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
Change of use of land from agricultural to garden/ equestrian use including erection of garage, garden office and swimming pool, stable block and menage with biodiversity enhancements.
Proposal details
- Reference
- R25/1121
- Alternative references
- PP-14396474
- Ward
- Leam Valley
- Parish
- Willoughby
- Agent
- David Coles
- UPRN
- 10010520569
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Sign in to view collected detailsDocuments 32 of 32
| Document | Published | Action |
|---|---|---|
| Baseline Habitat Assessment R'cd 19.12.2025Supporting Information | Not published | View |
| Sustainability appraisal R'cd 19.12.2025Sustainability Checklist | Not published | View |
| Proposed Stable Block Drawings R'cd 19.12.2025Proposed Plans | Not published | View |
| Proposed Garage Drawings R'cd 19.12.2025Proposed Plans | Not published | View |
| Proposed Site Plan R'cd 19.12.2025Superseded | Not published | View |
| Proposed Garden Office Drawings R'cd 19.12.2025Proposed Plans | Not published | View |
| Existing Site Plan R'cd 19.12.2025Site Plan | Not published | View |
| Site Ownership Plan R'cd 19.12.2025Superseded | Not published | View |
| The location plan R'cd 19.12.2025Site Location Plan | Not published | View |
| CIL Form R'cd 19.12.2025CIL form | Not published | View |
| Landscaping Scheme R'cd 19.12.2025Landscaping | Not published | View |
| Application Form - Without Personal Data R'cd 19.12.2025Application Form | Not published | View |
| Biodiversity Net Gain Assessment R'cd 05.01.2026Supporting Information | 7 Jan 2026 | View |
| Flood Map R'cd 07.01.2026Supporting Information | 13 Jan 2026 | View |
| Design and Access Statement R'cd 15.01.2026Design and Access Statement | 16 Jan 2026 | View |
| proposed menage and pool -drg no 0008 - r'cd 04.02.2026Proposed Plans | 5 Feb 2026 | View |
| proposed site plan r'cd 04.02.2026Site Plan | 5 Feb 2026 | View |
| EHO - no objectionConsultee Comment | 5 Feb 2026 | View |
| WCC Ecology comments 09.02.2026Consultee Comment | 11 Feb 2026 | View |
| RBC Tree officer 13.02.2026Consultee Comment | 16 Feb 2026 | View |
| WCC Archaeology comments - 05.02.2026Consultee No Objection | 5 Mar 2026 | View |
| Block plan showing proposed areas of proposed changes of useBlock Plan | 16 Mar 2026 | View |
| site location plan with red and blue linesSite, Location or Block Plan | 16 Mar 2026 | View |
| WCC Ecology- 2nd Response- 09.04.2026Consultee Comment | 9 Apr 2026 | View |
| WCC Ecology comments - 24.03.26Consultee responses | 27 Apr 2026 | View |
| PEA White House Farm Recieved 1.6.26Ecology Report | 3 Jun 2026 | View |
| WCC LHA 17.6.26Consultee No Objection | 24 Jun 2026 | View |
| WCC Ecology Final 24.6.26Consultee No Objection | 24 Jun 2026 | View |
| Ecological Tree Inspection Report rec'd 6.7.256Ecology Report | 8 Jul 2026 | View |
| WCC Ecology 20.7.26Consultee No Objection | 29 Jul 2026 | View |
| ApasTemplate_8585(1).pdfOfficer Report | 10 Sept 2026 | View |
| 795138Decision_Approval_Planning_Permission_8332.pdfDecision Notice | 10 Sept 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 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 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
795138Decision_Approval_Planning_Permission_8332.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: To comply with Section 91 of the Town & County Planning Act 1990 as amended by Section 51 of the Planning & Compulsory Purchase Act, 2004.
- CONDITION 2: The development shall not be carried out other than in accordance with the following plans: 02825-HBA-DR-0010- Land Change of Use Plan 02825-HBA-DR-0001-Rev A Site Location Plan Received by the Council on 16.03 2026 02825-HBA-DR-B-0004-proposed site plan 02825-HBA-DR-0008-proposed menage and pool received by the Council on 04.02.2026 02825-HBA-DR-0005-Proposed Garage Drawings 02825-HBA-DR-0006 - Proposed Stable Block Drawings 02825-HBA-DR-0007-Proposed Garden Office Drawings received by the Council on 19.12.2025 REASON: For the avoidance of doubt.
- CONDITION 3: The facing materials to be used on the external walls and roof of the proposed stable block, garden room and garage shall be as specified on the application form and on plan numbers 02825-HBA-DR-0005-Proposed Garage Drawings 02825-HBA-DR-0006 - Proposed Stable Block Drawings 02825-HBA-DR-0007-Proposed Garden Office Drawings received by the Council on 19th December 2025 REASON: To ensure a satisfactory external appearance and for the avoidance of doubt.
- CONDITION 4: The landscaping enhancement scheme including the areas for Biodiversity Net Gain, as detailed on the approved plan drg no 1905-2 (DJOGS Ltd), shall be implemented no later than the first planting season following first use of the development. If within a period of 10 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. REASON: To ensure the proper development of the site and in the interest of visual amenity.
- CONDITION 5: No development shall commence on the proposed menage, stables or swiming pool unless and until: a) A Written Scheme of Investigation (WSI) for a programme of archaeological evaluative work has been submitted to and approved in writing by the Local Planning Authority. b) The programme of archaeological evaluative work and associated post-excavation analysis, report production and archive deposition detailed within the approved WSI has been undertaken. A report detailing the results of this fieldwork shall be submitted to the Local Planning Authority. c) An Archaeological Mitigation Strategy document (including a Written Scheme of Investigation for any archaeological fieldwork proposed) shall be submitted to and approved in writing by the Local Planning Authority. This should detail a strategy to mitigate the archaeological impact of the proposed development and should be informed by the results of the archaeological evaluation. The development, and any archaeological fieldwork post-excavation analysis, publication of results and archive deposition detailed in the Mitigation Strategy document, shall be undertaken in accordance with the approved Mitigation Strategy document. REASON: In the interest of archaeology.
- CONDITION 6: The proposed stables and menage shall only be used for private purposes by the owners of Walnut Tree Barn and shall not be used for the holding of competitions, exhibitions, hiring of horses or other business activities. REASON: In the interest of the amenities of the locality.
- CONDITION 7: No manure or contaminated bedding shall be disposed of by burning. Removal of this waste from the site shall be on a regular basis and via a legitimate disposal route. REASON: To safeguard amenities of the occupiers of adjoining properties.
- CONDITION 8: 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.
- CONDITION 9: The development hereby permitted (including ground clearance works) shall not commence until a protected species method statement for foraging and commuting bats, breeding birds, reptiles and hedgehog (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, 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 10: The development hereby permitted shall not commence until details of all external lighting (to include location, height from ground level, lux level contour plan, and hours of operation) have been submitted to and approved by the Local Planning Authority. External lighting proposed should conform to the protocols set out in Guidance Note 08/23 - Bats and Artificial Lighting at Night (BCT and ILP, 2023). The development shall be carried out in full accordance with such approved details. In discharging this condition, the Local Planning Authority expects lighting to be restricted in proximity to key habitats, trees, hedges, and any proposed bat boxes and to be kept to a minimum at night across the whole site to minimise impact on emerging and foraging bats. REASON: In accordance with NPPF, ODPM Circular 06/2005
- CONDITION 11: The development shall not be occupied until the existing access to the site has been surfaced with a bound material for a minimum distance of 7.5 metres as measured from the near edge of the public highway carriageway. REASON: In the interests of highway safety.
- CONDITION 12: The development shall not be occupied until the proposed parking and turning facilities have been laid out and constructed in accordance with the approved plans and thereafter be set aside and retained for those purposes. REASON: In the interests of parking and highway safety.
- 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 14: The development shall be timetabled and carried out to wholly accord with the detailed mitigation measures for the safeguarding of bats within the site as set out in the document ‘Ecological Monitoring Report for Bats, Assessment of tree for bat roost potential Walnut Tree, Dr. S. Bodnar, ’ prepared by Dr. S. Bodnar and dated June 2026, Notwithstanding any requirement for remedial work or otherwise, the qualified bat worker's report shall be submitted to the local planning authority within 1 month following completion of the works to summarise the findings and support discharge of the condition. Reason: To ensure that protected species are not harmed by the development.
- CONDITION 15: None of the buildings hereby permitted shall be first brought into use until integrated bat and bird boxes, including at least one integrated nest box suitable for swifts, have been incorporated into the construction of the garage, garden office and stable block in accordance with details first submitted to and approved in writing by the Local Planning Authority. The boxes shall be retained thereafter. REASON: To include features which support priority or threatened species, in accordance with Policy N2(1)(f) of the National Planning Policy Framework.
