| 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 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: To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, 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.
(Section 12, NPPF) |
4)
All ecological measures and/or works shall be carried out in accordance with the details contained in the August 2018 Ecological Survey Report as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
(Policies BE8, SBLPR, Policy HQ1, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
5)
No new building shall be occupied until the junction of the proposed vehicular access with the highway serving the existing dwelling 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 & T10, SBLPR, Policies HQ1 & T3, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
6)
Before the new access is first brought into use, a triangular vision splay shall be provided on each side of the new access drive and shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the footway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
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.
(Policies BE8 & T10, SBLPR, Policies HQ1 & T3, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
7)
The proposed driveway for the existing property shall be constructed and surfaced in a stable and durable material in accordance with details to be approved in writing by the Local Planning Authority for a minimum distance of 5m into the site, measured from the highway boundary, before the new 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 the highway.
(Policies BE8 & T10, SBLPR, Policies HQ1 & T3, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
8)
Before the new access is first brought into use, any existing 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.
Reason
In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
(Policies BE8 & T10, SBLPR, Policies HQ1 & T10, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
9)
The turning space for vehicles illustrated on the approved Plan No PL-01 rev B shall be constructed before the development is first brought into use and retained thereafter for that purpose.
Reason
To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Policies BE8 & H8, SBLPR, Policy HQ1, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
10)
Details of a refuse collection point located outside of the public highway 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.
(Policies BE8 & T10, SBLPR, Policies HQ1 & T3, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
11)
Before the development is occupied a scheme for the parking of cycles on the site 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. |
12)
Before the development is first occupied or brought into use, the parking scheme shown on plan No PL-01 rev B shall be completed and thereafter retained for this purpose.
Reason
To ensure the provision of car parking clear of the highway.
(Policies BE8 & T10, SBLPR, Policies HQ1 & T3, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
13)
Prior to development, a detailed Arboricultural Method Statement shall be submitted to the Local Planning Authority for approval, as recommended in Section 6.4 of the supporting document "Tree Survey Report - Pre Development", prepared by RGS Arboricultural Consultants, (Document Ref: Revision A -February 2019), This shall cover specific aspects of temporary and permanent tree protection methods and materials, and shall include a schedule of operations, specific responsibilities and all arboricultural supervision that will be required. The approved Arboricultural Method Statement shall then be implemented in strict accordance with the specified protection requirements, working methodology and stipulated sequence of operations.
REASON
To ensure that site specific working practices are adopted in respect of all tree protection measures relating to development activity.
(Policy BE8 , SBLPR, Policy HQ1, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
14)
All tree removal and/or remedial facilitation works shall only be carried out in strict accordance with Appendix 2 of the "Tree Survey Report - Pre Development", as prepared by RGS Arboricultural Consultants, (Document Ref: Revision A -February 2019), and all work shall be undertaken by qualified arboriculturists in full compliance with BS 3998 : 2010 "Tree Work -Recommendations".
REASON
To ensure that only those trees identified for tree removal are actually removed, and that the recommended access facilitation pruning is carried out to a high standard, in accordance with arboricultural good practice, and in full compliance with the tree work recommendations being made in the report.
(Policy BE8, SBLPR, Policy HQ1, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
15)
Temporary protection barriers and ground protection shall be erected and positioned prior to any enabling works commencing on site (other than tree works), in accordance with an approved detailed Arboricultural Method Statement, and the "Tree Protection Plan", which forms Appendix 3B of the "Tree Survey Report - Pre Development", as prepared by RGS Arboricultural Consultants, (Document Ref: Revision A -February 2019), with all tree protection fencing /ground protection then remaining securely in position throughout the entire course of development.
REASON
To prevent damage to retained trees from all development activity, so as to secure their health, stability and amenity value.
(Policies BE8 & H8, SBLPR, Policy HQ1, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
16)
The construction access route and driveway shall be constructed in strict accordance with an approved detailed Arboricultural Method Statement, which shall comply with the general recommendations outlined in Section 6.3 of the "Tree Survey Report - Pre Development", including the "Tree Protection Plan", which forms Appendix 3B, as prepared by RGS Arboricultural Consultants, (Document Ref: Revision A -February 2019).
REASON
To ensure that all "no-dig" construction requirements comply with an approved working methodology, and sequence of operations, so as to prevent root damage resulting from the encroachment into the designated Root Protection Areas of retained trees.
(Policies BE8 & H8, SBLPR, Policy HQ1, submission of the Local Plan 2015-2035 and Section 12, NPPF) |
17)
No development above ground shall take place until a scheme for screen fencing or screen walling to be erected in the position shown on drawing no. PL-01 REV B has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented before the development is first occupied or brought into use and shall be retained thereafter.
Reason: To safeguard the amenity and privacy of residents and in the interest of the visual amenity of the area.
(Section 12, NPPF) |
18)
Notwithstanding the provisions of Part 1, Class A, B, C of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the building(s) hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area.
(Section 12, NPPF) |
19)
Notwithstanding the provisions of Part 1 Class E of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures shall be erected or constructed within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the visual amenity of the area.
(Section 12, NPPF) |
20)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers LO-01, PL-01 REV B, PL-02 REV A and PL-03.
Reason: To identify the approved plans and to avoid doubt. |
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