| 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)
Prior to the construction phase, notwithstanding the details submitted with the application, details of the materials to be used for the external walls and roofs of the development hereby approved 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.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Policy BE8, SBLPR & Section 7, NPPF) |
3)
No development shall take place until a written scheme of archaeological investigation that includes provision for 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: 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. |
3)
No development shall take place until a written scheme of archaeological investigation that includes provision for 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: 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. |
4)
No development approved by this permission shall take place until a Phase 2 investigation report, as recommended by the previously submitted WDE Consulting report dated August 2015 (Ref: 20576R1), has been submitted to and approved in writing by the Local Planning Authority. Where found to be necessary by the phase 2 report a remediation strategy to deal with the risks associated with contamination of the site shall also be submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency action.
Reason: To protect human health and the environment.
(Section 11, NPPF) |
5)
Prior to any permitted dwelling being occupied it shall be demonstrated to the Local Planning Authority by means of a verification report, agreed in writing by the Local Planning Authority that any works which form part of the Phase 3 Remediation Scheme have been implemented. Any such validation should include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment.
(Section 11, NPPF) |
6)
No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the dwellings the fire hydrants serving that development shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: This is a pre-commencement condition in the interests of fire safety and providing safe and accessible developments.
(Section 8, NPPF) |
7)
The development hereby permitted shall not be commenced until a detailed surface water drainage design has been submitted to, and approved in writing by, the Local Planning Authority. The design shall then be fully implemented and subsequently maintained in accordance with the timing / phasing arrangements embodied within the scheme or within any other period agreed by the Local Planning Authority.
The scheme to be submitted shall include:
1. Plans and calculations showing sufficient disposal, storage and conveyance of surface water (up to and including for the 1in100 year event + a 40% allowance for climate change).
2. Calculations and methodology to support the final discharge rate, this will not exceed the greenfield run off rate for the site.
3. Details of the receiving network including verification that there is sufficient capacity in the receiving watercourse, its final discharge point and that there will be detrimental effect on its water quality.
4. Details and a plan of the full design of the drainage scheme in its entirety.
5. Details of the proposed construction of the system and any phasing of works.
6. Details of who the surface water drainage will be managed by and how it will be maintained, including a plan of any split in public and private responsibilities.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and prevent the increased risk of flooding both on and off site for the lifetime of the development, in accordance with para 103 NPPF and the Non-statutory technical standards for sustainable drainage systems (DEFRA, 2015); and to ensure that the implementation and long term operation of a sustainable drainage system is in line with what has been approved, in accordance with Written statement - HCWS161 |
8)
No works shall commence on site until such time as detailed plans of roads, footways, footpaths, surface water drainage, landscaping, street lighting and visibility splays have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. All construction works shall be carried out in accordance with the approved plans.
Reason: To ensure satisfactory development of the site and suitable standard of highway design and construction.
(Section 4, NPPF) |
9)
Before occupation, the roads, including any paths shall be laid out and constructed so as to ensure that each dwelling has a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and the existing highway.
Reason: To ensure that the development is served by an adequate means of access. (Section 4, NPPF) |
10)
No development shall take place until a landscaping scheme to include all hard and soft landscaping and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been 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 in accordance with the approved landscape maintenance scheme and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: This is a pre-commencement condition to ensure an acceptable standard of landscaping in the interests of mitigating harm to the visual amenity of the open countryside.
(Policy BE8 SBLPR & Sections 7 & 11, NPPF) |
11)
The development hereby permitted shall not be occupied or brought into use and no external lighting shall be installed on the site until the details of any external lighting to be installed on the site, which shall utilise light emitting diodes (LEDs), including the design of the lighting unit, any supporting structure, the level of illumination and the extent of the area to be illuminated, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
Reason: To ensure the proposed highways are adequately lit and to protect the visual amenity of the site and its surrounding area, to protect the habitats of bats and to protect the amenity of neighbouring residents.
(Policy BE8, SBLPR and Sections 7 & 11, NPPF, NPPF) |
12)
Prior to the occupation of any dwelling on the site, a scheme for the provision of waste receptacles for each dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided before occupation takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
13)
The development shall be carried out in accordance with the 'Conclusions and Recommendations' section within the approved Habitat and Protected Species Report by Paul Hickling Associates Ltd dated November 2015.
Reason: To prevent harm being caused to protected species and to ensure that the development delivers a net gain to biodiversity.
(Policy BE8, SBLPR and Section 11, NPPF) |
14)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL-04.1 Rev D, PL-04.2 A, PL-04.3 A & PL-04.4, PL-04.5.
Reason: To identify the approved plans and to avoid doubt. |
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