| Conditions or Reasons: | 1)
The development shall begin not later than three years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
Before development begins, a landscaping scheme to include any hard surfaces and earth mounding shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season and maintained until satisfactorily established.
Reason: To ensure a satisfactory standard of landscaping.
(Policies BE8, S.B.L.P.R and 43 & 59 DSCB). |
3)
All operations and procedures for the protection of trees shall be undertaken in strict accordance with the Arboricultural Method Statement (Rev C), dated September 2013 produced by David Clarke, that includes the Tree Protection Plan (Ref. TPP/HMPHPB/010 C) and Arboricultural Survey (Appendix A).
Reason: To ensure a satisfactory standard of tree protection to secure visual amenity and effective boundary planting.
(Policies BE8, S.B.L.P.R and 43 & 59 DSCB) |
4)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no fences, gates or walls shall be erected within the curtilage of the property.
Reason: To control the development in the interests of the visual amenities of the area which is situated in the countryside.
(Policy BE8 S.B.L.P.R and 43 DSCB). |
5)
Before development starts and notwithstanding the details shown on Drawing Number PL 02 Rev. D, further details of the boundary treatment shall be submitted to and approved by the Local Planning Authority and the site shall thereafter be enclosed in accordance with the approved details.
Reason : To preserve the character and appearance of the countryside
(Policies BE8, S.B.L.P.R and 43 & 50 DSCB) |
6)
Notwithstanding the details submitted with the application, prior to the commencement of the approved development, samples of all external materials including new weatherboarding, roofing slate and tile, rainwater goods and boundary wall brick to be used shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details which shall include a schedule of the external finishes.
Reason: To control the appearance of the development in the interest of preserving the visual amenity of the countryside.
(Policies BE8, S.B.L.P.R and 43,45 & 50 DSCB). |
7)
Notwithstanding the details submitted with the application, and prior to the commencement of the development, a method statement and schedule of materials to be used in the works of 'making good' required as a result of the alterations to the existing buildings hereby approved shall be submitted to and approved by the Local Planning Authority. Development shall thereafter be implemented in accordance with the approved details.
Reason: To preserve the architectural quality of the building which is considered a non-designated heritage asset.
(Policies BE8, S.B.L.P.R and 43 & 45 DSCB) |
8)
Prior to the commencement of the development, drawn details at an appropriate scale between 1:1 and 1:20 showing the method of support within the roof structure of the chimney section shown to be retained, including details and specification of any necessary associated repair and/or 'making good' of the structure thereby retained shall be submitted to and approved by the Local Planning Authority and thereafter, the development shall be implemented in accordance with these details.
Reason: To preserve the architectural quality of the building which is considered a non-designated heritage asset.
(Policies BE8, S.B.L.P.R and 43 & 45 DSCB) |
9)
Notwithstanding the details submitted with the application all new window and door joinery to the front elevation, as shown and annotated on Drawing Numbers PL 01 Rev. G and PL 02 Rev. D shall be of painted timber.
Reason: To preserve the architectural quality of the building which is considered a non-designated heritage asset.
(Policies BE8, S.B.L.P.R and 43 & 45 DSCB) |
10)
Prior to the first use of the kitchen hereby approved, equipment shall be installed to effectively suppress and disperse fumes and/or odours produced by cooking and food preparation, and the equipment shall be effectively operated for so long as the commercial food use continues. Full details of the method of odour abatement and all odour abatement equipment to be used, including predicted noise levels of the equipment in operation, shall be submitted to and approved by the Local Planning Authority. Thereafter the approved equipment shall be installed and in full working order at all times to the satisfaction of the Local Planning Authority.
Reason: In order to prevent the adverse impact of odours arising from cooking activities on the amenity of nearby residents.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
11)
The kitchen ventilation system approved in accordance with condition 10 above, together with any other external plant, machinery and equipment installed or operated in connection with this permission, shall be so enclosed, operated and/or attenuated that noise arising from such plant shall not exceed a level of 5dBA below the existing background level (or 10dBA below if there is a tonal quality) when measured or calculated according to BS4142:1997, at the boundary of any neighbouring residential dwelling. The applicant shall clearly demonstrate that noise from the installed plant achieves the required noise standard, prior to the use hereby permitted commencing.
Reason: To protect neighbouring residents from any adverse impact from noise arising from the kitchen extract ventilation system or other external plant on the premises.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
12)
No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:
1. A Preliminary Risk Assessment (PRA) which has identified: - all previous uses - potential contaminants associated with those uses - a Conceptual Site Model (CSM) of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination at the site.
2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.
3. The results of the site investigation and the detailed risk assessment referred to in (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 the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.
Reason : To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and Environment Agency Groundwater Protection: Principles and Practice (GP3:2012). |
13)
No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of 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 accordance 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. The long-term monitoring and maintenance plan shall be implemented as approved.
Reason : To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and Environment Agency Groundwater Protection: Principles and Practice (GP3:2012). |
14)
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 a remediation strategy to the Local Planning Authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.
Reason : To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and Environment Agency Groundwater Protection: Principles and Practice (GP3:2012). |
15)
No infiltration 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 it 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 and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and Environment Agency Groundwater Protection: Principles and Practice (GP3:2012). |
16)
Development shall not begin until details of the improvements to the existing junction (following a speed survey) of the vehicular access with the highway has been approved by the Local Planning Authority and no building shall be occupied until the junction has been constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
17)
Development shall not begin until (with the knowledge of a speed survey) improvements to the existing junction of Half Moon Lane; Pepsal End Lane; Newlands Road and Front Street has been approved by the Local Planning Authority and no building shall be occupied until those improvements have been implemented in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
18)
The maximum gradient of the vehicular access shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
19)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0m from the nearside edge of the carriageway of the adjoining highway.
Reason: To enable vehicles to draw off the highway before the gates are opened.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
20)
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.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
21)
Development shall not begin until details of a refuse storage area and collection point have been approved by the Local Planning Authority and no building shall be occupied until the said storage and collection points have been constructed in accordance with the approved details.
Reason: To ensure the refuse collection bins do not cause a hazard or obstruction to the highway or parking area.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
22)
Development shall not begin until details of secure cycle storage for residents and cycle parking for visitors have been approved by the Local Planning Authority and no building shall be occupied until the said storage and parking have been constructed in accordance with the approved details.
Reason: In order to promote sustainable modes of transport.
(Policies BE8, S.B.L.P.R and 24 & 43 DSCB) |
23)
No development shall commence until a wheel cleaning facility has been provided at all site exits in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The wheel cleaner(s) shall be removed from the site once the roadworks necessary to provide adequate access from the public highway have been completed (apart from final surfacing) to the satisfaction of the Local Planning Authority.
Reason: In the interests of the amenity and to prevent the deposit of mud or other extraneous material on the highway during the construction period.
(Policies BE8, S.B.L.P.R and 43 DSCB) |
24)
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.
(Policies BE8, S.B.L.P.R and 27 & 43 DSCB) |
25)
Before the premises are occupied, the parking scheme shown on Drawing Number PL 01 Rev. G shall be implemented to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits and shall thereafter be retained for that purpose. 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 adjoining highways and of the premises.
(Policies BE8, S.B.L.P.R and 27 &43 DSCB) |
26)
The occupation of the dwelling at first floor level hereby permitted shall be restricted to use as staff accommodation or as ancillary accommodation in connection with the approved use of the site.
Reason: To prevent the independent occupation of the residential accommodation not connected to the approved use which could give rise to parking and residential amenity issues.
(Policies BE8, S.B.L.P.R and 27 and 43 DSCB) |
27)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL 01 Rev. G, PL 02 Rev. D and TPP/HMPHPB/010C.
Reason: For the avoidance of doubt. |
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