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
Application under Section 73 of the Town and Country Planning Act 1990 (as amended) to vary condition no.2 (approved plans and drawings) and add condition 17 (boundary treatment) of planning application P/20401/000 dated 31/05/2024 for development of a new 132/33kv electrical substation including 2 no. Switchroom buildings and 4 no. Transformers, associated onsite cable-laying and groundworks
Proposal details
- Reference
- P/20401/005
- Alternative references
- PP-14583913
- Ward
- Northborough & Lynch Hill Valley
- Agent
- Mr Philip Higginbottom
- UPRN
- MAN000000000130754
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| Document | Published | Action |
|---|---|---|
| Officers ReportDecisions | 29 May 2026 | View |
| Decision NoticeDecisions | 29 May 2026 | View |
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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
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Council sourceStatutory expiry date
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Council source
Decision & conditions
Officers Report Decision NoticePlanning conditions
- The development hereby permitted shall be commenced within three years from 31 May 2024. 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. *CONDITION VARIED*
- The development hereby approved shall be implemented only in accordance with the following plans and drawings hereby approved by the Local Planning Authority • Existing Site Plan – drawing no. 2307/P/601 Rev B, Dated 09/2023, Received 03/04/2024 • Existing Site Layout Plan – drawing no. 2307/P/602 Rev B, Dated 09/2023, Received 03/04/2024 • Existing Block Plan – drawing no. 2307/P/603 Rev A, Dated 03/2024, Received 03/04/2024 • Proposed Site Plan – drawing no. 2307/P/611 Rev C, Dated 09/2023, Received 03/04/2024 • Proposed Site Layout Plan – drawing no. 2307/P/612 Rev C, Dated 09/2023, Received 06/03/2026 • Proposed Block Plan – drawing no. 2307/P/613 Rev A, Dated 03/2024, Received 03/04/2024 • Proposed Transformer Cell 01 Ground Floor and Roof Plans – drawing no. 2307/P/641 Rev A, Dated 09/2023, Received 03/04/2024 • Proposed Transformer Cell 02 Ground Floor and Roof Plans – drawing no. 2307/P/642, Dated 03/2024, Received 03/04/2024 • Transformer Cell 01 Proposed Elevations – drawing no. 2307/P/646 Rev A, Dated 09/2023, Received 03/04/2024 • Transformer Cell 02 Proposed Elevations – drawing no. 2307/P/647, Dated 03/2024, Received 03/04/2024 • Proposed Ipswich Road Elevation – drawing no. 2307/P/656 Rev A, Dated 09/2023, Received 03/04/2024 • Proposed 132kV GIS Switchroom Ground Floor Plan – drawing no. 2307/P/627, Dated 03/2026, Received 06/03/2026 • Proposed 132kV GIS Switchroom First Floor & Roof Plans – drawing no. 2307/P/622, Dated 09/2023, Received 21/12/2023 • Proposed 132kV GIS Switchroom Elevations Sheet 1 of 2 – drawing no. 2307/P/626 Rev B, Dated 09/2023, Received 22/12/2025 • Proposed 132kV GIS Switchroom Elevations Sheet 2 of 2 – drawing no. 2307/P/627 Rev B, Dated 09/2023, Received 22/12/2025 • Proposed 33kV Switch House Basement & Ground Floor Plans – drawing no. 2307/P/631, Dated 09/2023, Received 21/12/2023 • Proposed 33kV Switch House Roof Plan – drawing no. 2307/P/632, Dated 09/2023, Received 21/12/2023 • Proposed 33kV Switch House Elevations – drawing no. 2307/P/636 Rev B, Dated 09/2023, Received 22/12/2025 • Proposed Sections AA & BB – drawing no. 2307/P/651, Dated 09/2023, Received 21/12/2023 • Proposed Sections CC – drawing no. 2307/P/652, Dated 09/2023, Received 21/12/2023 • Planning, Design and Access Statement, including Energy and Sustainability Statement, Prepared by Tetra Tech Planning, Dated 04/2024, Received 03/04/2024 • Transport Assessment, Prepared by Tetra Tech Planning, Dated 10/2023, Received 21/12/2023 • Noise Impact Assessment, Prepared by Tetra Tech Planning, Dated 04/2023, Received 21/12/2023 • Construction Noise Management Plan, Prepared by Tetra Tech Planning, Dated 10/2023, Received 21/12/2023 • Air Quality Dust Management Plan, Prepared by Tetra Tech Planning, Dated 29/06/2023, Received 21/12/2023 • Construction Environmental Management Plan, Prepared by Tetra Tech Planning, Dated 10/2023, Received 21/12/2023 • Arboricultural Impact Assessment, Prepared by RPS Group, Dated 14/09/2023, Received 21/12/2023 • Drainage details including a Sustainable Drainage Strategy, Prepared by Tetra Tech Planning, Dated 09/2023, Received 21/12/2023 • Lighting Statement, Prepared by Tetra Tech Planning, Dated 10/2023, Received 21/12/2023 • Preliminary Ecological Appraisal (PEA), Prepared by Tetra Tech Planning, Dated 10/2023, Received 21/12/2023 • Biodiversity Net Gain Assessment, Prepared by Tetra Tech Planning, Dated 10/2023, Received 21/12/2023 • Geo-environmental Desk Study Assessment, Prepared by Tetra Tech Planning, Dated 05/2023, Received 21/12/2023 • Visibility Splays, Drawing No. TTE-00-XX-SK-O-0002 Rev P01, Dated 04/2024, Received 03/04/2024 • Planting Proposal Drawing No. 100, Dated March 2024 Received 03/04/2024 REASON: For the avoidance of doubt, 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 to comply Policy EN1 of The Local Adopted Plan for Slough 2004, Core Policy 9 of the Slough Local Development Framework Core Strategy 2006-2026, and the guidance contained in the Council’s Developer’s Guide Part 4 (2008) and the National Planning Policy Framework (2023).
- Phase 2 Intrusive Investigation Method Statement Condition 3 (Intrusive Investigation Method Statement (IIMS) – Fully discharged in accordance with: a) Intrusive Investigation Method Statement (IIMS)) – Letter Report, Prepared by Tetra Tech Limited, Dated 08/05/2025, Received 13/06/2025 *CONDITION DISCHARGED* in accordance with application P/20401/001.
- Phase 3 Quantitative Risk Assessment and Site-Specific Remediation Strategy Condition 4 (Quantitative Risk Assessment (QRA)) – Fully discharged in accordance with: b) Intrusive Investigation Method Statement (IIMS)) – Letter Report, Prepared by Tetra Tech Limited, Dated 08/05/2025, Received 13/06/2025 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 final 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 Phase 3 condition above. In the event that gas and/or vapour protection measures are specified by the remedial strategy, the report shall include written confirmation that all such measures have been implemented by a competent installer and then verified by a qualified independent third party/Building Control Regulator. REASON: To ensure that remediation work is adequately validated and recorded, in the interest of safeguarding public health and in accordance with Core Policy 8 of The Slough Local Development Framework, Core Strategy 2006-2026, Development Plan Document, December 2008, and the National Planning Policy Framework.
- Before any above ground works commence a detailed design of surface water drainage scheme for the site based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development should be submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include: i) Details (i.e., designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets, and attenuation structures ii) Details of the drainage system are to be accompanied by full and appropriately cross-referenced supporting calculations which will include a 10% allowance for urban creep. iii) Cross sections of the control chambers (including site specific levels mAOD) and manufacturers’ hydraulic curves should be submitted for all hydrobrakes and other flow control devices. iv) Detailed scheme for the ownership and scheduled maintenance for every element of the surface water drainage system. v) Confirmation of site-specific soil conditions to confirm or exclude use of infiltration solutions. REASON: To reduce the risk of flooding both on and off site in accordance with the NPPF and Core Policy 8 of the Core Strategy 2008 by ensuring the satisfactory means of surface water attenuation and discharge from the site and to ensure the future maintenance of drainage systems associated with the development.
- No development shall take place until a detailed scheme for the ownership and maintenance for every element of the surface water drainage system proposed on the site has been submitted to and approved in writing by the Local Planning Authority and the maintenance plan shall be carried out in full thereafter. Details are required of which organisation or body will be the main maintaining body where the area is multifunctional (e.g., open space play areas containing SuDS) with evidence that the organisation/body has agreed to such adoption. The scheme shall include: i) A maintenance schedule setting out which assets need to be maintained, at what intervals and what method is to be used. ii) A site plan including access points, maintenance access easements and outfalls. iii) Maintenance operational areas to be identified and shown on the plans, to ensure there is room to gain access to the asset, maintain it with appropriate plant and then handle any arisings generated from the site. iv) Details of expected design life of all assets with a schedule of when replacement assets may be required. REASON: To ensure the future maintenance of drainage systems associated with the development in accordance with the NPPF and Core Policy 8 of the Core Strategy 2008.
- No Occupation shall take place until the Verification Report for the installed surface water drainage system for the site based on the approved Flood Risk Assessment & Sustainable Drainage Strategy, ref. P/20401/000(009) DRAINAGE STRATEGY has been submitted in writing by a suitably qualified drainage engineer and approved by the Local Planning Authority. The report shall include: i) Any departure from the agreed design in keeping with the approved principles ii) Any As-Built Drawings and accompanying photos iii) Results of any Performance testing undertaken as a part of the application process (if required / necessary) iv) Copies of any Statutory Approvals, such as Land Drainage Consent for Discharges etc. v) CCTV Confirmation that the surface water drainage system is free from defects, damage, and foreign objects vi) Confirmation of adoption or maintenance agreement for all SuDS elements as detailed within the drainage strategy is in place REASON: To ensure the installed Surface Water Drainage System is satisfactory and in accordance with the approved reports for the development site.
- The Construction Management Plan 'Land North of Ipswich Road, Slough – Construction Environmental Management Plan’, Prepared by Tetra Tech Limited, Dated 08/2025, Received 05/08/2025 as approved by application P/20401/002 shall thereafter be implemented as approved before development begins and be maintained throughout the duration of the construction works period. REASON: In the interest of minimising danger and inconvenience to vehicular traffic and pedestrian highway users in accordance with policies 7 and 8 of the Core Strategy 2008 and the requirements of the National Planning Policy Framework. *CONDITION VARIED* in accordance with application P/20401/002.
- Upon first use of the development, the assessment conclusions of the Noise Assessment, dated April 2023, received 21/12/2023 shall be verified to confirm that the transformer noise emissions meet the required levels in the assessment, with sound reduction details associated with the enclosure as submitted to and approved in writing by the Local Planning Authority. Should the verification not meet the requirement as set out in the Noise Assessment, further mitigation as submitted to and approved in writing by the Local Planning Authority shall be provided. The approved details shall be retained thereafter. REASON To protect nearby occupants from nuisance caused by excessive noise in accordance with Core Policy 8 of The Slough Local Development Framework, Core Strategy 2006-2026, Development Plan Document, December 2008, and the National Planning Policy Framework.
- The soft landscaping shall be planted in accordance with Planting Proposal Drawing No. 100, Dated March 2024 Received 03/04/2024 no later than the first planting season following occupation/ operation of the development. Within a five-year period following the implementation of the scheme, if any of the new planting should die, are removed or become seriously damaged or diseased, then they shall be replaced in the next planting with another of the same species and size as agreed in the planting replacement details by the Local Planning Authority. REASON: In the interests of the visual amenity of the area and accordance with Policies EN1 and EN3 of The Local Plan for Slough 2004.
- No part of the development shall be occupied until the new means of access has been sited and laid out in accordance with the approval plans and constructed in accordance with Slough Borough Council’s Adopted Vehicle Crossover Policy. REASON: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development, in accordance with Core Policy 7 of Core Strategy 2006 – 2026, Development Plan Document, (December 2008).
- No other part of the development shall be occupied until the visibility splays shown on the approved drawings Visibility Splays, Drawing No. TTE-00-XX-SK-O-0002 Rev P01, Dated 04/2024, Received 03/04/2024 have been provided on both sides of the access and the area contained within the splays shall be kept free of any obstruction exceeding 600 mm in height above the nearside channel level of the carriageway. REASON: To provide adequate intervisibility between the access and the existing public highway for the safety and convenience of users of the highway and of the access, in accordance with Core Policy 7 of Core Strategy 2006 – 2026, Development Plan Document, (December 2008).
- The scheme for parking and manoeuvring indicated on the submitted plans shall be laid out prior to the initial occupation of the development hereby permitted and that area shall not thereafter be used for any other purpose. REASON: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway , in accordance with Core Policy 7 of Core Strategy 2006 – 2026, Development Plan Document, (December 2008).
- Prior to the first use of the development hereby approved a Design Stage Certificate shall be submitted to and approved by the Local Planning Authority confirming that the development has been designed to achieve a standard of BREEAM Excellent (or equivalent standard). REASON In the interest of sustainable development in accordance with Core Policy 7 of The Slough Local Development Framework, Core Strategy 2006 – 2026, Development Plan Document, December 2008, Policy EMP2 of the Adopted Local Plan for Slough 2004, and the requirements of the National Planning Policy Framework.
- Within 6 months of the development hereby approved being brought into first use a Post-Construction Review Certificate confirming the development hereby approved has been constructed so as to achieve a standard of BREEAM Excellent (or equivalent standard) shall be submitted to and approved the Local Planning Authority. REASON In the interest of sustainable development in accordance with policy 8 of the Core Strategy of the Core Strategy 2008, and the requirements of the National Planning Policy Framework
- 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.
- All sewage or trade effluent should be discharged to the foul sewer if available subject to the approval of Thames Water Utilities or its sewerage agent. 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 will need to take the appropriate protective measures to ensure the highway and statutory undertakers apparatus are not damaged during the construction.
- The works on this land will need to be undertaken following engagement with Asset Protection to determine the interface with Network Rail assets, buried or otherwise and by entering into a BAPA agreement, if required, with a minimum of 3months notice before works start. AssetProtectionWestern@networkrail.co.uk It should be noted that the railway at this site comprises four tracks and is electrified with 25kV overhead wires. This has to be properly risk assessed to maintain a safe clearance of the proposed substation from the railway OLE and any planned lifting/cranage, will require agreement with NR engineers.
- Soakaways / attenuation ponds / septic tanks etc, as a means of storm/surface water disposal must not be constructed near/within 5 metres of Network Rail’s boundary or at any point which could adversely affect the stability of Network Rail’s property/infrastructure. Storm/surface water must not be discharged onto Network Rail’s property or into Network Rail’s culverts or drains. Network Rail’s drainage system(s) are not to be compromised by any work(s). Suitable drainage or other works must be provided and maintained by the Developer to prevent surface water flows or run-off onto Network Rail’s property / infrastructure. Ground levels – if altered, to be such that water flows away from the railway. Drainage does not show up on Buried service checks.
- If not already in place, the developer/applicant must provide at their expense a suitable trespass proof fence (of at least 1.8m in height) adjacent to Network Rail’s boundary and make provision for its future maintenance and renewal without encroachment upon Network Rail land. Network Rail’s existing fencing / wall must not be removed or damaged and at no point either during construction or after works are completed on site should the foundations of the fencing or wall or any embankment therein be damaged, undermined or compromised in any way. Any vegetation on Network Rail land and within Network Rail’s boundary must also not be disturbed.
- It is recommended that all buildings be situated at least 2 metres from the boundary fence, to allow construction and any future maintenance work to be carried out without involving entry onto Network Rail's infrastructure. Where trees exist on Network Rail land the design of foundations close to the boundary must take into account the effects of root penetration in accordance with the Building Research Establishment’s guidelines.
- The works involve disturbing the ground on or adjacent to Network Rail’s land it is likely/possible that the Network Rail and the utility companies have buried services in the area in which there is a need to excavate. Network Rail’s ground disturbance regulations applies. The developer should seek specific advice from Network Rail on any significant raising or lowering of the levels of the site.
- All excavations / earthworks carried out in the vicinity of Network Rail’s property / structures must be designed and executed such that no interference with the integrity of that property / structure can occur. If temporary compounds are to be located adjacent to the operational railway, these should be included in a method statement for approval by Network Rail.
- A plan demonstrating a suitable 1.8m boundary treatment around the site shall be submitted to and approved by the Local Planning Authority before the development is occupied and shall be implemented thereafter. REASON In order to enhance and maintain the visual amenity of the completed development and ensure security in accordance with policies EN1, EN3 and EN5 of the Adopted Local Plan for Slough 2004, and the requirements of the National Planning Policy Framework and Core Policy 12 of the Core Strategy of the Core Strategy 2008, and the requirements of the National Planning Policy Framework. *CONDITION ADDED*
