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
Variation of Condition 2 (approved plans) to allow the dwelling and garage to be repositioned 400 mm away from the site boundary and removal of Conditions 3 (External Materials), 7 (Hard Surfacing and Driveway Materials), 10 (Boundary Treatments), 11 (Site Levels), 12 (Drainage), 13 (Construction Management Plan) 15 (Archaeology) and 19 (EV Charging) of R24/0914 (Erection of a dwelling, garage, car-port and associated parking)
Proposal details
- Reference
- R26/0103
- Alternative references
- PP-14665179
- Ward
- Clifton, Newton & Churchover
- Parish
- Churchover
- Agent
- James Lovering
- UPRN
- 10010519112
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 25 of 25
| Document | Published | Action |
|---|---|---|
| Proposed Site Location Plan Rec'd 30/01/2026Site Location Plan | Not published | View |
| Existing Site Location Plan and Block Plan Rec'd 30/01/2026Site, Location or Block Plan | Not published | View |
| Site Plan Rec'd 30/01/2026Site Plan | Not published | View |
| Proposed Roof Plan Rec'd 30/01/2026Proposed Plans | Not published | View |
| Proposed Ground Floor Plan Rec'd 30/01/2026Floor Plans | Not published | View |
| Proposed Ground Floor Plan Rec'd 30/01/2026Floor Plans | Not published | View |
| Proposed Elevation Plans of Garage Rec'd 30/01/2026Elevations | Not published | View |
| Proposed First Floor Plan Rec'd 30/01/2026Floor Plans | Not published | View |
| Proposed External Surface Materials Rec'd 30/01/2026Proposed Plans | Not published | View |
| South and West Elevations of Dwelling Rec'd 30/01/2026Elevations | Not published | View |
| North and East Elevations of Dwelling Rec'd 30/01/2026Elevations | Not published | View |
| Cond 10 - Boundary Treatments Rec'd 30/01/2026Supporting Information | Not published | View |
| Cond 13 - Construction Management Plan Rec'd 30/01/2026Construction Management Plan | Not published | View |
| Cond 12 - Proposed Surface Water Drainage Details Rec'd 30/01/2026Drainage | Not published | View |
| Cond 12 - Proposed Site Drainage Details Rec'd 30/01/2026Drainage | Not published | View |
| Cond 12 - Proposed Site Drainage Details Rec'd 30/01/2026Drainage | Not published | View |
| Cond 12 - Drainage Calculation Details Rec'd 30/01/2026Drainage | Not published | View |
| Cond 15 - Archaeological Assessent Rec'd 30/01/2026Archaeology Report | 4 Feb 2026 | View |
| Cond 15 - Written Scheme of Investigation for Archaeological Evaluation Rec'd 30/01/2026Archaeology Report | 4 Feb 2026 | View |
| Cond 15 - Letter from Warwickshire County Council Redacted Rec'd 30/01/2026Archaeology Report | 4 Feb 2026 | View |
| Application Form Redacted Rec'd 04/02/2026Application Form | 4 Feb 2026 | View |
| Cond 19 - Elevation Plans of Carport and EV Charger Rec'd 09/02/2026Proposed Plans | 11 Feb 2026 | View |
| WCC Archaeolgy comment RE: cond 15 rec'd from agent on 16.02.2026Archaeology Report | 5 Mar 2026 | View |
| Officer_Report.pdfOfficer Report | 8 May 2026 | View |
| Decision dated 08.05.2026Decision Notice | 8 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.
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 sourcePublicity end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite 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 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
Decision dated 08.05.2026Planning conditions
- CONDITION 1: The development to which this permission relates must not be begun later than the expiration of three years from permission ref: R24/0914, dated 13.02.2025. 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 not be carried out other than in accordance with the plans and documents received by the local planning authority on 30/01/2026 and 09/02/2026 as detailed below: Drawings: Drawing No.16489/03B (Proposed Site: Drainage Layout) Drawing No.16489/04A (Proposed Site: Drainage Layout) Drawing No.16489/05B (Proposed Surface Water Drainage: Catchment Areas Plan) Drawing No.PL-2761-ROB-01 Rev.A (Existing Site Location Plan) Drawing No.PL-2761-ROB-02 Rev.A (Proposed Site Location Plan) Drawing No.S73-2761-ROB-04 Rev.A (Proposed Site Plan) Drawing No.S73-2761-ROB-05 Rev.A (Proposed Ground Floor Plan In Context) Drawing No.S73-2761-ROB-06 Rev.A (Proposed Ground Floor Plan) Drawing No.S73-2761-ROB-07 Rev.A (Proposed First Floor Plan) Drawing No.S73-2761-ROB-08 Rev.A (Proposed Roof Plan) Drawing No.S73-2761-ROB-09 Rev.A (Proposed Elevations 01) Drawing No.S73-2761-ROB-10 Rev.A (Proposed Elevations 02) Drawing No.S73-2761-ROB-11 Rev.A (Proposed Garage Elevations) Drawing No.S73-2761-ROB-12 Rev.B (Proposed Carport Elevations) Drawing No.S73-2761-ROB-13 Rev.A (Proposed External Surface Materials) Drawing No.S73-2761-ROB-14 Rev.A (Proposed Boundary Treatments) Documents: Archaeological Evaluation prepared by 'Christer Carlsson' (Independent Archaeology Consultants), dated July 2025. Written Scheme of Investigation for Archaeological Evaluation prepared by 'Independent Archaeology Consultants'. Drainage Calculations prepared by 'Blackwell Structural Consultants', dated 19.11.2025. Construction Management Plan prepared by 'A Willams Building Services Ltd, dated 19.01.2026. Drawings and documents approved under permission ref: R24/0914: Application form- 609763-ApplicationForm_v1.pdf (received by the local authority 26th September 2024) OAKWRIGHTS Design and Access Statement- Architectural Services Proposal Date 24th September 2024 Reference 2761.ROB (received by the local authority 26th September 2024) Existing Location Plan Scale 1:1250 DRG. NO. PL-2761-ROB-01 REV. A (received by the local authority 26th September 2024) Existing Block Plan Scale 1:500 DRG. NO. PL-2761-ROB-01 REV. A (received by the local authority 26th September 2024) EXISTING SITE PLAN DRG. NO. PL-2761-ROB-03 REV. C (received by the local authority 21st November 2024) Proposed plans as shown in; PROPOSED SITE PLAN DRG. NO. PL-2761-ROB-04 REV. E (received by the local authority 10th February 2025) PROPOSED GROUND FLOOR PLAN IN CONTEXT DRG. NO. PL-2761-ROB 05 REV. D (received by the local authority 10th February 2025) PROPOSED GROUND FLOOR PLAN DRG. NO. PL-2761-ROB-06 REV. B (received by the local authority 10th February 2025) PROPOSED FIRST FLOOR PLAN DRG. NO. PL-2761-ROB-07 REV. B (received by the local authority 10th February 2025) PROPOSED EXTERNAL VIEW DRG. NO. PL-2761-ROB-08 REV. B (received by the local authority 10th February 2025) PROPOSED ROOF PLAN DRG. NO. PL-2761-ROB-09 REV. B (received by the local authority 10th February 2025) PROPOSED ELEVATIONS 01 DRG. NO. PL-2761-ROB-10 REV. A (received by the local authority 26th September 2024) PROPOSED ELEVATIONS 02 DRG. NO. PL-2761-ROB-11 REV. A (received by the local authority 26th September 2024) PROPOSED GARAGE ELEVATIONS DRG. NO. PL-2761-ROB-12 REV. B (received by the local authority 10th February 2025) PROPOSED CARPORT ELEVATIONS DRG. NO. PL-2761-ROB-13 REV. A (received by the local authority 26th September 2024) REASON 2: For the avoidance of doubt and to ensure that the details of the development are acceptable to the Local Planning Authority.
- CONDITION 4: Prior to first installation, full working drawings of the [canopy porch and proposed windows] shall be submitted to and approved in writing by the Local Planning Authority. These should be at a scale of not less than 1:20 and should specify the materials of construction and cross-sections of the glazing bars and transoms of all windows including reveal depths. Development shall not be carried out other than in accordance with the approved details. REASON 4: To ensure a satisfactory external appearance and in the interests of the visual amenities of the conservation area.
- CONDITION 5: Other than those shown on the approved plans no new windows or rooflights shall be formed on the proposed development, unless otherwise agreed in writing with the Local Planning Authority. REASON 5: In the interest of residential amenity and in the interests of the visual amenities of the conservation area.
- CONDITION 6: Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) 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, E, and F] of Schedule 2, Part 1 of the Order without the prior written permission of the Local Planning Authority. No development shall also be carried out which comes within Classes A of Schedule 2, Part 2 of the Order without the prior written permission of the Local Planning Authority REASON 6: To enable the Local Planning Authority to assess the impact of such proposals on the amenity of the surrounding residential receptors and in the interests of the visual amenities of the conservation area.
- CONDITION 8: The dwellings 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 8: In the interests of sustainability and water efficiency.
- CONDITION 14: 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 14: 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 15: The development shall be carried out in accordance with the approved Written Scheme of Investigation for Archaeological Evaluation prepared by ‘Independent Archaeology Consultants’, and Archaeological Evaluation prepared by ‘Christer Carlsson’ (Independent Archaeology Consultants), dated July 2025. The development, and any archaeological fieldwork, post-excavation analysis, publication of results and archive deposition detailed in the approved documents, shall be undertaken in accordance with the approved documents. REASON 15: In the interest of the archaeological potential of the site.
- CONDITION 16: All tree protection measures identified within the Arboricultural method statement and Tree Protection plan dated 19th September 2024 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. 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. Pre-commencement site meeting to be arranged with the applicant, LPA tree officer and designated arboricultural consultant responsible for the site to inspect tree protection measures. REASON 16: In the interest of the visual amenity of the conservation area and to ensure retained trees are successfully incorporated into the design and are suitably protected from damage during the construction phase.
- CONDITION 17: Prior to the occupation of the dwelling hereby approved, 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. The approved landscaping scheme shall be implemented no later than the first planting season following first occupation of the development. If within a period of 10 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 17: In the interest of the visual amenity of the conservation area.
- CONDITION 18: The development shall be carried out in accordance with the approved Preliminary Ecological Appraisal and Proposed Site Plan under application ref: R25/0336 as detailed below: Reasonable Avoidance Measures and Protected Species Method Statement Issue no. 1, Pear Tree Ecology, March 2025 (Received by the Local Authority on the 1st April 2025) With reference to: Preliminary Ecological Appraisal, Arbtech, May 2024 PROPOSED SITE PLAN, PL - 2761 – ROB – 04 Rev E REASON 18: To ensure that protected, important and priority species and their habitats are not harmed by the development.
- CONDITION 19: Prior to the first occupation of the dwelling hereby approved, details of electric vehicle charging as shown on approved drawing No.S73-2761-ROB-12 Rev.B (Proposed Carport Elevations) shall be implemented in accordance with the approved details and retained throughout the lifetime of the development. REASON 19: To encourage the use of electric vehicles in the interest of sustainability.
- CONDITION 20: 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, the garage hereby approved as shown on the approved plans listed in condition 2 shall not be converted to living accommodation without prior approval from the local authority. REASON 20: In the interests of the visual amenities of the surrounding conservation area.
- CONDITION 21: 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 21: In the interest of the visual amenities of the surrounding conservation area.
- CONDITION 22: No external lighting shall be erected on site 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. REASON 22: To ensure a satisfactory external appearance and in the interests of the visual amenities of the locality.
- CONDITION 23: The dwelling hereby permitted shall be constructed only as a self-build house within the meaning of Section 1 (A1) of the Self-build and Custom Housebuilding Act 2015: (A1) In this Act “self-build and custom housebuilding” means the building or completion by— (a) individuals, (b) associations of individuals, or (c) persons working with or for individuals or associations of individuals, of houses to be occupied as homes by those individuals. (A2) But it does not include the building of a house on a plot acquired from a person who builds the house wholly or mainly to plans or specifications decided or offered by that person. REASON 23: Exemption from biodiversity net gain has been obtained because the dwelling is a self-build/custom build property.
- INFORMATIVE 1: To reduce the likelihood of local residents being subjected to adverse levels of noise annoyance during construction, work on site should not occur outside the following hours: - Monday – Friday 7.30 a.m. – 6.00 p.m. Saturday 8.30 a.m. – 1.00 p.m. NO WORK ON SUNDAYS & BANK HOLIDAYS.
- INFORMATIVE 2: Buildings of all ages and trees with suitable features (i.e. rot-holes, cracks, fissures) are frequently used by roosting bats. 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). It is a criminal offence to disturb, obstruct or destroy a bat ‘roost’, even if the roost is only occasionally used. Where a bat ‘roost’ is present a licence may be necessary to carry out any works. Further information about species licensing and legislation can be obtained from the Species Licensing Service on 02080 261089. The applicant is advised that to ensure no bats are endangered during destructive works, the roof tiles should be removed carefully by hand. If evidence of bats is found during works, work should stop immediately, and Natural England must be contacted on 02080 261089 for advice on the best way to proceed.
- INFORMATIVE 3: The applicant is encouraged to incorporate measures to assist in reducing their impact upon the Air Quality Management Area as part of this development. Initiatives could include the installation of an ultra-low emission boiler (<40mg/kWh) where gas is used for space or water heating, increased tree planting/landscaping, solar photovoltaic or thermal panels, and the incorporation of electric vehicle charging points on any car parking. More information on plants that can be incorporated into landscaping for green walls and roofs can be found here: https://www.museumoflondon.org.uk/application/files/4915/2604/2216/2018-05-11phytosensorfinal-web-ok-compressed_1.pdf Such measures contribute towards improving air quality. Should you require any further advice on ensuring your development has a positive contribution on air quality, further information can be obtained from the Commercial Regulation team through 01788 533533 or email ehcs@rugby.gov.uk Should an Air Source Heat Pump be proposed for installation, it should be ensured that the noise from such plant will not adversely affect residential amenity in the area. These units can create noticeable noise levels which may affect neighbouring dwellings so noise mitigation may be necessary to avoid complaints or possible formal action under other legislation.
- INFORMATIVE 4: The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for development of land in England is deemed to have been granted subject to the biodiversity gain condition. In accordance with The Biodiversity Gain Requirements (Exemptions) Regulations 2024 this permission is considered to be one which will not require the approval of a biodiversity gain plan before development is begun because this is an application for a self-build dwelling.
- INFORMATIVE 5: 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
- INFORMATIVE 6: In view of the suitable habitat nearby, care should be taken when clearing the ground prior to development, and if evidence of specially protected species such as reptiles or amphibians is found (great crested newt, grass snake, common lizard or slow-worm), work should stop while Warwickshire County Council Ecological Services or Natural England is contacted. Reptiles and amphibians are protected to varying degrees under the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000 and great crested newts are additionally deemed a Protected Species under the Conservation of Habitats and Species Regulations 2017 (as amended).
- CONDITION 3: The materials to be used on all external surfaces shall be carried out in accordance with the following approved details: Drawing No.S73-2761-ROB-09 Rev.A (Proposed Elevations 01) Drawing No.S73-2761-ROB-10 Rev.A (Proposed Elevations 02) Drawing No.S73-2761-ROB-11 Rev.A (Proposed Garage Elevations) Drawing No.S73-2761-ROB-12 Rev.B (Proposed Carport Elevations) REASON 3: To ensure a satisfactory external appearance and in the interests of the visual amenities of the conservation area.
- CONDITION 7: All materials to be used for hard surfaced areas within the site including the driveway and car parking areas shall be carried out in accordance with the following approved details: Drawing No.S73-2761-ROB-13 Rev.A (Proposed External Surface Materials) REASON 7: To ensure that the finished appearance of the development will enhance the character and visual amenities of the conservation area.
- CONDITION 9: Prior to the first occupation of the dwelling, broadband infrastructure shall be provided to that dwelling to allow broadband services to be provided. REASON 9: To provide broadband connectivity for future occupiers.
- CONDITION 10: Any proposed walls, fences and gates shall be carried out in accordance with the following approved details: Drawing No.S73-2761-ROB-14 Rev.A (Proposed Boundary Treatments) REASON 10: In the interests of the visual amenities of the conservation area.
- CONDITION 11: The finished floor levels of all buildings and ground levels of all access roads, parking areas and footways shall be carried out in accordance with the following approved details: Drawing No.S73-2761-ROB-04 Rev.A (Proposed Site Plan) Drawing No.S73-2761-ROB-09 Rev.A (Proposed Elevations 01) Drawing No.S73-2761-ROB-10 Rev.A (Proposed Elevations 02) Drawing No.S73-2761-ROB-11 Rev.A (Proposed Garage Elevations) Drawing No.S73-2761-ROB-12 Rev.B (Proposed Carport Elevations) REASON 11: To ensure the proper development of the site.
- CONDITION 12: The drainage scheme shall be implemented in accordance with the approved details listed below before first occupation of the development Drawing No.16489/03B (Proposed Site: Drainage Layout) Drawing No.16489/04A (Proposed Site: Drainage Layout) Drawing No.16489/05B (Proposed Surface Water Drainage: Catchment Areas Plan) Drainage Calculations prepared by 'Blackwell Structural Consultants', dated 19.11.2025. REASON 12: To reduce surface water levels.
- CONDITION 13: The approved Construction Management Plan as listed below shall be implemented in full during the period of construction: Construction Management Plan prepared by 'A Willams Building Services Ltd, dated 19.01.2026. REASON 13: In the interests of highway safety, residential amenity and to protect the canal from pollution during construction.
