| Conditions or Reasons: | 1)
The development hereby approved shall be commenced within three years of the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 which is designed to ensure that a planning permission does not continue in existence indefinitely if the development to which it relates is not carried out. |
2)
All work should be carried out in accordance with the methodology described in sections 7.2 and 7.3 of the submitted 'Protected Species Survey and Assessment Report'.
A licensed bat ecologist should supervise any works that may impact bats or their roosts, following an assessment to ensure bats are absent. Should bats be thought to be present it is likely that a Defra License application will need to be made to ensure works are legal.
Bat roosting boxes should be incorporated into the design of the building as described in section 7.2.
All contractors should be made aware of the legislation regarding bats and great crested newts and provided with a protocol for stopping work and contacting the applicant's ecologist, should these species be encountered at all during works.
Building materials should be stored on hardstanding ground or pallets to ensure that they are not used as sheltering points by great crested newts which could result in death or injury to this species.
Any ground works such as landscaping or pipe-laying, should be carried out in the absence of great crested newts. A licensed ecologist should supervise any works following an assessment to make sure this species is absent from potential sheltering areas and thus prevent death or injury.
Reason: To safeguard habitat conservation near the development site. |
3)
The development shall not begin until a scheme for the investigation and assessment to identify the extent and nature of contamination has been provided and agreed in writing by the Local Planning Authority. The ground conditions on the site must be subject to a detailed investigation, sampling and analysis of current soils, site assessment and a remediation action plan must be agreed in writing by the Local Planning Authority, and carried out prior to the commencement of any other works in relation to any development of the site.
The scheme shall conform to Environmental Services 'Pre-application guidance note on the assessment and remediation of land that may be affected by contamination for Environmental Consultants and Developers'. The Local Planning Authority is to be consulted at all key stages in this investigation process and for these purposes, the developer shall submit, in duplicate:
(a) A phase 1 report (desk study), including a historical survey and conceptual model of the site.
(b) A phase 2 report (Exploratory investigation), documenting the ground conditions of the site, incorporating chemical, gas and water analysis as identified as being appropriate by the phase 1 report
(c) A phase 3 report (Remediation Plan), detailing the remediation works to prevent any land from the site being designated as contaminated land following development.
(d) A phase 4 report (Validation), demonstrating proof and success of remedial works.
Reason: To safeguard the environmental condition of the area. |
4)
Before the premises are occupied all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the premises. |
5)
The development shall not be brought into use until a turning space for vehicles has been constructed within the curtilage of the site in a manner to be approved in writing by the Local Planning Authority.
Reason: To enable vehicles to draw off, park and turn outside of the highway limits thereby avoiding the reversing of vehicles onto the highway. |
6)
Details of the method of disposal of foul and surface water drainage shall be submitted to and agreed in writing by the Local Planning Authority including any land drainage system, before the development is commenced. Thereafter no part of the development shall be brought into use until the approved drainage scheme has been implemented.
Reason: To ensure that adequate foul and surface water drainage is provided and that existing and future land drainage needs are protected. |
7)
Details of the materials to be used for the external walls and roof shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted.
Reason: To protect the visual amenities of the building and of the area generally. |
8)
Notwithstanding any provision of the Town and Country Planning (General Permitted Development Order) 1995 (or any Order revoking or re-enacting that Order with or without modification) no works shall be commenced for the extension of the building until detailed plans and elevations have been submitted to an approved in writing by the Local Planning Authority.
Reason: To protect the amenities of occupiers of neighbouring properties. |
9)
Notwithstanding any provision of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification) no further window or other opening shall be formed on the east elevation of the building.
Reason: To protect the amenities of occupiers of neighbouring properties. |
10)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order) 1995, (or any Order revoking or re-enacting that Order with or without modification) no fence, wall, gate or other means of enclosure shall be erected unless otherwise agreed in writing by the Local Planning Authority.
Reason: To protect the amenities of adjacent occupiers and the character and appearance of the area. |
11)
No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include:-
proposed finished levels or contours;
materials to be used for any hard surfacing;
planting plans, including schedule of size, species, positions, density and times of planting;
cultivation details including operations required to establish new planting;
details of existing trees and hedgerows on the site, indicating those to be retained and the method of their protection during development works.
Reason: In order to ensure that the landscaping is carried out within a reasonable period in the interest of the visual amenities of the area. |
12)
All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with a programme agreed in writing with the Local Planning Authority.
Reason: In order to ensure that the planting is carried out within a reasonable period in the interest of the visual amenities of the area. |
13)
No development shall take place until there has been submitted to and approved in writing
by the Local Planning Authority a plan indicating the positions, design, materials and type of
boundary treatment to be erected. The boundary treatment shall be completed before the
building(s) is/are occupied. Development shall be carried out in accordance with the
approved details.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality. |
14)
The access to the site from Newton Lane shall be used in the event of fire or other emergency.
Reason: In order to protect the amenities of nearby dwellings. |
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