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 proposed demolition of existing buildings and erection of 5no dwellings with 10no. parking spaces and associated access and landscaping.
Proposal details
- Reference
- P/12746/006
- Alternative references
- PP-14862376
- Ward
- Langley Meads
- Agent
- Mr Nick Sutton
- UPRN
- MAN000000000132390
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Sign in to view collected detailsDocuments 29 of 29
| Document | Published | Action |
|---|---|---|
| Design and access statementSubmitted Plans and Details | 7 May 2026 | View |
| BNG MetricStatement/Proof | 7 May 2026 | View |
| Biodiversity Net GainStatement/Proof | 7 May 2026 | View |
| Preliminiary Ecology Appraisal and Bat Roost AssessmentSubmitted Plans and Details | 7 May 2026 | View |
| Transport assessmentSubmitted Plans and Details | 7 May 2026 | View |
| Drainage documentationStatement/Proof | 7 May 2026 | View |
| Land contamination assessmentStatement/Proof | 7 May 2026 | View |
| Landscaping detailsSubmitted Plans and Details | 7 May 2026 | View |
| Existing SectionsSubmitted Plans and Details | 7 May 2026 | View |
| Existing Elevations E to MSubmitted Plans and Details | 7 May 2026 | View |
| Existing Elevations A to DSubmitted Plans and Details | 7 May 2026 | View |
| Existing Floor PlansSubmitted Plans and Details | 7 May 2026 | View |
| Perspective ViewSubmitted Plans and Details | 7 May 2026 | View |
| Plot 2 to 5 Proposed Second Floor and Roof PlansSubmitted Plans and Details | 7 May 2026 | View |
| Plot 2 to 5 Proposed Ground and Roof PlansSubmitted Plans and Details | 7 May 2026 | View |
| Proposed Floor PlansSubmitted Plans and Details | 7 May 2026 | View |
| Proposed Site LayoutSubmitted Plans and Details | 7 May 2026 | View |
| Proposed Block PlanSubmitted Plans and Details | 7 May 2026 | View |
| Topographic SurveySubmitted Plans and Details | 7 May 2026 | View |
| Location planSubmitted Plans and Details | 7 May 2026 | View |
| Application Form - Without Personal DataApplication Form | 7 May 2026 | View |
| Elevations Sheet 1Amended Plans | 11 May 2026 | View |
| Elevations Sheet 2Amended Plans | 11 May 2026 | View |
| Elevations Sheet 3Amended Plans | 11 May 2026 | View |
| Elevations Sheet 4Amended Plans | 11 May 2026 | View |
| Bat Emergence and Re-Entry SurveyStatement/Proof | 22 May 2026 | View |
| Amended Design and Access StatementStatement/Proof | 22 May 2026 | View |
| Signed Decision NoticeDecisions | 7 Jul 2026 | View |
| Signed Officer ReportDecisions | 7 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 sourceExtension 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
- This application requires biodiversity net gain consideration
- The proposal fails to demonstrate defensible space to the flank elevation of Plot 1 and it is not set back from the boundary line, which could have security/ safety concerns for future occupants, lack of directly accessible on-site parking and small external private amenity. This dwelling appears cramped and would be directly adjacent to the access road and may cause disturbance to the occupant. For Plots 2-5, the siting is not in keeping with the surrounding area, including the massing of 2 storeys. This is symptomatic of overdevelopment and over intensification of the site. The proposal would therefore result in a poor standard of accommodation for future occupiers, which would conflict with EN1 of the Local Plan 2004 and CP8 of the Core Strategy 2008.
- The proposal fails to demonstrate adequate external private amenity for Plots 1, 2 and 5, which would conflict with H14 of the Local Plan 2004 and EX48 of the RESPD 2010.
- The proposal fails to demonstrate that neighbouring occupiers would have adequate privacy levels maintained, as there would be actual overlooking particularly to the gardens and perceived overlooking to the properties of no. 88 and no. 89 Meadfield Road and no. 87 Willoughby Road. This would conflict with EN1 of the Local Plan 2004.
- The proposal fails to demonstrate adequate access and egress into the site, expanded to provide access for two cars to pass on the access road, including a footpath for pedestrians and adequate turning space within the site. Not every proposed dwelling includes direct access to a car parking space and bin storage provision. The proposition of a dwelling in this location is demonstrative of over development. This would be contrary to Policy T2 of the Local Plan 2004, Core Policy 7 of the Core Strategy 2008 and the NPPF.
- The development hereby refused was submitted with the following plans and drawings: • Architectural Drawings by PAC Design, Received 12/05/2026: MRL/P25/01 Location Plan MRL/P25/02 Topographic Survey MRL/P25/03 Proposed Block Plan MRL/P25/04 Proposed Site Layout MRL/P25/05 Plot 1 Proposed Floor Plans MRL/P25/06 Plots 2 to 5 Proposed Ground and First Floor Plans MRL/P25/07 Plots 2 to 5 Proposed Second Floor and Roof Plans MRL/P25/10 Elevations Sheet 1 MRL/P25/11 Elevations Sheet 2 MRL/P25/12 Elevations Sheet 3 MRL/P25/13 Elevations Sheet 4 MRL/P25/20 Perspective View from Meadfield Road MRL/P25/30 Existing Floor Plans MRL/P25/31 Existing Elevations A to D MRL/P25/32 Existing Elevations E to M MRL/P25/33 Existing Sections AA and BB • Landscape Plan (Drawing No. LC-3059-01) by Landscape Connection, Received 12/05/2026; • Contaminated Land Risk Assessment Phase 1 Report dated 03/02/2026 by STM Environmental, Received 12/05/2026; • Drainage Strategy dated 03/2026 by Ardent, Received 12/05/2026; • Transport Statement dated 04/2025 by Paul Mews Associates, Received 12/05/2026; • Preliminary Ecological Appraisal and Roost Assessment dated 16/01/2026 by Arbtech, Received 12/05/2026; • Biodiversity Net Gain Assessment dated 22/01/2026 by Arbtech, Received 12/05/2026; • Statutory Biodiversity Metric dated 22/01/2026 by Arbtech, Received 12/05/2026; • Planning Statement dated April 2026 by Maven Plan; • Bat Emergence and Re-Entry Survey, Dated 16/05/2026, Received 22/05/2026; • Planning, Design And Access Statement, Dated 04/2026, Received 22/05/2026.
