Agenda item


OS Parcel 4200 Adjoining & North East Of A4095 And Adjoining And South West Of Howes Lane Bicester

Decision:

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

Minutes:

The Committee considered application 17/01090/OUT an outline application for a development of B1, B2 and B8 (Use Classes) employment buildings, including landscaping; parking and service areas; balancing ponds and swales; and associated utilities and infrastructure. Construction of a new access off Middleton Stoney Road (B4030); temporary access off Howes Lane; internal roads, footways and cycleways at the OS Parcel 4200 adjoining and North East of the A4095 and adjoining and South West of Howes Lane, Bicester for Albion Land Two Limited.

 

Noel Farrer of Farrer Huxley Associates addressed the Committee in objection to the application.

 

Councillor Sibley proposed that application 17/01090/OUT be refused against the officer recommendation as it was contrary to the local plan. 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 Milne-Home – Against

Councillor Kerford-Byrnes – Against

Councillor MacKenzie-Wintle – Against

Councillor Mould – For

Councillor Pickford – For

Councillor – Pratt – For

Councillor Reynolds – For

Councillor Richards – Against

Councillor Sibley – For

Councillor Brown – For

Councillor Lis – For

 

The motion fell.

 

Councillor Clarke proposed application 17/01090/OUT be approved in-line with officer recommendations.  Councillor Dhesi 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 Keyford-Byrnes – For

Councillor MacKenzie-Wintle – For

Councillor Mould – Against

Councillor Pickford – Against

Councillor Pratt – Against

Councillor Reynolds – Against

Councillor Richards – For

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.

 

Resolved

 

That application 17/01090/OUT be approved subject to the following conditions:

 

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 (finalised list following negotiation post Committee):

 

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 commercial 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:

·                         4216_SK­_201 Rev B (Application site boundary)

·                         4216_SK­_202 Rev E (Parameter Plan 02 Land Use)

·                         4216_SK_203 Rev E (Parameter Plan 03 Building Heights Plan)

·                         4216_SK_04 Rev C (Parameter Plan 04 Vegetation Parameters)

·                         4216_SK_05 Rev J (Parameter Plan 05 Vegetation Retention and Removal)

·                         4216_SK_06 Rev F (Parameter Plan 06 Access and Circulation)

·                         14042-30 Rev B (Highway Infrastructure – Middleton Stoney Road Access)

·                         14042-43 Rev A (Highway Infrastructure prior to North West Bicester Link Road)

·                         14042-44 Rev A (Highway Infrastructure Post North West Bicester Link Road)

·                         Biodiversity Strategy and Biodiversity Offsetting Metric (Strategy dated 11 May 2017 and Calculation accompanying email from the Council’s Ecologist of the 26/06/2017)

·                         Arboricultural Statement dated June 2017 (CBA10710PH2 v2)

·                         Site specific flood risk assessment and drainage strategy Issue 1 dated May 2017

·                         Energy Strategy Addendum (May 2017)

·                         Environmental Statement (May 2017)

 

6.               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 unless otherwise agreed in writing.

7.               No more than 53,000sqm of employment floor space shall be provided across the two employment sites labelled ‘Plot 1’ and ‘Plot 2’ on drawing number 4216­_SK_202 Rev E titled ‘Parameter Plan – Land Use’.

8.               No more than 30% of the floor space of the employment plots hereby approved shall be utilised for purposes falling within Class B1c/B2 and no more than 70% of the floor space of the employment plots hereby approved shall be utilised for purposes falling with Class B8 both specified within the Schedule to the Town and Country Planning (Use Classes) (England) Order 1987 (and all subsequent amendments). The approved floor space shall be used only for development within the approved Use, together with ancillary B1a use and for no other purpose(s) whatsoever.

9.               The employment units provided on the small business plot (Plot 1) shall not individually exceed 500m2 in area and shall not be amalgamated to form larger units unless first agreed in writing by the Local Planning Authority.

 

10.            The employment buildings shall not exceed a height of 16m to the ridge and 13.7m to the eaves measured from the development plateau level, as indicated on drawing number 4216_SK_203 Rev E (Parameter Plan 03 Building Heights Plan).

 

Design

 

11.            Prior to the first submission of a reserved matter for commercial development, a Design Code shall be submitted covering the two commercial areas of the site. The Design Code shall include:

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

·                         Block principles

·                         Street types, materials and details

·                         Building types, uses, materials and details

·                         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.

·                         Parking Strategy

·                         Boundary treatments and landscaping

·                         SUDs and open spaces

·                         Measures to ensure high quality development to key frontages

·                         Mitigation landscape planting

·                         Measures to ensure noise levels are controlled through layout considerations

The development shall thereafter be in accordance with the approved Design Code.

 

12.            All commercial buildings 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 commercial building unless otherwise agreed in writing by the Local Planning Authority. No work shall commence on the construction of the commercial buildings in any phase until the submitted details have been approved.

13.            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.

Phase conditions

 

14.            All phases of 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.

15.            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.

16.            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

 

17.            No more than 17,437sqm floorspace of B8 use and 7,473sqm floorspace of B1c/B2 use shall be constructed until the development work to realign Howes Lane/ Lords Lane approved under application 14/01968/F has been completed and the road is open to vehicular traffic. 

18.            Any commercial floorspace within use classes B1c/B2 and B8 to be constructed before the work to realign Howes Lane/ Lords Lane has been completed and the road opened to vehicular traffic, shall be accessed from the B4030 Middleton Stoney Road.

19.            Prior to the commencement of any phase of commercial development hereby approved, full details of the means of vehicular accesses for that particular phase between the land and the highway, including layout, construction, drainage, lighting 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.

20.            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.

21.            Prior to the commencement of the development hereby approved, full specification details of the internal roads, parking and turning areas, which shall include construction, layout, surfacing, lighting and drainage, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of any of the commercial development, the access, driveways and turning areas shall be constructed in accordance with the approved details.

 

22.            Prior to any works on the construction of the temporary access, 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 including 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 commercial development on Plot 1, the temporary access road shall be constructed in its entirety in accordance with the approved plans and details.

 

23.            Prior to any works on the construction of the temporary access, 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. 

 

24.            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.

25.            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.

26.            Prior to the commencement of the development hereby approved, full details of the bus stop locations, including, position, layout, construction, and drainage shall be submitted to and approved in writing by the Local Planning Authority.  Such works are to be completed prior to the first occupation of the development site. 

 

27.            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.

 

Contamination

 

28.            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.

 

29.            If a potential risk from contamination is identified as a result of the work carried out under condition 28, 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.

30.            If contamination is found by undertaking the work carried out under condition 29, 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.

31.            If remedial works have been identified in condition 30, 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 30. 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.

32.            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.

 

33.            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 and Landscape

 

34.            Prior to the commencement of the development, a Landscape Strategy Plan, indicating areas of structural landscaping shall be submitted to and approved in writing by the Local Planning Authority. The approved areas for structural landscaping shall be identified in each reserved matters application for that relevant phase and shall accord with the information contained within the Landscape Strategy Plan.

 

35.            The retained hedges shown on drawing reference 4216 SK 05 Rev J (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.

36.            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.

37.            No development shall commence on any phase unless or until an up to date reptile, badger and bat survey for that phase has been undertaken to establish changes in the presence, abundance and impact on bio diversity. 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.

38.            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.

 

39.            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.

40.            No development shall commence on any phase until details of any existing hedgerow, or part thereof, to be removed, and proposals for creation of new compensatory hedgerow, have been submitted to and approved in writing by the Local Planning Authority. The compensatory hedgerow shall be provided in accordance with the approved details.

41.            Prior to the commencement of the development hereby approved, full details of a scheme for the location of bat, bird, owl and invertebrate boxes shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the occupation of any building the bat, bird, owl and invertebrate boxes shall be installed on the site in accordance with the approved details.

Reason -To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 and Government guidance contained within the National Planning Policy Framework.

Environmental

 

42.            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.

 

43.            Prior to the commencement of the development hereby permitted a detailed air quality impact assessment to identify the impact of the development on local air quality shall be submitted to and approved in writing by the Local Planning Authority. This shall have regard to the Cherwell District Council Air Quality Action Plan and no development shall take place until the Local Planning Authority has given its written approval that it is satisfied that the impact of the development on air quality has been adequately quantified.

44.            Prior to the commencement of the development hereby permitted, where an adverse impact has been identified during works in condition 43 an air quality mitigation strategy shall be submitted to and approved in writing, by the Local Planning Authority. Once approved the measures within this strategy will be implemented as agreed. No development shall take place until the Local Planning Authority has given its written approval that measures are in place which mitigate the impact of the development on local air quality.

45.            Construction noise levels from the site shall not exceed the predicted mitigated façade construction noise criteria levels as set out within section 5.2.1 of appendix 10.1 (Noise Assessment dated May 2017 prepared by WYG) of the Environmental Statement dated May 2017.

 

46.            Any reserved matter application for commercial development to include plant and/or machinery shall be accompanied by a noise assessment relating to that proposal demonstrating that there will be no increase in background noise levels at the nearest existing or proposed residential properties to the building.

47.            Operational noise levels from the site shall not exceed the target noise criteria level set out within table 5.5 of appendix 10.1 (Noise Assessment dated May 2017 prepared by WYG) of the Environmental Statement dated May 2017.

48.            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

49.            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.

50.            No goods, materials, plant or machinery shall be stored, repaired, operated or displayed in the open without the prior express planning consent of the Local Planning Authority.

51.            Prior to the commencement of the development of a commercial phase, a scheme for lighting the commercial areas of the site within that phase shall be submitted to and approved in writing by the Local Planning Authority. The approved lighting scheme shall be implemented prior to the first occupation of the commercial area within that phase.

Drainage

 

52.            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.

53.            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.

54.            Prior to the submission of reserved matters, 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

55.            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 commercial 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.

56.            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 agreed otherwise in writing with the Local Planning Authority.

57.            No development of a phase shall commence on a commercial building until details of measures to be installed into the commercial buildings within that phase to minimise water consumption have been submitted to and approved in writing by the Local Planning Authority. The development of the phase shall be carried out in accordance with the details so approved.

58.            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.

Archaeology

 

59.            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.

60.            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 59, 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.

Waste

 

61.            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 commercial 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. 

Supporting documents: