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 4 (Contaminated Land), 8 (Archaeology) and 12 (Bats and Lighting) of R21/0469. (Conversion of barns and stables to 6 dwellings with annex to House 1.Extension of 5 new detached Dwellings. Associated access, drainage and landscaping works.)
Proposal details
- Reference
- R26/0267
- Alternative references
- PP-14783467
- Agent
- Emma Clark
- UPRN
- 100071503524
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Sign in to view collected detailsDocuments 11 of 11
| Document | Published | Action |
|---|---|---|
| Condition 4: Site Investigation Report - 16.03.2026Condition Info / Plan | Not published | View |
| Condition 4: Preliminary Risk Assessment - 16.03.2026Condition Info / Plan | Not published | View |
| Condition 8: Archaeology WSI - 16.03.2026Condition Info / Plan | Not published | View |
| Condition 12: Area lighting calculations 16.03.2026Condition Info / Plan | Not published | View |
| Condition 12: Lighting Design considerations 16.03.2026Condition Info / Plan | Not published | View |
| Condition 12: Lighting risk assessment 16.03.2026Condition Info / Plan | Not published | View |
| Received 16.03.2026Plan Schedule | Not published | View |
| Condition 12: Lighting 16.03.2026Condition Info / Plan | Not published | View |
| Application Form - Without Personal Data R'cd 16.03.2026Application Form | Not published | View |
| WCC Ecology response rec'd 10/04/26 - no objConsultee responses | 13 Apr 2026 | View |
| 741598Conditions_Approval_1986.pdfDecision Notice | 13 Apr 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 sourcePublicity end 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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
741598Conditions_Approval_1986.pdfPlanning conditions
- CONDITION 4: No development other than that required to be carried out as part of an approved scheme of remediation shall commence [in any phase of the development] until condition (a) to (d) below have been complied with [for that phase]. If unexpected contamination is found after development has begun, development shall be halted on that part of the site affected by the unexpected contamination to the extent specified in writing by the local planning authority until condition (d) below has been complied with in relation to that contamination. (a) An investigation and risk assessment shall 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 shall be subject to approval in writing by the local planning authority. The investigation and risk assessment shall be undertaken by competent persons and a written report of the findings shall be produced. The written report shall be subject to approval in writing by the local planning authority. The report of the findings shall include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to human health, existing or proposed property and buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, groundwaters and surface waters, ecological systems, archaeological sites and ancient monuments; and (iii) an appraisal of remedial options, and proposal of the preferred option(s) to be conducted in accordance with UK Government and the Environment Agency’s Land Contamination Risk Management (LCRM) 8th October 2020. (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 shall be prepared and subject to approval in writing by the local planning authority. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme shall 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 shall be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation. The local planning authority shall 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 shall be prepared and subject to approval in writing by the local planning authority. (d) In the event that contamination is found at any time when carrying out the development hereby permitted that was not previously identified it shall be reported in writing immediately to the local planning authority. An investigation and risk assessment shall be undertaken in accordance with the requirements of condition (a) and where remediation is necessary a remediation scheme shall be prepared in accordance with the requirements of condition (b) which shall be subject to approval in writing by the local planning authority. Following completion of measures identified in the approved remediation scheme a verification report shall be prepared, which shall be subject to approval in writing by the local planning authority in accordance with condition (c). REASON: 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 8: No development shall take place 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 fieldwork and associated post-excavation analysis and report production detailed within the approved WSI has been undertaken. A report detailing the results of this fieldwork, and confirmation of the arrangements for the deposition of the archaeological archive, has been submitted to the planning authority. c) An Archaeological Mitigation Strategy document (including a Written Scheme of Investigation for any archaeological fieldwork proposed) has been 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 approved documents, shall be undertaken in accordance with those documents. REASON: In the interest of the site having significant archaeological potential and to ensure that features of archaeological interest are properly examined and recorded.
- 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 along the watercourses and railway embankment at the site boundary 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: • 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 the interests of biodiversity and in accordance with NPPF, ODPM Circular 2005/06.
