Agenda item

Approved, subject to various requirements to be set out in the Minutes

The Committee considered application 17/00455/HYBRID a Hybrid (part full and part outline) application for: (1) Full – the construction of a temporary vehicular and pedestrian access (including footway along Howes Lane), permanent highway works (part of the proposed realigned Howes Lane) and pedestrian link to Howes Lane; (2) Outline - residential development, including landscaping, public open space, vehicular and pedestrian access at OS Parcel 4200 Adjoining and North East of the A4095 and adjoining and South West of Howes Lane, Bicester for Albion Land Two Limited.

 

Stephen Rand and Geoff Wheeler, local residents, addressed the committee in objection to the application.

 

Tim Waring, agent for the applicant had registered to address the committee in support of the application but due to travel delays was unable to attend.  A statement was provided to the Planning Officer which was read out to the Committee.

 

Councillor Sibley proposed that application 17/00455/HYBRID be refused against the officer recommendation as it was contrary to Local Plan policy Bicester 1. Councillor Pickford seconded the proposal.

 

Councillor Sibley proposed that a recorded vote be taken. Councillor Pickford seconded the proposal. A recorded vote was duly taken and Members voted as follows:

 

Councillor Hughes - Against

Councillor Macnamara - Against

Councillor Beere - Against

Councillor Clarke - Against

Councillor Corkin - Against

Councillor Dhesi - Against

Councillor Heath - Against

Councillor Kerford-Byrnes - Against

Councillor Milne-Home - Against

Councillor MacKenzie-Wintle - Against

Councillor Mould - For

Councillor Pickford - For

Councillor Pratt - For

Councillor Reynolds - Against

Councillor Richards - Abstain

Councillor Sibley - For

Councillor Brown - For

Councillor Lis - For

 

The motion fell.

 

Councillor Clarke proposed application 17/00455/HYBRID be approved in-line with the officer recommendation.  Councillor Macnamara seconded the proposal.

 

Councillor Sibley proposed that a recorded vote be taken. Councillor Pickford seconded the proposal. A recorded vote was duly taken and Members voted as follows:

 

Councillor Hughes - For

Councillor Macnamara - For

Councillor Beere - For

Councillor Clarke - For

Councillor Corkin - For

Councillor Dhesi - For

Councillor Heath - For

Councillor Milne-Home - For

Councillor Kerford-Byrnes - For

Councillor MacKenzie-Wintle - For

Councillor Mould - Against

Councillor Pickford - Against

Councillor Pratt - Against

Councillor Reynolds - For

Councillor Richards - Abstain

Councillor Sibley - Against

Councillor Brown - Against

Councillor Lis - Against

 

In reaching its decision the committee considered the officer’s report and presentation, the written update, the address of the public speakers, and the statement from the agent.

 

Resolved

 

That application 17/00455/HYBRID be approved subject to the following requirements:

 

a)           Delegation of the negotiation of a satisfactory S106 agreement to include securing the construction through the application site, and the ability to construct the Strategic Road through land within the control of Albion Land (within application sites 17/00455/HYBRID and 17/01090/OUT) to Officers and; further in accordance with the summary of the Heads of Terms (presented as Appendix A) and subsequent completion of S106 agreement

 

b)           The following conditions with delegation provided to the Head of Development Management to negotiate final amendments to the wording of conditions:

 

 

 

 

Outline Permission

 

1.               No development shall commence on any phase  (identified within an approved phasing plan) of the development of the outline permission until full details of the layout, scale, appearance, access and landscaping (hereafter referred to as reserved matters) for that phase have been submitted to and approved in writing by the Local Planning Authority.

 

2.               In the case of the reserved matters, application for approval shall be made for the first residential phase of development not later than the expiration of three years beginning with the date of this permission.

 

3.               In the case of all other reserved matters for subsequent phases, application for approval shall be made not later than the expiration of five years beginning with the date of this permission.

 

4.               The development to which this permission relates shall be begun not later than the expiration of two years from the approval of the first reserved matter and for all other matters two years from the final approval of the reserved matters or, in the case of approval on different dates, two years from the final approval of the last reserved matters to be approved.

 

5.               Except where otherwise stipulated by condition, the reserved matters to be submitted under condition 2 shall be in accordance with the following plans and documents:

·                         Drawing number 4216­_PL_01 (Application site boundary)

·                         4216_PL_02 (Parameter Plan 02 Land Use)

·                         4216_PL_03 Rev A (Parameter Plan 03 Residential Building Heights)

·                         4216_PL_04 (Parameter Plan 04 Vegetation Parameters)

·                         4216_PL_05 (Parameter Plan 05 Vegetation Retention and Removal)

·                         4216_PL_06 (Parameter Plan 06 Access and Circulation)

·                         Biodiversity Strategy and Biodiversity Offsetting Metric dated 24^th February 2017

·                         Arboricultural Statement dated February 2017

·                         Site specific flood risk assessment and drainage strategy Issue 3 dated February 2017

·                         Energy Statement dated February 2017

·                         Environmental Statement (February 2017)

 

6.               No more than 150 dwellings shall be constructed on the site.

 

 

Design

 

7.               Prior to the submission of the first reserved matter, an Urban Design Framework to cover the whole application site shall be submitted to and approved in writing by the Local Planning Authority. The Urban Design Framework shall set out the urban design approach for the site to include a regulating plan and supporting information to include;

 

·                         Details to provide continuity with adjacent development

·                         Key approaches to deliver sustainable development that as a minimum meets the Eco Town PPS standards

·                         Character areas for built form and green spaces and their key features

·                         A Plan to demonstrate that 40% Green Infrastructure will be provided across the site and how this will be achieved and which will demonstrate which areas are accessible to the public

·                         Indicative block size, structure and permeability

·                         Movement network and streetscape including bus routes and stop locations

·                         Public realm and public open space

·                         Density and open space

·                         Building heights

·                         Key views, vista, landmarks, landscape character, trees and retained hedges

·                         Legibility and diversity of built form and landscape

·                         Adaptability

·                         Play provision in accordance with Adopted Cherwell Local Plan Policy BSC 11

·                         Information as to how homes will be adaptable to all life stages

 

All reserved matters applications and development shall thereafter be in accordance with the approved Urban Design Framework.

 

8.               Each reserved matter submission for built residential development shall be accompanied by details showing how Building for Life 12 has been used to inform the design process and that the scheme achieves Built for Life™.

 

9.               Any reserved matters application for residential development shall be accompanied by a schedule of the market housing, to accord with the requirements of Policy BSC4 of the Local Plan. The market housing shall thereafter be provided in accordance with the approved schedule (and detailed reserved matter approval).

 

10.            All dwellings shall be provided with real time energy and travel information in accordance with details to be submitted prior to the commencement of the construction of any dwelling unless otherwise agreed in writing by the Local Planning Authority. No work shall commence on the construction of the dwellings in any phase until the submitted details have been approved.

 

11.            Each reserved matter application submission shall be accompanied by a statement setting out how the design of buildings and the layout has taken account of future climate impacts, as identified in TSB research ‘Future Climate Change Risks for NW Bicester’, or any more recent assessment that has been published, and how the proposed development will be resilient to overheating, changing rainfall patterns and higher intensity storm events.

 

12.            Prior to the commencement of each phase, those areas of the phase that are subject to elevated levels of noise, principally from road traffic sources, shall be identified and the dwellings that are constructed in these areas shall be designed and constructed in such a manner that they contain elements of sound insulation that will ensure that the internal noise levels contained within BS 8233:2014 Table 4 are achieved in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the details so approved.

 

Phase conditions

 

13.            All phases of residential development shall be provided with high speed broad band (not less than 100mbs); such that on occupation of each building on the phase the occupiers can secure a high speed broad band connection unless otherwise agreed in writing by the Local Planning Authority.

 

14.            Each reserved matter for any phase of development shall be accompanied by a strategy outlining how embodied carbon will be minimised for that phase. No work shall commence until the report has been approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the strategy so approved.

 

15.             All services serving the proposed development shall be provided underground unless details of any necessary above ground service infrastructure, whether or not (permitted by the Town and Country Planning (General Permitted Development Order) 1995 (as amended), have first been submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development that they serve, the above ground services shall be provided on site in accordance with the approved details.

 

Transport

 

16.            Prior to the occupation of each phase of  the development, the portion of the length of strategic link road to be delivered in full - identified on drawing number 4216­_PL_01 (Application site boundary) required to access that phase shall be provided in accordance with the approved plans. Access to that parcel shall be taken by no other route.

 

17.            Prior to the commencement of any phase of residential development hereby approved, full details of the means of vehicular accesses for that particular phase between the land and the strategic link road, including layout, construction, drainage, lighting, landscaping and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to first occupation on any phase, the means of access shall be constructed and retained in accordance with the approved details.

 

18.            Prior to the commencement of the development hereby approved, full details of the means of footway and cycleway links between the land and the local highway network extending to the boundary of the application site, including, position, layout, construction, drainage and street lighting and a programme for provision shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the means of footway and cycleway links shall be constructed and retained in accordance with the approved details.

 

19.             Prior to the commencement of any phase of residential development details of footpath improvements and directional signage between Howes Lane and Shakespeare Drive retail and community facilities and Kings Meadow Primary School shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. No occupation of buildings on the site shall take place until the approved signage and improvements have been completed.

 

20.            Prior to the first occupation of the development,  a Travel Plan setting out how the development (and/or the specific phase) will enable at least 50 per cent of trips originating within the development to be made by non-car means, with the potential for this to increase over time to at least 60 per cent, in accordance with the Eco Towns PPS ET 11.2 (a),  to meet the requirements set out in the Oxfordshire County Council guidance document ‘Transport for New Developments Transport Assessments and Travel Plans’ and to specifically include details of cycling incentives, a car club, electric vehicle charging and public transport incentives. The Travel Plan shall be submitted to and agreed in writing by the Local Planning Authority. The actions of the Travel Plan shall thereafter be delivered in accordance with the Travel Plan.

 

Contamination

 

21.            Prior to the commencement of any phase of the development hereby permitted a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model shall be carried out by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and shall be submitted to and approved in writing by the Local Planning Authority. No development of that phase shall take place until the Local Planning Authority has given its written approval that it is satisfied that no potential risk from contamination has been identified.

 

22.            If a potential risk from contamination is identified as a result of the work carried out under condition 21, prior to the commencement of development within that phase, a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals shall be documented as a report undertaken by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and submitted to and approved in writing by the Local Planning Authority. No development of the phase shall take place unless the Local Planning Authority has given its written approval that it is satisfied that the risk from contamination has been adequately characterised as required by this condition.

 

23.            If contamination is found by undertaking the work carried out under condition 22, prior to the commencement of development on the relevant phase, a scheme of remediation and/or monitoring for that phase to ensure the site is suitable for its proposed use shall be prepared by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and submitted to and approved in writing by the Local Planning Authority. No development on the phase shall take place until the Local Planning Authority has given its written approval of the scheme of remediation and/or monitoring required by this condition.

 

24.            If remedial works have been identified in condition 23, the development within that phase shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition 23. A verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

 

25.            No occupation of any phase shall take place until a verification report for that phase 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.

 

26.            If, during development of any phase, contamination not previously identified is found to be present at the site then no further development of that phase (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy has been submitted to the local planning authority. The remediation strategy shall detail how this unsuspected contamination shall be dealt with and written approval from the local planning authority shall be obtained. The remediation strategy shall be implemented as approved.

 

 

Biodiversity

 

 

27.            The retained hedges shown on drawing reference 4216 PL 05 (Parameter Plan 05 Vegetation Retention and Removal) and any hedges adjacent to the site shall have a buffer of a minimum of 20m in width comprising of 10m either side of the retained hedge. The hedge buffers shall be maintained as public open space and managed to maintain and create bio diversity.

 

28.            Each reserved matter application submission shall be accompanied by a statement setting out how the proposed development will contribute to the Bio Diversity Strategy and net biodiversity gain within that phase to include a calculation to demonstrate a net biodiversity gain. The development shall be carried out in accordance with the approved biodiversity statement.

 

Construction

 

29.            Construction noise levels from the site shall not exceed the predicted mitigated façade construction noise criteria levels as set out within Table 10.11 of Appendix 2.5 of the Environmental Statement dated February 2017 .

Drainage

 

30.            Development shall not commence until a study of the existing water supply infrastructure has been submitted to, and approved in writing by, the Local Planning Authority. The study should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

 

31.            Development shall not commence until a foul drainage strategy for conveyance and treatment, detailing any on and/or off site drainage works has been submitted to and approved in writing by, the local planning authority. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. No building shall be occupied until the foul drainage has been provided in accordance with the approved strategy.

 

32.            In addition to the site wide surface water drainage scheme, each Reserved Matters application shall be accompanied by a detailed surface water drainage scheme, to meet the flood risk, water quality, green infrastructure and biodiversity requirements of the relevant phase. The detailed surface water drainage scheme shall be in compliance with the approved Flood Risk Assessment, the Masterplan Surface Water Drainage Strategy and the approved site wide detailed surface water drainage strategy. No residential phase shall commence until the detailed surface water drainage scheme for that relevant phase has been approved in writing by the Local Planning Authority. The development shall be carried out and managed in accordance with the approved scheme.

 

33.            Each detailed surface water drainage scheme shall be accompanied by a scheme of maintenance for all drainage features which shall be agreed in writing by the Local Planning Authority. The scheme shall include timings of the implementation of the plan, long term objectives, management responsibilities, maintenance schedules and procedures for dealing with the failure of any part of the systems. The scheme for maintenance shall apply thereafter and in perpetuity unless an alternative scheme for maintenance is agreed otherwise in writing with the Local Planning Authority.

 

34.            The residential development shall be constructed so as to meet the higher Building Regulation Standard for water consumption of 110 litres per person per day (lppd) as a minimum.

 

 

35.            Prior to the commencement of the development, details of a strategy to work towards water neutrality, in accordance with the Eco Towns PPS shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. The development shall thereafter be carried out in accordance with the approved strategy.

 

Waste

 

36.            Prior to the occupation of any relevant phase of the development, a waste strategy, setting targets above national standards for residual waste levels, recycling levels and landfill diversion and which identifies measures to facilitate waste reduction and recycling for residential occupiers of that phase shall be submitted to and approved in writing by the Local Planning Authority. The waste reduction measures shall be implemented in accordance with the strategy. 

 

Full Permission

 

37.            The development to which this full permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

 

38.            Except where otherwise stipulated by condition, the full development shall be carried out strictly in accordance with the following plans: drawings numbered 14042-45 Rev E (Residential Right Turn Lane Access From Strategic Link Road) 14042-39 (titled Interim Residential Access with RSA Amendments) (pursuant to the Howes Lane works and the temporary access to the point it meets the Strategic Link Road only) and 14042-37 (titled Proposed Footway/ Cycleway).

 

39.             Prior to the construction of the element of the strategic link road within the application, full design details including details of final surface treatment, SUDs, detail of SUDs crossings, lighting columns, trees and landscaping, tree pits, traffic signals, road markings, kerblines and the type of kerb to be used, adoption boundary, service corridor, sections including long sections and levels and drainage arrangements shall be submitted to and approved in writing by the Local Planning Authority. The proposal shall follow the design principles of the following drawings prepared by Arcadis: drawing numbers 204-UA005241-04 (titled Detailed General Arrangement Plan Sheet 4 of 5), 203-UA005241-06 (titled Detailed General Arrangement Plan Sheet 3 of 5), 227-UA005241-03 (titled General Arrangement Road Markings Sheet 4 of 5), 226-UA005241-05 (titled General Arrangement Road Markings Sheet 3 of 5), 3001-UA005241-04 (Strategic Infrastructure Landscape General Arrangement 1 of 5), 3002-UA005241-04 (Strategic Infrastructure Landscape General Arrangement 2 of 5), 3006-UA005241-04 (Strategic Infrastructure Landscape Detailed General Arrangement Main Boulevard Layout), 3016-UA005241-02 (titled Landscape Details Typical Swale Crossing), 3017-UA005241-02 (titled Landscape Details Swale Cross Section), 3018-UA005241-02 (titled Landscape Details Swale Tree Planting), 3019-UA005241-02 (titled Landscape Details: Tree pits), 7809-UA005241-02 (titled Typical Service Locations),207-UA005241-01 (titled Long Section Sheet 1 of 2) and drawings showing existing and proposed levels and topography – referenced BIMP6 305B and BIMP6 306B.

 

40.            Prior to the first use of the temporary access hereby approved, the existing field accesses onto the A4095 to the application site shall be permanently stopped up by means of full face kerbing, planting, and the reinstatement of the highway verge and shall not be used by any vehicular traffic whatsoever.

 

41.            Prior to the commencement of the development hereby approved, full details of the means of vehicular access between the land and the temporary access junction with Howes Lane, including, position, layout, construction, drainage and vision splays and lighting shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to first occupation, the means of access shall be constructed and retained in accordance with the approved details.

 

42.             Prior to the commencement of the development hereby approved, details of the final surface treatment of road, cycleway and footway shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the details so approved.

 

43.            Prior to the commencement of the development, full construction details of

·                         the temporary access road between Howes Lane and the Strategic Link Road,

·                         the junction with Howes Lane

 

shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:

 

·                         Construction details to adoptable standards, and to include the interface with the remainder of the Strategic Link Road.

·                         Interim drainage arrangements

·                         The construction programme for the works

 

Thereafter, and prior to first occupation of any dwelling, the road shall be constructed in its entirety in accordance with the approved plans and details.

 

44.            Prior to the commencement of the development, details of the closure of the temporary vehicular access onto Howes Lane and the removal of the temporary access arrangements shall be submitted to and approved in writing by the Local Planning Authority.  These details shall include:

 

a.               Details of areas of the temporary access road that fall outside the approved Strategic Link Road layout, showing how they will be removed and the ground remediated, or otherwise treated, following the opening of the Strategic Link Road

 

b.               Details of the closure of the temporary vehicular access onto Howes Lane

 

c.               Details of the decommissioning and removal of street lighting and traffic signals on Howes Lane, and any other infrastructure required solely as part of the temporary access strategy

 

d.               Details of the areas of the temporary access road that fall within the line of the Strategic Link Road and their alteration

 

Thereafter, the temporary road link shall be closed to vehicular traffic and removed, in accordance with the approved details and programme, at the same time that the realigned Howes Lane approved under application 14/01968/F, or any subsequent application for the realignment of Howes Lane through the NW Bicester site, is opened to vehicular traffic, and temporary access arrangements removed in accordance with the approved details. 

 

45.            Prior to the commencement of the development hereby approved, and notwithstanding the submitted details, full details, locations, specifications and construction methods for all purpose built tree pits and associated above ground features, to include specifications for the installation of below ground, load-bearing ‘cell structured’ root trenches, root barriers, irrigation systems and a stated volume of a suitable growing medium to facilitate and promote the healthy development of the proposed trees, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details and specifications.

 

46.             Prior to the commencement of the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-

 

·                         details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas

 

47.             All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the final surface course of the road/ footways being completed. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

 

48.             Except to allow for the means of access and vision splays the existing hedgerow/trees along the boundary of the site with Howes Lane shall be retained and properly maintained and any hedgerow/tree which may die within five years from the completion of the development shall be replaced and shall thereafter be properly maintained in accordance with this condition.

 

49.            Prior to the commencement of the development hereby approved, full details of all service trenches, pipe runs or drains and any other excavation, earth movement or mounding required in connection with the development, including the identification and location of all existing and proposed trees, shrubs and hedgerows within influencing distance of such services, including details of any required engineering solution methods for development within the Root Protection Area of any tree/ hedgerow shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

 

50.             Prior to the commencement of the development, a report outlining how embodied carbon has been minimised for the development 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 report.

 

Conditions relevant to Both Full and Outline permissions:

 

51.            Prior to the submission of reserved matters and prior to the commencement of the development in respect of the Full permission, a full surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include:

·                         Discharge Rates

·                         Discharge Volumes

·                         Sizing of features – attenuation volume

·                         Infiltration in accordance with BRE365

·                         Detailed drainage layout with pipe numbers

·                         SUDS - Swales, Ponds, Permeable Paving, Filter Strips, Rain Gardens

·                         Network drainage calculations

·                         Phasing

 

52.            Prior to the commencement of the development hereby approved, a phasing plan covering the entire site the subject of this permission, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter each reserved matters application shall refer to a phase, phases, or part thereof identified in the approved phasing plan and development shall proceed in accordance with the approved phasing.

 

53.            No development shall commence on a phase until a Construction Traffic Management (CTM) Plan providing full details of the construction of that phase has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority) for that relevant phase. This CTM Plan will include wheel washing facilities, a restriction on construction & delivery traffic during the am and pm peak traffic periods and an agreed route for HGV traffic to the development site. The approved CTM Plan shall be implemented in full during the entire construction period of the relevant phase.

 

54.            No development shall commence on any phase until a Construction Environment Management Plan (CEMP) for that phase has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include (but shall not be limited to):

a)                the suggested mitigation in the Environmental Statement including measures to be taken to ensure construction works do not adversely affect the existing biodiversity of the site and residential properties on, adjacent to or surrounding the site;

b)               details of the consultation and communication to be carried out with local residents;

c)               Details of how carbon emissions from the construction process have been minimised;

d)               A Soil Resources Plan that detail the soils present, proposed storage location, handling methods and locations for reuse; and

e)               A Site Waste Management Plan, targeting zero waste to landfill and setting targets for residual waste, recycling and diversion from landfill. 

Thereafter the development of the phase shall be carried out in accordance with approved CEMP.

 

55.             If a period of more than two years elapses from the date of the outline planning permission, no development shall commence on any phase thereafter until an updated extended Phase 1 Habitat survey for that phase has been undertaken. The survey results, together with any necessary changes to the mitigation plan or method statement shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

 

56.             No removal of hedgerows, trees or shrubs, shall take place between the 1st March and 31st August inclusive, unless the Local Planning Authority has confirmed in writing that such works can proceed, based on the submission of a recent survey (no older than one month) that has been undertaken by a competent ecologist to assess the nesting bird activity on site, together with details of measures to protect the nesting bird interest on the site.

 

57.            Notwithstanding the submitted information, no development shall commence on any phase until a scheme for the provision of protective fencing in the form of an Arboricultural Method Statement, to prevent damage during construction, for the retained hedgerows, trees and areas of green space, within that phase shall be submitted to and approved in writing by the Local Planning Authority. The approved fencing shall be installed in accordance with the approved plans prior to work commencing on site.

 

58.            No development shall commence on any phase until a Landscape & Habitat Management Plan (LHMP) for that phase detailing both management and monitoring proposals for green space (excluding building curtilages) has been submitted to and approved in writing by the Local Planning Authority. Thereafter the LHMP shall be implemented in accordance with the approved details.

 

59.            No development shall commence on any phase until details of the existing and proposed ground levels for that phase have been submitted to and approved in writing by the local planning authority. The development of that phase shall thereafter be carried out in accordance with the approved levels.

 

60.            Prior to the commencement of any phase of the development and any archaeological investigation, a professional archaeological organisation acceptable to the Local Planning Authority shall prepare a first stage archaeological Written Scheme of Investigation, relating to the area covered by that phase, which shall be submitted to and approved in writing by the Local Planning Authority.

 

61.            Prior to the commencement of any phase of the development and following the approval of the first stage Written Scheme of Investigation referred to in condition 60, a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority.