| Conditions or Reasons: | 1)
The development hereby permitted 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)
No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development and details of the proposed bird and bat boxes hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: Building materials are required to be ordered in advance of the construction phase and to ensure that the materials proposed would reflect the envisaged appearance of the development. (Policy DM3 of the Core Strategy for the North & Section 7, NPPF) |
3)
No development shall take place until details of the existing and final ground and slab levels of the buildings hereby approved have been submitted to and approved in writing by the Local Planning Authority. Such details shall include sections through both the site and the adjoining properties, the location of which shall first be agreed in writing with the Local Planning Authority. Thereafter the site shall be developed in full accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Policy DM3 of the Core Strategy for the North & Section 7, NPPF) |
4)
Notwithstanding the plans approved, the ground floor windows in the principal (North-west) elevation of the single storey side element of the Bakehouse shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows is installed. No further windows or other openings shall be formed in the principal (North-west) elevation of the single storey side element of the Bakehouse.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Policy DM3 of the Core Strategy and Section 7, NPPF) |
5)
Notwithstanding the plans supplied, the ground floor windows in the side (north-east) elevation of unit 1 the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the floor of the room in which the windows are installed. No further windows or other openings shall be formed in the side (north-east) elevation.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Policy DM3 of the Core Strategy for the North and Section 7, NPPF) |
6)
No development shall take place until a written scheme of archaeological investigation; that adopts a staged approach and includes post excavation analysis and publication, has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved archaeological scheme.
Reason: To record and advance understanding of the heritage assets with archaeological interest which will be unavoidably affected as a consequence of the development. This condition is pre-commencement as a failure to secure appropriate archaeological investigation in advance of development would be contrary to paragraph 141 of the National Planning Policy Framework (NPPF) that requires developers to record and advance of understanding of the significance of any heritage assets to be lost (wholly or in part) as a consequence of the development. |
7)
Prior to first occupation, all ecological measures and/or works shall be carried out in accordance with the details contained in part 6 of the October 2016 Preliminary Ecological Appraisal.
Reason: To ensure all impacts from development are taken into account and mitigated and the development delivers a net gain in biodiversity.
(Section 11, NPPF) |
8)
No development shall take place until details of hard and soft landscaping (which shall include the 3 metre landscape buffer along the edge of the site and proposed boundary treatment), together with a timetable for its implementation and a scheme for its maintenance for a period of 5 years have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved and in accordance with the approved timetable.
Reason: To ensure an acceptable standard of landscaping.
(Policy DM14 of the Core Strategy for the North and Sections 7 & 11, NPPF) |
9)
No development shall take place until following has been submitted to and approved in writing by the Local Planning Authority:
A Phase 1 Desk Study report adhering to BS 10175 documenting the ground and material conditions of the site with regard to potential contamination.
Reason: To ensure that any contamination which exists on the site is identified and properly dealt with in the interests of the residential amenity of the future occupiers of the site and of the surrounding area. (Section 11, NPPF) |
10)
No occupation of any permitted building shall take place until the following has been submitted to and approved in writing by the Local Planning Authority:
Where shown to be necessary by the Phase 1 Desk Study, a Phase 2 Site Investigation adhering to BS 10175 and incorporating all appropriate sampling.
Where shown to be necessary by the Phase 2 Site Investigation a detailed Phase 3 remediation scheme with measures to be taken to mitigate any risks to human health, groundwater and the wider environment. Any works which form part of the Phase 3 scheme approved by the local authority shall be completed in full before any permitted building is occupied.
The effectiveness of any scheme shall be demonstrated to the Local Planning Authority by means of a validation report (to incorporate photographs, material transport tickets and validation sampling), unless an alternative period is approved in writing by the Authority. Any such validation should include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment in accordance with Policy DM3 of the Core Strategy and Development Management Policies Document (2009).
(Section 11, NPPF) |
11)
No building shall be occupied until the junction of the proposed vehicular access with the highway and the modified junction of the vehicle access with the highway 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.
(Section 4, NPPF) |
12)
The visibility splays indicated on the approved drawing no. 1736-01 shall be provided at the junctions of the accesses with the public highway before the development is brought into use. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: To provide adequate visibility between the existing highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 4, NPPF) |
13)
No dwelling shall be occupied until the footway fronting the site has been widened to 2.0m, the property boundaries realigned to provide the visibility splays and dedicated as public highway, and a verge constructed in accordance with details/annotation of the drawing no. 1736-01. Any Statutory Undertakers equipment or street furniture shall be resited to provide an unobstructed footway.
Reason: In the interests of road safety and pedestrian movement.
(Section 4, NPPF) |
14)
Before the new access is first brought into use, the existing access serving 'The Bakehouse' and south-east of the proposed access 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 and constructed in accordance with the approved details.
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
(Section 4, NPPF) |
15)
Before the premises are occupied all on site vehicular areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site 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 acceptable parking of vehicles outside highway limits .
(Section 4, NPPF) |
16)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users.
(Section 4, NPPF) |
17)
Before the development is brought into use, the proposal shall be carried out and completed in all respects in accordance with the access siting and layout, parking provision inclusive of replacement parking and visitor parking, turning areas, cycle parking provision in sheds and access thereto and refuse collection point illustrated on the approved drawing no. A/43206/07F and defined by this permission and, notwithstanding the provision of the Town and Country Planning General Permitted Development Order 2015, (or any Order revoking or re-enacting that Order) there shall be no variation without the prior approval in writing of the Local Planning Authority. The cycle parking provision, vehicle parking provision, turning areas and refuse collection point shall thereafter be retained for its purpose.
Reason: To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate access arrangements at all times. (Section 4, NPPF) |
18)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays for The Bakehouse and plot 1 shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Policy DM3 of the Core Strategy for the North and Section 7, NPPF) |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers A 43206 1B (Site Location Plan), A 43206 07F (Proposed Site Layout), A 43206 08A (Garden Areas), A 43206 09 (Garage Plans), A 43206 10B (Proposed Unit 1 & 4), A43206 11A (Proposed Units 2 & 3), A 43206 12B (Proposed Units 5-7), A 43206 13 (Existing Bakehouse), A 43206 14 (Existing outbuildings), A 43206 15A (Proposed Bakehouse), Arboricultural Implications Assessment and Method Statement (12th Oct 2016), 2976.TPP (Tree Protection Plan), 2976.AIP (Arboricultural Implications Plan), Design and Access Statement (Sept 2016), Heritage Statement (Version 1.0),Ecological Appraisal (Oct 2016), Planning Statement (Sept 2016), Highways Statement (Oct 2016), 1736-03 (Tracking Access) & 1736-01 (Dedicated Highway Plan).
Reason: To identify the approved plan/s and to avoid doubt. |
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