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
Erection of 4no. employment buildings for flexible use within Use Classes B2 (General Industrial), B8 (Storage and Distribution) and E(g)(iii) along with all associated development including earthworks, drainage, access arrangements, car parking, HGV parking, servicing arrangements, landscaping, localised highway improvements and other ancillary structures/works.
Proposal details
- Reference
- R26/0509
- Alternative references
- PP-14854250
- Agent
- Richard Cooke
- UPRN
- MAN000000000224333
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Sign in to view collected detailsDocuments 87 of 87
| Document | Published | Action |
|---|---|---|
| Design and access statement R'cd 18.05.2026Design and Access Statement | Not published | View |
| Lighting assessment R'cd 18.05.2026Supporting Information | Not published | View |
| Transport assessment - Appendix I R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix H R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix G R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix F R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix E R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix D R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix C R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix B R'cd 18.05.2026Transport Report | Not published | View |
| Transport assessment - Appendix A R'cd 18.05.2026Transport Report | Not published | View |
| Transport Statement R'cd 18.05.2026Transport Report | Not published | View |
| Preliminary Risk Assessment R'cd 18.05.2026Supporting Information | Not published | View |
| Preliminary Risk Assessment R'cd 18.05.2026Supporting Information | Not published | View |
| Preliminary Risk Assessment R'cd 18.05.2026Supporting Information | Not published | View |
| Noise impact assessment R'cd 18.05.2026Noise Report | Not published | View |
| Skills and Employment Strategy R'cd 18.05.2026Supporting Information | Not published | View |
| Geo Enviromental Assessment R'cd 18.05.2026Supporting Information | Not published | View |
| Travel Plan R'cd 18.05.2026Proposed Plans | Not published | View |
| Site waste management plan R'cd 18.05.2026Supporting Information | Not published | View |
| Flood risk assessment R'cd 18.05.2026Flood Risk Assessment | Not published | View |
| Flood risk assessment R'cd 18.05.2026Flood Risk Assessment | Not published | View |
| Energy Statement R'cd 18.05.2026Supporting Information | Not published | View |
| Biodiversity survey and report R'cd 18.05.2026Ecology Report | Not published | View |
| Biodiversity survey and report R'cd 18.05.2026Ecology Report | Not published | View |
| Biodiversity statement R'cd 18.05.2026Supporting Information | Not published | View |
| Tree survey R'cd 18.05.2026Superseded | Not published | View |
| Air quality assessment R'cd 18.05.2026Air Quality Report | Not published | View |
| Block Plan R'cd 18.05.2026Block Plan | Not published | View |
| Site Levels Plan - Proposed R'cd 18.05.2026Proposed Plans | Not published | View |
| Proposed Cut and Fill R'cd 18.05.2026Proposed Plans | Not published | View |
| Drainage documentation R'cd 18.05.2026Drainage | Not published | View |
| Landscaping details R'cd 18.05.2026Landscaping | Not published | View |
| Landscaping details R'cd 18.05.2026Landscaping | Not published | View |
| Landscaping details R'cd 18.05.2026Landscaping | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Section - Proposed R'cd 18.05.2026Sections | Not published | View |
| Elevations R'cd 18.05.2026Superseded | Not published | View |
| Roof Plan - Proposed R'cd 18.05.2026Proposed Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Sections R'cd 18.05.2026Sections | Not published | View |
| Building Elevations R'cd 18.05.2026Elevations | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Sections R'cd 18.05.2026Sections | Not published | View |
| Proposed Plans and Elevations R'cd 18.05.2026Elevations | Not published | View |
| Roof Plan - Proposed R'cd 18.05.2026Proposed Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Floor Plans R'cd 18.05.2026Floor Plans | Not published | View |
| Section - Proposed R'cd 18.05.2026 - scale bar req for 1:50 sectionSections | Not published | View |
| Elevations R'cd 18.05.2026Elevations | Not published | View |
| Roof Plan - Proposed R'cd 18.05.2026Proposed Plans | Not published | View |
| Floor plan R'cd 18.05.2026Floor Plans | Not published | View |
| Existing Elevations R'cd 18.05.2026Existing Plans | Not published | View |
| Block plan of the site R'cd 18.05.2026Block Plan | Not published | View |
| The location plan R'cd 18.05.2026Site Location Plan | Not published | View |
| Application Form - Without Personal Data R'cd 18.05.2026Application Form | Not published | View |
| Flood risk assessment Redacted R'cd 18.05.2026Flood Risk Assessment | 20 May 2026 | View |
| Planning Statement R'cd 27.05.2026Planning Statement | 27 May 2026 | View |
| Sustainability Checklist R'cd 18.05.2026Sustainability Checklist | 29 May 2026 | View |
| Biodiversity Net Gain Metric R'cd 18.05.2026Supporting Information | 29 May 2026 | View |
| Last mile info for LHAHighway plans/information | 16 Jul 2026 | View |
| Rappor response to LHAHighway plans/information | 16 Jul 2026 | View |
| Agent email covering drainage infoDrainage | 20 Jul 2026 | View |
| Exceedance Flow Route PlanDrainage | 20 Jul 2026 | View |
| Hydraulic CalcsDrainage | 20 Jul 2026 | View |
| Applicant response on drainageDrainage | 20 Jul 2026 | View |
| Response to Active Travel commentsAgent Comments | 27 Jul 2026 | View |
| Agent response to Police commentsAgent Comments | 28 Jul 2026 | View |
| Detailed Tree Removals/Retention PlanTree Report/plan | 29 Jul 2026 | View |
| Additional tree removals informationTree Report/plan | 29 Jul 2026 | View |
| Amended elevation R'cd 13.08.2026Elevations | 13 Aug 2026 | View |
| Exceedance and Overland FlowsDrainage | 13 Aug 2026 | View |
| Response to LLFADrainage | 13 Aug 2026 | View |
| Maintenance ScheduleDrainage | 13 Aug 2026 | View |
| Amended Arb Report rcd 17/8/26Tree Report/plan | 20 Aug 2026 | View |
| Unilateral UndertakingSection 106 Obligation | 3 Sept 2026 | View |
| Decision NoticeDecision Notice | 3 Sept 2026 | View |
| Unit 4 - GA Plan - Building Level 00Plan | 3 Sept 2026 | View |
| Unit 4 GA Plan - Office Level 00 01 02Plan | 3 Sept 2026 | View |
| Proposed Site Plan - Storage Areas PlanPlan | 3 Sept 2026 | View |
| Delegated ReportOfficer Report | 3 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.
Site notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourcePublicity end date
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Council sourceConsultation expiry date
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Council sourceStatutory expiry date
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Council sourceDecision due date
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Council sourceExtension date
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Council sourceDecision expiry date
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Council source
Decision & conditions
Decision NoticePlanning 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 & Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act, 2004.
- CONDITION 11: Prior to the first occupation of the development, each unit shall be provided with a broadband internet connection. REASON: To provide broadband connectivity for future occupiers.
- CONDITION 2: The development hereby approved shall not be carried out other than in accordance with the plans and documents detailed below. Plan Title Reference Ver/Rev Site Location Plan 1000 P03 Proposed Site Plan 1020 P19 Proposed Site Plam - Storage Areas Plan 1021 P01 UNIT 1 - GA Elevations – Building 3100 P04 UNIT 1 - GA Plan - Building - Level 00 2100 P02 UNIT 1 - GA Plan - Building – Roof 2101 P04 UNIT 1 - GA Plan - 1a Office - Level 00 & 01 2110 P02 UNIT 1 - GA Plan - 1b Office - Level 00 & 01 2111 P02 UNIT 1 - GA Plan - 1c Office - Level 00 & 01 2112 P02 UNIT 1 - GA Sections - Building & Office 4100 P02 UNIT 2 - GA Elevations – Building 3200 P04 UNIT 2 - GA Plan - Building - Level 00 2200 P02 UNIT 2 - GA Plan - Building – Roof 2201 P04 UNIT 2 - GA Plan - Office - Level 00 & 01 2210 P02 UNIT 2 - GA Sections - Building & Office 4200 P02 UNIT 3 - GA Elevations – Building 3300 P05 UNIT 3 - GA Plan - Building - Level 00 2300 P03 UNIT 3 - GA Plan - Building – Roof 2301 P04 UNIT 3 - GA Plan - Office - Level 00 & 01 2310 P02 UNIT 3 - GA Plan - Office - Level 02 2311 P02 UNIT 3 - GA Sections - Building & Office 4300 P02 UNIT 4 - GA Elevations – Building 3400 P06 UNIT 4 - GA Plan - Building - Level 00 2400 P04 UNIT 4 - GA Plan - Building – Roof 2401 P04 UNIT 4 - GA Plan - Office - Level 00, 01 & 02 2410 P03 UNIT 4 - GA Sections - Building & Office 4400 P02 Proposed Finished Levels 30338-BGL-XX-XX-DR-D-00200 P06 Proposed Cut & Fill 30338-BGL-XX-XX-DR-D-00201 P06 Soft Landscape Works Maintenance And Management Proposals – 5 Years LHR-BCA-ELS-XX-RPL-2482/25/RP01-S1-P1 Indicative Landscape Sections LHR-BCA-ELS-XX-DR-L-2482-25-02-S1 P2 Landscape Proposals Drawing LHR-BCA-ELS-XX-DR-L-2482-25-01-S1 P5 Arboricultural Assessment and Method Statement August 2026 Rev B Rappor Transport Statement 250504, May 2026 Rev B REASON: For the avoidance of doubt.
- CONDITION 4: No development above ground level shall commence until full details of all areas of hard surfacing, including accesses, roads, paths, pavements, crossings, service yard areas and parking areas (together with samples where appropriate), have been submitted to and approved in writing by the Local Planning Authority. REASON: To ensure a satisfactory external appearance in the interests of the visual amenity of the locality and a suitable finish in the interests of highway safety.
- CONDITION 12: Prior to the first occupation of the development, the vehicle accesses, internal roads, HGV service yard, turning heads, parking spaces, paths, pavements and crossings shown on approved drawing Proposed Site Plan 1020 Rev P19 shall be levelled, drained and laid out; surfaced in accordance with the details discharged under condition 4 (above). Prior to the first occupation of the development those areas shall be made available for their stated purpose and thereafter retained for that use. REASON: In the interests of adequate parking provision and highway safety.
- CONDITION 30: Within 3 months of first occupation of the scheme, a Verification Report for the installed surface water drainage system for the site based on the approved Flood Risk Assessment and Drainage Strategy (ref: Ref: 30338-BGL-XX-XX-RP-D-0001 V2, dated 14.05.2026) has been submitted in writing by a suitably qualified independent drainage engineer and approved in writing by the Local Planning Authority, in consultation with the LLFA. The details shall include: 1. Demonstration that any departure from the agreed design is in keeping with the approved principles. 2. As-built drawings of the drainage system 3. Accompanying photos of critical relevant drainage features (attenuation, flow control devices, headwalls/outfalls etc.). 4. Results of any performance testing undertaken as a part of the application process (if required / necessary) 5. Copies of any Statutory Approvals, such as Land Drainage Consent for Discharges etc. 6. Confirmation that the system is free from defects, damage and foreign objects REASON: To secure the satisfactory drainage of the site in accordance with the agreed strategy, the NPPF and Local Planning Policy.
- CONDITION 3: No development shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. This shall include details relating to: a. Measures to reduce mud deposition, debris and obstacles offsite and on the highway from vehicles leaving the site during the construction phase; b. The routeing and timing (avoiding peak periods) of delivery and other construction traffic to/from the proposed development and the measures by which this is to be managed and monitored, including signage and information that will be provided to contractors and delivery companies; c. The swept path analysis of the expected largest type of delivery vehicle when entering, leaving and turning within the site. This is needed to confirm that vehicles can enter and leave the site (from and to the public highway) safely, in a forward gear and without obstructing the public highway, and if not, what safety precautions will be implemented; d. A named point of contact for overseeing construction works and their contact details; e. The location, layout and design of temporary site compounds (including access control, areas for loading/unloading and storing plant, materials and deliveries used in constructing the development), temporary lighting and signage; f. Construction site access location, control and construction haul routes; g. The parking of vehicles of site operatives and visitors including details of the capacity of the on-site staff/visitor/contractor car parking areas and confirmation of the assessment that this is sufficient to accommodate forecast demand and thereby avoid vehicles having to park off site on the highway network; h. Days and hours of work and deliveries; i. Temporary perimeter screen and protective fencing; j. Risk assessment of potentially ecologically damaging construction activities; k. Identification of "biodiversity protection zones"; l. Practical measures (both physical measures and sensitive working practices) to avoid or reduce ecological impacts during construction (may be provided as a set of method statements); m. The location and timing of sensitive works to avoid harm to biodiversity features; n. The times during construction when specialist ecologists need to be present on site to oversee works; o. Responsible persons and lines of communication; p. The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person; q. Use of protective fences, exclusion barriers and warning signs. r. Control of noise and vibration emissions from construction activities including ground works and the provision of infrastructure including arrangements to monitor noise emissions from the development site during the construction phase; s. Control of dust, including arrangements to monitor dust emissions from the development site during the construction phase. t. where piling is to take place, a piling risk assessment. Development shall not be carried out other than in accordance with the approved CEMP unless nonmaterial variations which do not give rise to additional or different likely significant effects are agreed in writing with the Local Planning Authority. REASON: In the interests of health and safety, residential amenity, the amenity of the area, highway safety, traffic flows, air quality and to ensure that protected species and habitats are not harmed by the development.
- CONDITION 5: The materials used in the external surfaces of the buildings, hereby approved, shall be either: - As detailed on the elevational drawings approved under condition 2; or; - Submitted to and approved in writing by the Local Planning Authority prior to their use in the development. REASON: To ensure a satisfactory external appearance and in the interests of the visual amenity of the locality.
- CONDITION 8: Prior to the first occupation of any approved unit, a scheme of bin stores for each unit shall be submitted to and approved in writing by the Local Planning Authority. The bin stores shall be in installed prior to the first occupation of each unit and thereafter retained. REASON: To ensure a satisfactory appearance in the interests of the visual amenity of the locality.
- CONDITION 6: Notwithstanding the plans approved under condition 2 (above), no development above ground level shall commence until detailed scheme for secure, covered, cycle parking for the site has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be constructed, laid out and made available for use prior to the first occupation of each unit and shall be retained thereafter for the parking of cycles. REASON: In the interests of sustainable travel and tackling climate change.
- CONDITION 9: Prior to the first occupation of any approved unit full details of electric vehicle charging points, including the location, make and model, shall be submitted to and approved in writing by the Local Planning Authority. Each unit shall not be occupied until the electric vehicle charging points for that unit have been provided and made available for use in accordance with the approved details. The electric vehicle charging points shall be permanently retained in use for the charging of vehicles. REASON: To ensure the proper development of the site, to reduce air pollution, to lower carbon emissions and tackle climate change.
- CONDITION 13: No part of the site, which falls outside of the areas denoted in purple on the Proposed Site Plan - Storage Areas 1021 Rev P01 shall be used for storage purposes. REASON: In the interests of visual amenity.
- CONDITION 7: The proposed development shall be constructed to achieve a minimum BREEAM rating of Very Good. Within one year of the first occupation of each unit hereby approved being occupied, a post-construction certificate confirming that the unit achieves a minimum BREEAM Very Good rating shall be submitted to the Local Planning Authority for their approval in writing. REASON: In the interests of air quality, sustainable development, reducing carbon emissions and tackling climate change.
- CONDITION 10: Notwithstanding the plans approved under condition 2 (above), prior to the first occupation of the development, a detailed soft landscaping scheme for the site (including detailed planting plans, tree pit details, a timescale for implementation and a 30 year post-implementation Landscape Management Plan) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved scheme shall be implemented in accordance with the approved timescale and managed in accordance with the approved management plan. 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 a satisfactory appearance, in the interests of the visual amenity of the locality and in the interests of biodiversity.
- INFORMATIVE 1: Fire and Rescue Service Warwickshire Fire and Rescue Authority advise that the development needs to comply with Approved Document B, Volume 2, Section B5 – Access and Facilities for the Fire Service. Full details including the positioning of access roads relative to buildings, the arrangement of turning circles and hammer heads etc. regarding this can be found at; www.warwickshire.gov.uk/fireguidancecommercialdomesticplanning. Please also note The Warwickshire County Council Guide 2001, Transport and Roads for Developments, Section 5.18; Access for Emergency Vehicles.
- INFORMATIVE 2: Fire and Rescue Service Warwickshire Fire and Rescue Authority fully endorse and support the fitting of Sprinkler installations, in accordance with the relevant clauses of BS EN 12845 : 2004, associated Technical Bulletins, and or to the relevant clauses of British Standard 9251: 2014, for residential premises.
- INFORMATIVE: This development is subject to a s106 obligation entered into via a Unilateral Undertaking
- CONDITION 14: When carrying out work as part of this development hereby 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: 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 air quality mitigation measures detailed in Section 6.14 of the Rappor Air Quality Assessment, Job No. 250504, May 2026. Prior to first occupation of the development, the approved mitigation measures shall be implemented in full and shall thereafter be retained and maintained for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority. REASON: To minimise emissions to air, promote sustainable travel choices and protect local air quality and residential amenity.
- CONDITION 16: The development shall proceed in accordance with the MBA External Lighting Report Rev P2 and drawing 25201-MBA-EX-SP-DR-E-0001. Any deviation from the approved details shall require prior written approval from the Local Planning Authority. REASON: To protect residential amenity, ecology and minimise light pollution.
- CONDITION 17: The cumulative rating level (LAr,Tr) of noise emitted from all plant, equipment and operations associated with the development shall not exceed 40dB (5dB below the typical background level (45dB LA90)) derived in the Rappor Noise Assessment Job No. 250504 measured at the nearest noise-sensitive receptor, or at an agreed representative location, when assessed in accordance with BS 4142:2014+A1:2019. Measurements or calculations shall be undertaken in free-field conditions at the boundary of the nearest noise-sensitive receptor or an agreed representative location with any appropriate noise characteristic penalties applied. REASON: To protect residential amenity
- CONDITION 18: Prior to the installation of any fixed plant, machinery, or equipment, or the commencement of operational use of the development, a further detailed noise assessment shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall be undertaken in accordance with BS 4142:2014+A1:2019 and shall consider the cumulative impact of all proposed plant, equipment, and operational activities associated with the development. The assessment shall demonstrate that the cumulative rating level (LAr,Tr) of noise emitted from the development will not exceed the 40dB LAr,Tr (5dB below the representative background sound level) at the nearest noise-sensitive receptor, or at an agreed representative location. Where necessary, details of mitigation measures to achieve compliance shall be provided and implemented in full prior to first use of the development and thereafter retained. REASON: To protect residential amenity.
- CONDITION 19: No development shall commence until a Habitat Management and Monitoring Plan (HMMP) for a minimum 30-year timeframe has been submitted to and approved in writing by the Local Planning Authority The HMMP shall include: 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. l) A timescale for its implementation. 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 shall thereafter be implemented in accordance with the approved timescale. REASON: To ensure the long-term Biodiversity Net Gain in accordance with the Environment Act, the NPPF and to safeguard biodiversity.
- CONDITION 20: The development hereby permitted shall not be occupied until a scheme for the provision of adequate water supplies and fire hydrants, necessary for fire fighting purposes at the site, has been submitted to, and approved in writing by, the Local Planning Authority. The development shall not then be occupied until the scheme has been implemented to the satisfaction of the Local Planning Authority. REASON: In the interest of fire safety.
- CONDITION 21: No development (including any earthworks) shall commence until the tree protection measures detailed in the approved Arboricultural Assessment and Method Statement August 2026 Rev B and as shown on drawing numbers 13715-T-06 and 13715-T-07 Rev A within that document, have been fully installed on site. Thereafter the tree protection measures shall be retained in situ until the completion of the development. The development shall not be carried out other than in complete accordance with the approved Arboricultural Method Statement. REASON: To ensure no damage to retained trees during construction.
- CONDITION 22: Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification) no change of use of the site from the approved use classes to a different use class shall take place. REASON: In the interests of sustainable development, economic growth, protection of employment land and to ensure acceptable parking provision and an acceptable impact on the public highway.
- CONDITION 24: No groundworks, remediation or built construction shall be undertaken until construction access point(s) have been identified and submitted in writing for approval by the Local Planning Authority. REASON: In the interests of highway safety.
- CONDITION 23: Prior to commencment of any works within the adopted highway detailed drawings for the highway works, in general accordance with Drawing Numbers LHR-PHP-XX-XX-DR-A-4318-1020-P19, dated 14th May 2026 (Proposed site layout plan) and 30338-BGL-XX-278-DR-C-00001-P04, dated 14th May 2026 (Proposed offsite s278 works plan) and Stage 2 Road Safety Audits shall be submitted to and approved in writing by the Local Planning Authority. These drawings shall include details (including layout, visibility splays, landscaping, signage, surfacing, lighting and drainage) in respect of the modifications to the accesses for pedestrians and vehicles to the site from Cosford Lane (both the north and south accesses) and from Valley Drive together with the new accessible crossing of Cosford Lane for pedestrians. REASON: In the interests of highways safety.
- CONDITION 24: The development shall not be occupied until the modifications to the accesses for pedestrians and vehicles to the site from Cosford Lane (both the north and south accesses) and from Valley Drive together with the new accessible crossing of Cosford Lane for pedestrians have been implemented within the pubic highway, constructed in accordance with the standard specification of the Highway Authority and in such a manner as to not reduce the effective capacity of any drain or ditch within the limits of the public highway. REASON: In the interests of highway safety.
- CONDITION 25: The development shall not be occupied until visibility splays have been provided to the vehicular access to the site in accordance with the following Drawing Numbers (contained within Appendix F of the approved Transport Statement): • 250504-RAP-XX-XX-DR-TP-3200, dated 8th April 2026 (Cosford Lane North Access) • 250504-RAP-XX-XX-DR-TP-3201, dated 8th April 2026 (Valley Drive Access) • 250504-RAP-XX-XX-DR-TP-3202, dated 8th April 2026 (Cosford Lane South Access). Thereafter no structure, tree or shrub shall be erected, planted or retained within those splays exceeding, or likely to exceed at maturity, a height of 0.6m above the level of the public highway carriageway. REASON: In the interests of highway safety.
- CONDITION 26: Prior to the first occupation of the development a scheme for improvement of the existing bus stop on Cosford Lane, including provision of a raised bus boarding/hard-standing area with specialised paving, supply and installation of a replacement bus stop pole, flag and timetable case (meeting Warwickshire Quality Bus Corridor (QBC) specifications) and provision of bus cage markings on the carriageway adjacent to the bus stop, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the approved scheme shall be implemented prior to the first occupation of the development. REASON: To encourage sustainable travel and ensure the site achieves its Travel Plan aims.
- CONDITION 27: No unit hereby approved shall be occupied until a Travel Plan Co-ordinator (TPC) has been appointed to oversee the implementation, management, monitoring, reporting and updating of an agreed Workplace Travel Plan (WTP) for that unit. The TPC role shall be maintained for the duration of the approved WTP, unless otherwise agreed in writing by the Local Planning Authority. REASON: To encourage sustainable travel and ensure the site achieves its Travel Plan aims.
- CONDITION 28: Within 3 months of the occupation of a unit, a detailed Workplace Travel Plan (WTP) shall be submitted to and approved in writing by the Planning Authority The WTP shall include the results of the Baseline Travel Surveys, mode share targets and timetable for achievement, a package of measures to be implemented to achieve the targets, arrangements for monitoring and review, and a programme of annual monitoring and reporting. Following approval, the WTP shall be implemented and thereafter monitored, reviewed and reported in accordance with the approved programme for a minimum period of five years from first occupation of the unit, unless otherwise agreed in writing by the Local Planning Authority in consultation with the Highway Authority. REASON: To encourage sustainable travel and ensure the site achieves its Travel Plan aims.
- CONDITION 29: The development shall be built in accordance with the approved Flood Risk Assessment and Drainage Strategy (as detailed below) and in particular the following mitigation measures detailed: 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) critical rain storm to the QBar Greenfield runoff rate of 12.4l/s for the site in line with the surface water drainage strategy (ref: Ref: 30338-BGL-XX-XX-RP-D-0001 V2, dated 14.05.2026). REASON: To secure the satisfactory drainage of the site in accordance with the agreed strategy, the NPPF and Local Planning Policy.
- HIGHWAYS INFORMATIVES: 1. The conditions require works to be carried out within the limits of the public highway. The applicant / developer must enter into a Highway Works Agreement made under the provisions of Section 278 of the Highways Act 1980 for the purposes of completing the works. In terms of design guidance this is carried out in conjunction with the County Road Construction Strategy 2022 on our website as referred to on the opening page. Please see below link: https://www.warwickshire.gov.uk/directory-record/7060/warwickshire-design-guide The applicant / developer should note that feasibility drawings of works to be carried out within the limits of the public highway which may be approved by the grant of this planning permission should not be construed as drawings approved by the Highway Authority, but they should be considered as drawings indicating the principles of the works on which more detailed drawings shall be based for the purposes of completing an agreement under Section 278. An application to enter into a Section 278 Highway Works Agreement should be made to the Planning & Development Group, Communities Group, Warwickshire County Council, Shire Hall, Warwick, CV34 4SX, or by email to: s38admin@warwickshire.gov.uk In accordance with Traffic Management Act 2004 it is necessary for all works in the Highway to be noticed and carried out in accordance with the requirements of the New Roads and Streetworks Act 1991 and all relevant Codes of Practice. Before commencing any Highway works the applicant / developer must familiarise themselves with the notice requirements, failure to do so could lead to prosecution. Applications should be made to the Street Works Manager, Budbrooke Depot, Old Budbrooke Road, Warwick, CV35 7DP, or by email to: streetworks@warwickshire.gov.uk For works lasting ten days or less ten days, notice will be required. For works lasting longer than 10 days, three months notice will be required. 2. The s278 Agreement is to include the works and/or commuted sums for the following: - The modifications to the accesses for pedestrians and vehicles to the site from Cosford Lane (north and south accesses) and Valley Drive - The new accessible crossing of Cosford Lane for pedestrians. - The improvements to the existing bus stop on Cosford Lane. 3. Section 39 of the Road Traffic Act 1988 requires local authorities to take such measures as appear to the Authority to be appropriate to reduce the possibilities of accidents when new or improved roads come into use. In submitting plans for the approval of reserved matters/discharge of planning conditions affecting layout the applicant/developer are advised that an independent stage 2 safety audit of the proposals must be provided to satisfy the requirements of the Act. 4. As confirmed by the applicant, the site has not been designed to accommodate, is not suitable for and will not be used for last mile high intensity parcel distribution uses, e.g. such as by DHL or EVRI distribution centres. However, the Highway Authority would request that it is consulted by the LPA should there be any subsequent proposal to vary the development to include last mile high intensity parcel distribution uses. 5. As confirmed by the applicant, the site has not been designed to accommodate, is not suitable for and will not be used for last mile high intensity parcel distribution uses, e.g. such as by DHL or EVRI distribution centres. This use is not permitted on site under this planning permission and a new application would be required to introduce these uses
- 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.
