of all external light fittings and external light columns have been submitted to and approved by the Local Planning Authority. The development shall not be carried out otherwise than in full accordance with such approved details. In discharging this condition the Local Planning Authority expects lighting to be restricted across the development and to be kept to a minimum at night across the whole site in order to minimise impact on emerging and foraging bats. This could be achieved in the following ways: •Narrow spectrum lighting should be used to avoid the blue-white wavelengths •Lighting should be directed away from vegetated areas •Lighting should be shielded to avoid spillage onto vegetated areas •The brightness of lights should be as low as legally possible; •Lighting should be timed to provide some dark periods; •Connections to areas important for foraging should contain unlit stretches. REASON: In accordance with NPPF, ODPM Circular 2005/06
