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
Full planning permission for conversion of barn to form a two-bedroom dwelling, including installation of air source heat pump
Proposal details
- Reference
- C/70/36
- Parish
- Thorpe
- Agent
- Goodrick
- UPRN
- MAN000000000009938
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Sign in to view collected detailsDocuments 18 of 18
| Document | Published | Action |
|---|---|---|
| Air Source Heat PumpSupporting documents | 8 Oct 2025 | View |
| C_70_36_BAT.pdfBat Survey | 8 Oct 2025 | View |
| C_70_36_DAS.pdfDesign & access statement | 8 Oct 2025 | View |
| C_70_36_FRA_Surface_Water_Flood_Risk.pdfFlood Risk Assessment | 8 Oct 2025 | View |
| C_70_36_HER.pdfHeritage statement | 8 Oct 2025 | View |
| Lighting SpecificationSupporting documents | 8 Oct 2025 | View |
| C_70_36_STR_redacted.pdfStructural Survey | 8 Oct 2025 | View |
| C_70_36_TREE.pdfTree Survey | 8 Oct 2025 | View |
| Additional informationSupporting documents | 25 Nov 2025 | View |
| C_70_36_PLA.pdfPlans | 25 Nov 2025 | View |
| C_70_36_AMD2.pdfAmended Plans | 25 Nov 2025 | View |
| Bat Survey Report & Method Statement received 17/11/2025Bat Survey | 26 Nov 2025 | View |
| Habitat Plan received 25/11/2025Biodiversity Net Gain | 26 Nov 2025 | View |
| SupersededAmended Plans | 3 Dec 2025 | View |
| Floor, Elevations and Lining wall specAmended Plans | 3 Dec 2025 | View |
| C_70_36_S106 07042026 Redacted.pdfSection 106 legal agreement | 7 Apr 2026 | View |
| C_70_36_DEC.pdfDecision Notice | 21 Apr 2026 | View |
| C_70_36_OFFICERS_REPORT.pdfPlanning Officers Report | 21 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 sourceStatutory expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice end 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 sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
C_70_36_DEC.pdfPlanning conditions
- The development hereby permitted shall be begun (as defined by Section 56 of the Town and Country Planning Act 1990) before the expiration of three years from the date of this permission. Reason: To comply with the requirements of Sections 91-93 of the Town and Country Planning Act 1990 (as amended).
- The development shall be carried out in accordance with the details indicated in the following drawings/documents:- - Application Form received 24th November 2025 - Proposed Floor Plans received 27th November 2025 - Proposed Elevations received 27th November 2025 - Internal Lining Wall Specification received 27th November 2025 - Air Source Hat Pump Data Sheet received 3rd October 2025 - Heritage Statement received 3rd October 2025 - Structural Survey received 3rd October 2025 - Tree Statement received 3rd October 2025 - Bat Survey Report and Method Statement received 17th November 2025 Reason : To define the plans/details to which this permission relates.
- The development hereby approved shall be carried out in strict accordance with the precautionary method statement within the Bat Survey Report and Method Statement European Protected Species (November 2025) as produced by Batworker Consultancy. For the avoidacne of any doubt, this should also include a pre-works check prior to works commencing. Reason: In order to safeguard the ecological interests of the site in accordance with policy NE1 of the emerging Yorkshire Dales National Park Local Plan and Section 15 of the NPPF.
- Within 6 months of the completion of the development hereby permitted, a mix of 8 bird and bat boxes shall be installed within the application site and shall be retained and replaced as such thereafter. Reason: In the interests of wildlife enhancement in accordance with policy W2 of the adopted Yorkshire Dales Local Plan (2015-2030).
- Should any significant contamination be encountered during development, the local planning authority shall be notified in writing immediately. A Remediation Strategy shall be submitted to, and approved in writing by, the local planning authority. The approved remediation measures shall be implemented in accordance with the timescales in the approved Remediation Strategy. Following completion of any measures identified in the approved Remediation Strategy, a Validation Report shall be submitted within agreed timescales to, and approved in writing by, the Local Planning Authority. The site shall not be brought into use until such time as all the validation data has been approved in writing by the local planning authority at the agreed timescales. The Remediation Strategy and Validation Report shall be prepared in accordance with current best practice. Reason: To enable the local planning authority to ensure that unexpected contamination will be appropriately dealt wit, as not to present a significant risk to human health and the environment.
- The crossing of the highway verge and/or footway must be constructed in accordance with the approved details and/or Standard Detail number E50 and the following requirements: - Any gates or barriers must be erected a minimum distance of 1 metres back from the carriageway of the existing highway and must not be able to swing over the existing or proposed highway. - That part of the access extending 5 metres into the site from the carriageway of the existing highway must be at a gradient not exceeding 1 in 40. - Provision of any measures required to prevent surface water from the site/plot discharging onto the existing or proposed highway must be constructed/operational prior upon first occupation of the development and thereafter maintaubed in a condition to prevent such discharges. - The final surfacing of any private access within 5 metres of the public highway must not contain any loose material that is capable of being drawn on to the existing or proposed public highway. All works must accord with the approved details. Reason: To ensure a satisfactory means of access to the site from the public highway in the interests of highway safety and the convenience of all highway users.
- The rooflights in the approved development shall be of 'conservation style,' fitted flush with the adjoining roof surface and shall not project above the plane of the roof. The rooflights shall be retained as such thereafter. Reason: To ensure that the external appearance of the building is acceptable, having regard to policy SP4 of the adopted Yorkshire Dales Local Plan (2015-2030).
- Upon installation, the approved windows to be located on the ground floor of the rear (north) elevation shall be fitted with obscure glass (level 3 or above) and have a restricted opening to a maximum of 100mm. The aforementioned windows shall be retained in accordance with these requirements thereafter. Reason: For the purposes of protecting neighbouring amenity in accordance with Policy SP4 of the Yorkshire Dales National Park Local Plan 2015-2030.
- Notwithstanding the provisions of Parts 1 (excluding B), 2 (excluding D & E ) and 14 (excluding H & I) of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 or any Order revoking, re-enacting or modifying that Order, no development of the description in these parts including the erection of any new building, extension or alteration of the building, modification or the addition of new windows, the installation of renewable energy equipment, the provision, rearrangement or replacement of a sewer, main, pipe, cable or other apparatus or the provision or replacement of a hard surface within the curtilage of the building shall be carried out on the site except in accordance with a planning permission granted by the Local Planning Authority. Reason: In the interests of visual amenity and for the avoidance of doubt in accordance with policies SP4, L1 and L3 of the adopted Yorkshire Dales Local Plan (2015 - 2030).
- Notwithstanding the details shown on the approved plans, prior to the installation of the approved windows, doors and any other external timberwork within the building, the following details/specifications of these features shall be submitted to and approved in writing by the Local Planning Authority as part of scale drawings and/or as a sample (as appropriate): i) The design, dimensions, glazing thickness and profile of all new window frames and external doors. For the avoidance of doubt, the window frames and external doors shall be of solid timber construction, and, ii) The treatment and finish (incluidng the precise colour of any paint or stain to be applied) of all external woodwork. The development shall be carried out in accordance with the details/samples thereby approved and retained as such thereafter. Reason: To ensure that the character of the traditional building is retained and its external appearance is acceptable and the development, having regard to policies SP4, L1 and L3 of the adopted Yorkshire Dales Local Plan (2015-2030).
- Prior to the installation of any such fixtures to the building or within the site, details of any external lighting shall have been submitted and approved by the Local Planning Authority. The details shall include the purpose, number, position and design of the lighting. All lighting used shall be fully shielded to angle the light downward, be no more than 500 lumens, have a colour temperature less than 2700K, be fitted with proximity sensors so they are switched off when not needed (dusk-till-dawn sensors shall not be use) and be installed at the lowest possible height to achieve lighting levels required. Any external lighting (including any subsequent replacement external lighting fixtures) shall accord with the approved details thereafter. No additional lighting shall be installed other than as hereby approved. Reason: To ensure that the general amenity of the area is retained, wildlife is protected and the development protects the dark skies of the National Park, having regard to policy SP4 of the Yorkshire Dales Local Plan (2015-2030).
- The development shall be carried out in accordance with the following details and retained as such thereafter; i) No part of the building shall be demolished and/or rebuilt except strictly as indicated on the approved drawings and the Structural Survey prepared by George Burfitt Project Services Ltd. Any existing prominent stones (such as quoins, cill, lintels, through-stones, etc.) need to be recorded and numbered on their bedding side, so they can be put back into their existing locations, in their existing orientation. The areas approved for rebuilding, including the reinstatement of existing openings, shall be constructed reusing the existing stone, and shall be bedded in and pointed with the approved lime mortar. All rebuilt walling shall be in a traditional solid-wall construction (two external stone leafs with rubble core), to match the existing in appearance with regard to manner of stone coursing/pattern. No new openings shall be created except as indicated on the approved drawing(s). Any approved new opening(s) shall have walled-up reveals using the dismantled stone from the new opening created; any sills and lintels shall be provided from machine-cut new stone, to match the existing stone type, with no tooling marks. The stonework of the approved new opening(s) shall be bedded in and pointed with the approved lime mortar. ii) All pointing (including re–pointing) of historic, solid-wall stonework shall be carried out using either: a traditional lime mortar mix 1 lime to 2.5 or 3 sharp, graded sand (aggregate), with added pozzolan if necessary, or a natural Hydraulic Lime providing it is no harder when set than NHL 3.5. No other additives or cement shall be included. The pointing shall be flush with the stonework, and the aggregate exposed by tamping the initially set lime mortar with a stiff brush. The colour of the fully set lime mortar shall be off-white or buff. iii) The external masonry shall not be sand or shot blasted, pressure cleaned or otherwise treated to remove, cover, paint or render the surface layer of the masonry such that the surface of the masonry retains its weathered appearance existing prior to works to convert the building. iv) The existing natural stone roofing slates shall be retained or reinstated following works to the roof. If removing any existing slates from a roof surface, they shall be stored/stacked in sequential order according to each course, so they can be put back into their existing locations, reinstating the correct number of courses and manner of their graduation on each roof surface. Any additional slates required for replacement of defective slates shall match the existing natural stone slates in stone type/colour/texture and dimensions. Reason: To ensure that the character of the traditional building is retained and its external appearance is acceptable, having regard to policies L1 and L3 of the adopted Yorkshire Dales Local Plan (2015-2030).
- The planning permission should be read in conjunction with the S106 legal agreement dated 7th April 2026 which restricts the occupancy of the dwelling hereby approved to a local occupancy dwelling as set out in Appendix 5 of the Yorkshire Dales Local Plan (2015-2030).
- The reveals/recess of all windows and external doors shall be recessed a minimum of 150mm from the outer face of the external wall within which they are installed. Once installed, the windows and doors shall retain the aforementioned minimum recess/reveal thereafter. Reason: To ensure that the character of the traditional building is retained and its external appearance is acceptable and the development, having regard to policies SP4, L1 and L3 of the adopted Yorkshire Dales Local Plan (2015-2030).
- Prior to their installation within the dwelling hereby approved, full details of all means of extraction, ventilation and pipework (including their position and external appearance.) to be used in association with the approved dwelling’s shower rooms/WCs and kitchen, shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of any doubt, any new external wall vent coverings shall be fitted with stone slate slithers. The development shall be carried out in accordance with the details/samples thereby approved and retained as such thereafter. Reason: To ensure that the character of the traditional building is retained and its external appearance is acceptable and the development, having regard to policies SP4, L1 and L3 of the adopted Yorkshire Dales Local Plan (2015-2030).
- Rainwater goods including fixings shall be coloured matt black and fixed directly to the masonry of the building using rise and fall brackets and shall remain as such thereafter. Reason: To ensure that the external appearance of the building is acceptable, having regard to policy SP4, L1 and L3 of the adopted Yorkshire Dales Local Plan (2015-2030).
- The rooflights in the approved development shall be of 'conservation style', fitted flush with the adjoining roof surface and shall not project above the plane of the roof. The rooflights shall be retained as such thereafter. Reason: To ensure that the external appearance of the building is acceptable, having regard to policy SP4 of the adopted Yorkshire Dales Local Plan (2015-2030).
- Prior to the first occupation of the dwelling hereby approved details of the means of mitigating light emissions from rooflights shall be submitted to and approved in writing by the Local Planning Authority. The approved mitigation measures shall be in place and capable of being used as per the approved details upon first occupation of the dwelling following the installation of the approved rooflights. The approved mitigation measures shall be retained in situ and remain fully operational thereafter. Reason: To ensure that the development will not have a detrimental impact on the character of the landscape and the dark skies of the Yorkshire Dales National Park, having regard to policies SP4, L1 and L3 of the adopted Yorkshire Dales Local Plan (2015-2030).
