| 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)
Details of materials to be used for the external finishes of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance therewith.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match/complement the existing building(s) and the visual amenities of the locality. |
3)
Full details of both hard and soft landscaping shall be submitted to and approved in writing by the Local Planning Authority. These details shall include:-
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.
The development shall be carried out in accordance with the approved details.
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. |
4)
The scheme approved in Condition 3 shall be carried out
by a date which shall be not later than the end of the full planting season immediately following the completion of the development......
Thereafter the planting shall be adequately maintained for a period of five years from the date of planting. Any of the trees or shrubs or both which die or are removed, or which become severely damaged or seriously diseased (during the said period of five years) shall be replaced with trees or shrubs or both, as the case may be, of similar size and species to those originally required to be planted and the same shall be maintained until properly established.
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. |
5)
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. |
6)
The proposed vehicular access shall be surfaced in tarmacadam or other similar durable material as may be approved in writing by the Local Planning Authority before the premises are occupied. Arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside of highways limits. |
7)
There shall be no restriction on the use of the car parking spaces shown on the approved plans by occupiers of, or visitors to, any of the buildings hereby permitted.
Reason
To minimise the potential for on street parking and thereby safeguard the interest of the safety and convenience of road users |
8)
Before the premises are occupied any existing access/crossover within the frontage of the land to be developed, not incorporated in the access hereby approved shall be closed in a manner to the Local Planning Authority's written approval.
Reason: In the interests of road safety and to reduce the number of points at which traffic will enter and leave the public highway. |
9)
Before development commences a scheme for the secure and covered parking of cycles on the site (including details of the internal dimensions of the cycle parking area, stands/brackets to be used and a minimum of 1.2m access thereto), calculated at one cycle parking space per bedroom, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.
Reason: To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport. |
10)
Development shall not commence until a scheme detailing provision for on site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period.
Reason: To ensure adequate off street parking during construction in the interests of road safety. |
11)
No development shall take place until the applicant or developer has secured the implantation of a Written Scheme of Archaeological Investigation which has been submitted to and approved in writing by the Local planning Authority. The said development shall only be implemented in accordance with the scheme thereby approved.
Reason
To safeguard any archaeological remains at the site in line with Policy HE12.3 of PPS Planning for the Historic Environment. |
12)
Prior to the commencement of any phase of development approved by this permission the developer shall submit to the planning Authority in both paper and electronic form where possible:
a) A Phase 1 Desk Study incorporating a site walkover, on site history, maps and all further features of industry best practice relating to potential contamination
b) Where shown to be necessary by the Phase 1 desk Study, a Phase 11 Site Investigation report further documenting the ground conditions of the site with regard to potential contamination, incorporating appropriate solid and gas sampling.
c) Where shown to be necessary by the Phase 11 investigation, a Phase 111 detailed scheme for remedial works and measures to be taken to mitigate any risks to human health, groundwater and the wider environment.
d) On completion of the development, the developer shall provide written confirmation that any and all of the works have been completed in accordance with the agreed remediation scheme in the form of a Phase iV validation report to incorporate photographs, material transport tickets and sampling.
Reason
To protect human health and the environment |
13)
A scheme shall be submitted for written approval by the Local Planning Authority indicating the positions, design, materials and type of
boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme
before the buildings are occupied
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality. |
14)
Prior to commencement of the development hereby approved a Site Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority. This approved Site waste Management Plan shall be implemented at the site.
Reason
To ensure that Site Waste generated by the development hereby approved is properly managed. |
15)
Prior to the commencement of development approved by this permission (or such other date or stage in development as may previously be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with the contamination of the site shall each be submitted to and approved in writing, by the Local Planning Authority;
1) a preliminary risk assessment which has identified:
all previous uses
potential contaminants associated with those uses
a conceptual model of the site indicating sources, pathways and receptors
potentially unacceptable risks arising from contamination at the site.
2) A site investigation scheme, base on (1) to provided information for a detailed assessment of the risk to all receptors that may be affected, including those off site.
3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.
(4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in 3 above are complete and identifying any requirements for longer terms monitoring of pollutant linkages, maintenance and arrangements for contingency action.
Any changes to these components requires the express consent of the local planning authority. The scheme shall be implemented as approved..
Reason
To protect the quality of controlled waters (coastal waters, inland fresh waters and groundwaters) in accordance with Groundwaters Protection, Policy and Practice (GP3)P9-6 and Planning Policy Statement 23 (PPS23). We are satisfied that parts 1 and 2 have been completed. |
16)
Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved in writing by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in acccordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan( a long term monitoring and maintenance plan) for longer -term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority.
Reason
To protect the quality of controlled waters (coastal waters, inland fresh waters and groundwaters) in accordance with the Groundwaters Protection Policy and Practice (GP3) P0-6 and Planning Policy Statement 23 (PPS23). |
17)
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted to and obtained written approval for the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.
Reason
To protect the quality of controlled waters in accordance with Groundwater Protection, Policy and Practice (GP3) P9-6 and Planning Policy Statement 23 (PPS23). The nature of soil and groundwater contamination is such that even where comprehensive site investigation is undertaken,some unsuspected contamination may exist between sample locations. This condition allows a reactive mechanism for the control of the way in which such contamination is treated should it be discovered. |
18)
No filtration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where is has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details
Reason
To protect the quality of controlled waters in accordance with Groundwater Protection, Policy and Practice (GP3) P9-6 and P4-1 to P4-12 and Planning Policy Statement (PPS23). The infiltration of surface water through land affected by contamination can result in the pollution of controlled waters. We encourage the use of Sustainable Drainage Systems, however, they must be carefully considered and controlled. |
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