| 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 begin before a Tree Protection Plan has been submitted, which clearly shows the position and build specification of tree protection, with the purpose of fencing off an area along the calculated Root Protection Area of all retained boundary trees as calculated in compliance with Table 2 of British Standard BS 5837 : 2005 "Trees in relation to construction". The protective fencing shall form a "Construction Exclusion Zone" (as specified in Section 9 of BS 5837 : 2005), which shall be demarcated by Protective Barriers (as specified by Figure 2 of the BS 5837: 2005), or ground protection (as specified in Figure 3 of the BS 5837 : 2005). The development shall be implemented in accordance with the Tree Protection Plan.
Reason: To safeguard the rooting medium, and prevent physical damage to retained boundary trees around the development site by providing adequate protection from plant, machinery and material storage. (Section 11, NPPF) |
3)
No development shall begin until a written scheme of archaeological investigation; that includes post excavation analysis and publication, has been submitted to and approved in writing by the Local Planning Authority. The development hereby approved 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. (Section 12, NPPF) |
4)
No development shall begin before the following has been submitted to and approved in writing by the Local Planning Authority.
A Phase 1 Desk Study incorporating a site walkover, site history, maps and all further features of industry best practice relating to potential contamination.
Where shown to be necessary by the Phase 1 Desk Study, a Phase 2 Site Investigation report further documenting the ground conditions of the site with regard to potential contamination, incorporating appropriate soils and gas sampling.
Reason: In the interests of the amenity of future occupiers. (Section 7, NPPF) |
5)
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 any Phase 2 Desk Study or found to be necessary by Condition 1, a Phase 3 detailed remediation scheme and 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. The British Standard for Topsoil, BS 3882:2007, specifies requirements for topsoils that are moved or traded and should be adhered to.
Reason. To protect the amenity of future occupiers. (Section 7, NPPF) |
6)
The development hereby permitted shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) dated 3 February 2010, compiled by Brand Leonard Ltd (ref. 10851 Revision A) and the following mitigation measures detailed within the FRA:
Flood resilient / resistant measures will be incorporated into the proposed development, as detailed on pages 14 and 15 of the FRA.
Finished floor levels are set no lower than 29.35m above Ordnance Datum (AOD).
Reason: To reduce the impact of flooding on the proposed development and future occupants and to reduce the risk of flooding to the proposed development and future occupants.
(Section 10, NPPF) |
7)
All hard and soft landscape works shall be carried out in accordance with the approved details (Drawing Number 541/1A) or any other scheme approved in writing with the LPA. The works shall be carried out within the first planting season following occupation of any part of the development, with bare root planting completed within the dormant months of November to March. All landscape planting shall be maintained for a period of 5 years thereafter, replacing any specimens lost during the first planting season following failure
Reason: To ensure the satisfactory landscape planting and establishment in the interests of visual amenity. (Section 11, NPPF) |
8)
Before the premises are occupied and for the avoidance of doubt the existing vehicular access shall be surfaced in bituminous or other similar durable material as may be approved in writing by the Local Planning Authority for a distance of 10m into the site, measured from the highway boundary. 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. (Section 7, NPPF) |
9)
Before the development is occupied an area of land across the whole of the site frontage measuring at least 2.4m from and parallel to the nearside edge of the adjacent road carriageway shall be provided and thereafter be kept free of all obstruction to visibility.
Reason: To provide adequate visibility between the existing highway and the proposed access and to make the access safe and convenient for the traffic which is likely to use it.
(Section 7, NPPF) |
10)
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.
(Section 7, NPPF) |
11)
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. (Section 7, NPPF) |
12)
No development shall begin until an updated bat survey, which shall include mitigation measures, if necessary, to inform an EPS license application, has been submitted to and approved in writing by the Local Planning Authority. Any required mitigation shall be implemented in accordance with the approved details.
Reason: To ensure favourable conservation status of the species is maintained.
(Section 11, NPPF)). |
13)
All first floor windows in the east and south elevations and roof of the southernmost barn conversion hereby permitted shall, where they are less than 1.7m above finished floor level of the room(s) in which the window(s) are installed, be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times, The windows shall be non-opening, unless fitted with a mechanism to restrict them to emergency use only. No further windows or other openings shall be formed in any elevations.
Reason: To safeguard the privacy of occupiers of adjoining properties. (Section 7, NPPF) |
14)
Prior to occupation of the dwelling boundary screening shall be erected in the position shown on drawing no.541/1A, the detail of which shall be first submitted to and approved in writing by the Local Planning Authority. The boundary screening shall be implemented in accordance with the approved details and retained thereafter.
Reason: To safeguard the amenity and privacy of residents and in the interest of the visual amenity of the area. (Section 7, NPPF) |
15)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 541/1A, 1552.03.01C, 02C, 03D 04D, 05D, 06C, 07C, 08D, 14-01.
Reason: To identify the approved plan/s and to avoid doubt. |
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