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
Construction of a 2no.3 bed semi detached houses with associated parking and amenity.
Proposal details
- Reference
- P/11009/013
- Alternative references
- PP-14899915
- Ward
- Colnbrook-and-Poyle
- Agent
- Humphrey
- UPRN
- 100080324527
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 11 of 11
| Document | Published | Action |
|---|---|---|
| Biodiversity metric calculation toolSubmitted Plans and Details | 6 May 2026 | View |
| Biodiversity survey and reportSubmitted Plans and Details | 6 May 2026 | View |
| Biodiversity StatementStatement/Proof | 6 May 2026 | View |
| Design and access statementStatement/Proof | 6 May 2026 | View |
| Location & Block PlanSubmitted Plans and Details | 6 May 2026 | View |
| Application Form - RedactedApplication Form | 6 May 2026 | View |
| Floor Plans & ElevationsSubmitted Plans and Details | 7 May 2026 | View |
| Amended PlanAmended Plans | 20 May 2026 | View |
| Amended PlanAmended Plans | 21 May 2026 | View |
| Signed Decision NoticeDecisions | 1 Jul 2026 | View |
| Signed Officer ReportDecisions | 1 Jul 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 source
Decision & conditions
Signed Decision Notice Signed Officer ReportPlanning conditions
- Commence within three years The development hereby permitted shall be commenced within three years from the date of this permission. REASON To prevent the accumulation of planning permissions, and to enable the Council to review the suitability of the development in the light of altered circumstances and to comply with the provisions of Section 91 of the Town and Country Planning Act 1990.
- The development hereby approved shall be implemented only in accordance with the following plans and drawings hereby approved by the Local Planning Authority: a. Location Plan, Drawing No. PT/1600/1, Dated April 2026, Received 07/05/2026 b. Proposed Plans and Elevations, Drawing No. PT/1600/2 Rev B, Dated April 2026, Received 20/05/2026 c. Design and Access Statement, Received 07/05/2026 d. Biodiversity Net Gain and Ecological Baseline Statemnent, Received 07/05/2026 e. Biodiversity Metric, Dated 19/05/2026, Received 21/05/2026 REASON To ensure that the site is developed in accordance with the submitted application and to ensure that the proposed development does not prejudice the amenity of the area and to comply with the Policies in the Development Plan.
- The development hereby approved shall not commence until details of the cycle parking have been submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details prior to the occupation of the development and shall be retained at all times in the future for this purpose. REASON To ensure that there is adequate cycle parking available at the site in accordance with Policy T8 of The Adopted Local Plan for Slough 2004, and to meet the objectives of the Slough Integrated Transport Strategy.
- The parking spaces and turning area shown on the approved plan shall be provided on site prior to occupation of the development and retained at all times in the future for the parking of motor vehicles in relation to the dwellings herby permitted. REASON To ensure that adequate on-site parking provision is available to serve the development and to protect the amenities of the area in accordance with Policy T2 of The Adopted Local Plan for Slough 2004.
- The dwellings hereby permitted shall not be occupied until the vehicular access has been fully completed in accordance with the Council’s Vehicular Crossing – general guidance document. REASON To ensure that the proposed development does not prejudice the free flow of traffic or conditions of general pedestrian safety along the neighbouring highway in accordance with Core Policy 7 of The Slough Local Development Framework, Core Strategy 2006 – 2026, Development Plan Document.
- The development hereby approved shall not commence until details of the proposed bin store (to include siting, design and external materials) have been submitted to and approved in writing by the Local Planning Authority. The approved stores shall be completed prior to first occupation of the development and retained at all times in the future for this purpose. REASON In the interests of visual amenity of the site in accordance with Policy EN1 of The Adopted Local Plan for Slough 2004.
- Samples of external materials (including, reference to manufacturer, specification details, and positioning) to be used in the construction of external envelope, access road, pathways and communal areas of development hereby approved shall be submitted to and approved in writing by the Local Planning Authority before the scheme is commenced on site and the development shall be carried out in accordance with the details approved. REASON To ensure a satisfactory appearance of the development so as not to prejudice the visual amenity of the locality in accordance with Policy EN1 of The Local Adopted Plan for Slough 2004.
- Development works shall not commence until a Phase 1 Desk Study (DS) has been has been submitted to and approved in writing by the Local Planning Authority. The Phase 1 Desk Study shall be carried out by a competent person in accordance with Government, Environment Agency and Department for Environment, Food and Rural Affairs (DEFRA) guidance and approved Codes of practices, including but not limited to, the Environment Agency model procedure for the Management of Land Contamination CLR11 and Contaminated Land Exposure Assessment (CLEA) framework, and CIRIA Contaminated Land Risk Assessment Guide to Good Practice C552. The Phase 1 Desk Study shall incorporate a desk study (including a site walkover) to identify all potential sources of contamination at the site, potential receptors and potential pollutant linkages (PPLs) to inform the site preliminary Conceptual Site Model (CSM) and Preliminary Risk Assessment (PRA). REASON: To ensure that the site is adequately risk assessed for the proposed development and in accordance with Policy 8 of the Core Strategy 2008.
- Should the findings of the Phase 1 Desk Study approved pursuant to the Phase 1 Desk Study condition identify the potential for contamination, development works shall not commence until an Intrusive Investigation Method Statement (IIMS) has been submitted to and approved in writing by the Local Planning Authority. The IIMS shall be prepared in accordance with current guidance, standards and approved Codes of Practice including, but not limited to, BS5930, BS10175, CIRIA 665 and BS8576. The IIMS shall include, as a minimum, a position statement on the available and previously completed site investigation information, a rationale for the further site investigation required, including details of locations of such investigations, details of the methodologies, sampling and monitoring proposed. REASON: To ensure that the type, nature and extent of contamination present, and the risks to receptors are adequately characterised, and to inform any remediation strategy proposal and in accordance with Policy 8 of the Core Strategy 2008.
- Development works shall not commence until a Quantitative Risk Assessment (QRA) has been prepared for the site, based on the findings of the intrusive investigation. The risk assessment shall be prepared in accordance with the Contaminated Land report Model Procedure (CLR11) and Contaminated Land Exposure Assessment (CLEA) framework, and other relevant current guidance. This must first be submitted to and approved in writing by the Local Planning Authority and shall as a minimum, contain, but not limited to, details of any additional site investigation undertaken with a full review and update of the preliminary Conceptual Site Model (CSM) (prepared as part of the Phase 1 Desk Study), details of the assessment criteria selected for the risk assessment, their derivation and justification for use in the assessment, the findings of the assessment and recommendations for further works. Should the risk assessment identify the need for remediation, then details of the proposed remediation strategy shall be submitted in writing to and approved by the Local Planning Authority. The Site Specific Remediation Strategy (SSRS) shall include, as a minimum, but not limited to, details of the precise location of the remediation works and/or monitoring proposed, including earth movements, licensing and regulatory liaison, health, safety and environmental controls, and any validation requirements. REASON: To ensure that potential risks from land contamination are adequately assessed and remediation works are adequately carried out, to safeguard the environment and to ensure that the development is suitable for the proposed use and in accordance with Policy 8 of the Core Strategy 2008.
- No development within or adjacent to any area(s) subject to remediation works carried out pursuant to the Phase 3 Quantitative Risk Assessment and Site Specific Remediation Strategy condition shall be occupied until a full Validation Report for the purposes of human health protection has been submitted to and approved in writing by the Local Planning Authority. The report shall include details of the implementation of the remedial strategy and any contingency plan works approved pursuant to the Site Specific Remediation Strategy condition above. In the event that gas and/or vapour protection measures are specified by the remedial strategy, the report shall include written confirmation from a Building Control Regulator that all such measures have been implemented. REASON: To ensure that remediation work is adequately validated and recorded, in the interest of safeguarding public health and in accordance with Policy 8 of the Core Strategy 2008.
- It is the view of the Local Planning Authority that the proposed development does improve the economic, social and environmental conditions of the area for the reasons given in this notice and it is in accordance with the National Planning Policy Framework.
- This notice (letter/acknowledgement etc.) DOES NOT convey any consent that you may require for Building Regulations. If you are unsure whether you need Building Regulations approval and before you start any work please contact Building Control Services independently on (01753) 875810 to check whether an application is required.
- The applicant will need to apply to the Council's Local Land Charges on 01753 875039 or email to 0350SN&N@slough.gov.uk for street naming and/or numbering of the unit/s.
- No water meters will be permitted within the public footway. The applicant will need to provide way leave to Thames Water Plc for installation of water meters within the site. The development must be so designed and constructed to ensure that surface water from the development does not drain onto the highway or into the highway drainage system. The applicant is advised that if it is intended to use soakaways as the method of dealing with the disposal of surface water then the permission of the Environment Agency will be necessary.
- The permission hereby granted shall not be construed as authority to obstruct the public highway by the erection of scaffolding, hoarding, skip or any other device or apparatus for which a licence must be sought from the Highway Authority. The applicant must apply to the Highway Authority for the implementation of the works in the existing highway. The council at the expense of the applicant will carry out the required works.
- This application requires biodiversity net gain consideration
- Construction shall not begin prior to the approval of a detailed surface water drainage scheme for the site, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include: a. A compliance report to demonstrate how the scheme complies with the “Local Standards and Guidance for Surface Water Drainage on Major Development in Slough”; b. Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change; c. A Flood Exceedance Conveyance Plan; d. Comprehensive infiltration testing across the site to BRE DG 365 (if applicable) e. Detailed design drainage layout drawings of the SuDS proposals including cross-section details; f. Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element, and; g. Details of how water quality will be managed during construction and post development in perpetuity; h. Confirmation of any outfall details. i. Consent for any connections into third party drainage systems
- The development hereby approved 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 Biodiversity Gain Plan shall be prepared in accordance with the agreed Biodiversity Net Gain Report, Prepared by Planning for Sustainability, Dated 09/2025, Received 18/09/2025, and must include: (a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; (b) the pre-development biodiversity value of the onsite habitat; (c) the post-development biodiversity value of the onsite habitat; (d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; (e) any biodiversity credits purchased for the development; and (f) any such other matters as the Secretary of State may by regulations specify. The development shall be carried out in accordance with the approved details. The Biodiversity Gain Plan can be downloaded from Biodiversity gain plan - GOV.UK. REASON: To ensure the development delivers a minimum 10% biodiversity net gain in accordance with Paragraph 13 Schedule 7A of the Town and Country Planning Act 1990 (as amended) (inserted by the Environment Act 2021).
- The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), has been submitted to, and approved in writing by, the local planning authority. The HMMP shall be in accordance with the approved Biodiversity Gain Plan and must include: a. a non-technical summary; b. the roles and responsibilities of the people or organisation(s) delivering the [HMMP]; c. the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; d. the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and e. the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. The development shall be carried out in accordance with the approved details. REASON: To ensure the development delivers a minimum 10% biodiversity net gain in accordance with Paragraph 13 Schedule 7A of the Town and Country Planning Act 1990 (as amended) (inserted by the Environment Act 2021).
