Agenda item

Approved, subject to conditions

 

The Committee considered a report for the development of Exemplar phase of NW Bicester Eco Town to secure full planning permission for 394 residential units and an energy centre (up to 400 square metres), means of access, car parking, landscape, amenity space and service infrastructure and outline permission for a nursery of up to 350 square metres (use class D2), a community centre of up to 350 square metres (sui generis), 3 retail units of up to 770 square metres (including but not exclusively a convenience store, a post office and a pharmacy (use class A1)), an Eco-Business Centre of up to 1,800 square metres (use class B1), office accommodation of up to 1,100 square metres (use class B1), an Eco-Pub of up to 190 square metres (use class A4), and a primary school site measuring up to 1.34 hectares with access and layout to be determined. Consideration of the application had been deferred from the 14 July 2011 meeting.

 

Martin Tugwell, Deputy Director for Growth and Infrastructure, Oxfordshire County Council, advised the Committee that the County had been working closely with the District and the Applicants to address concerns the County had previously raised.  He reported that there was;

 

·        An understanding that it is entirely appropriate for the local authorities to seek to secure an appropriate contribution towards the cost of additional service and infrastructure needs arising from a proposed development;

·        An understanding that the current application is the first element of a much larger project - accordingly there are costs that will be incurred as a consequence of that fact, costs which will impact on its ability to contribute to some of the service and infrastructure needs arising from it;

·        An acceptance that those needs need to be seen in the context of the overall project - as such there is a need to understand in greater detail the masterplan and with it the overall viability of the overall project;

·        An acceptance that the time taken to complete the S106 legal agreements provides the opportunity for the applicant to use their work on the masterplan to set out to the local authorities that wider case;

·        An understanding that the County Council will be a co-signatory to the S106 agreement and that its signature will be dependent upon satisfactory progress being made with the masterplan and economic viability work for the overall project

 

On the basis that the proposed recommendations strike a balance between enabling the applicant to make progress with the work required but that at the same time protect the need for an appropriate contribution to be made towards the additional infrastructure and services that are needed to make it sustainable.

 

The Committee discussed the emerging Masterplan for the site. Some Members commented that there were still a number of outstanding areas that required further information for consideration. Members requested that Officers provide regular progress updates to the Committee. The Committee agreed that the ecotown proposal would contribute to improving Bicester as in addition to providing housing, it would also bring industry to the town.

 

The Lead Member for Finance (Councillor Atack) advised that the Committee that he had discussed Members’ concerns about certain financial aspects of the proposal with the Council Head of Finance/Section 151 Officer. The Committee noted the feedback from the Lead Member for Finance and agreed it provided assurance for Members regarding the financial arrangements.

 

Councillor Mrs Fulljames requested recorded vote. Councillor David Hughes seconded the proposal. Members voted as follows:

 

Councillor Atack	For
Councillor Billington	For
Councillor Blackwell	For
Councillor Clarke	For
Councillor Edwards	For
Councillor Mrs Fulljames	Against
Councillor Heath	For
Councillor Hughes	For
Councillor Hurle	For
Councillor Kerford-Byrnes	For
Councillor Milne-Home	For
Councillor O’Sullivan	For
Councillor Pickford	For
Councillor Reynolds	For
Councillor Sibley	For
Councillor Stevens	For

 

In reaching their decision, the Committee considered the Officers’ report, presentation and written update.

 

The applicant was asked to note that concerns around funding for infrastructure and service needs must be addressed through the masterplan and an outline application for the whole of the NW Bicester site. Prior to the completion of the S106 agreement satisfactory progress on the masterplan must have been made including an agreed way forward for the wider development to fund the necessary service needs arising from the increase in population from the NW Development as a whole.

 

Resolved

 

That application 10/01780/HYB be approved subject to:

 

(a)       Confirmation that the scheme meets building for life Silver Standard

 

(b)       The conclusion of a review of the viability work (carried out on an open book basis)

 

(c)        Completion of a S106 agreement (in accordance with the Heads of Terms set out below but subject to the clarification of the infrastructure fund as identified in the report)

 

Heads of Terms of Planning Obligation
Requirement	Terms
Provide phasing plan	·                     Provide plan of agreed phasing ·        Build in accordance with the phasing unless otherwise agreed.
Affordable Housing	·         Provide 96 dwellings for rent and 23 for shared ownership in accordance with the agreed mix. ·                      Build the affordable housing in each phase , as identified on the plans, prior to the occupation of 50 % of market phasing ·        Construct to HCA Design Quality Standards ·                      Construct as Lifetimes Homes Standard ·         Properties let in accordance with a nominations agreement and local lettings plan.
Community Governance	·         Agree the form of the initial management body (for the avoidance of doubt it may comprise employees of A2) and form and constitution of interim partnership board, provide the programme of activity of the management body and define list of functions the body will be responsible for prior to commencing work ·        Provide accommodation on site for the management body/partnership board and their employees ·        Establish the management body prior to the first occupation of a dwelling ·        Establish the interim partnership board at the request of identified partners or no later than the occupation of 200 dwellings. ·        Provide and agree details of the funding for the running of the management body and interim partnership board and the carrying out of its functions as identified ·         Provide £100k to enable the partnership board and other stake holders to assess and develop the options for the Local Management Organisation.
Community Engagement, Development & Capacity Building	·         Agree a programme for the local management body to deliver community engagement, development and support for sustainable lifestyles or pay CDC the sum of £100k prior to the occupation of the first dwelling.
Ecological & Landscape Management and play areas	·         Provide and agree an Ecological and Landscape Management Plan prior to implementation ·        ELMP to cover objectives for management, management body, management regime, monitoring, funding, process for agreeing variations to plan, proposals for community involvement and phased implementations. ·        Where the ELMP comprises various elements in different ownership or control, the compatibility between elements is to be demonstrated; ·        Implement the agreed ELMP ·        Either put in place agreed ring fenced fund for maintenance by the management body or transfer the open space to CDC with a commuted sum based on CDC’s standard rates. Unless otherwise agreed in writing ·        Fence each area of open space prior to work starting on the adjacent building phase ·        Complete laying out of open space in the first planting season following commencement on a building phase ·        Provide allotments and incidental open space & play areas prior to the occupation of any dwelling within 30m ·        That the open space shall be available to the public in perpetuity ·        That the open space shall be retained in a single ownership by A2 Dominion, the local management organisation or the Local Authority unless otherwise agreed. ·        Maintain all areas to meet ELMP or attached specification as a minimum ·         No services through open space and landscape areas unless agreed in writing by LPA
Non Residential retail/office/nursery/community hall	·         Planning application for the retail store and community hall to be submitted within 12 months of grant of planning permission or occupation of 100 dwellings which ever is the sooner. ·        Marketing strategy to be agreed and implemented ·        Store & Hall to be provided prior to occupation of 250 dwellings, unless an interim scheme for local retail provision to meet the day to day needs of the residents and programme for permanent provision of the Store and Hall have been agreed. ·        Prior to the occupation of the 50th dwelling provide a temporary community meeting place. Retain until permanent provision is available. ·        Application for remaining facilities to be made prior to the occupation of 250 dwellings ·        No more than 350 dwellings to be occupied until the offices, nursery and further retail premises have been provided unless a suitable alternative provision has been agreed and implemented prior to that date. ·        Make the public house site available and market until developed or 5 years post completion of the development. ·        Transfer the hall to management body with a commuted sum for maintenance & management for the benefit of residents on the site ·         Agree details of measures to make available food produced locally
Eco Business Centre	·         Transfer fully remediated  / serviced site to CDC prior to 100 dwellings being completed (at nominal sum of £1)
Employment, Skills & Training	·         Set up and maintain until all development is complete on application site  web site to attract local suppliers and enable them to compete for work on the construction of the development ·        Agree details of local supply chain events to promote opportunities for local companies shall be provided and such opportunities shall be made available during construction works on site. ·        Provide details of commitments to provide apprenticeships (minimum10) to people  with local connections (5 mile radius) ·        Agree details and provide sustainable skills training for local people. ·        Prior to the commencement of development agree a scheme to market home working on the site. ·        Prior to commencement of development, agree and implement a programme with Bicester Job Club to identify employment opportunities related to construction work on the site and skills and training to assist local people to access the job opportunities. The programme to include the delivery of workshops to introduce opportunities to job seekers and assist employers to recruit.   ·        Work with the Bicester Job Club to ensure local people are aware and have access to all job vacancies arising from construction on site.
Transport & Access	·         No residential or non residential occupations until travel plan agreed ·        Monitor mode share annually but with agreed residents survey after five years post commencement then biannually until 10 years post completion ·        Monitor carbon from transport from the occupation of the 50th dwelling until 10 years post completion. ·        Monitor mode share in accordance with agreed details ·        If targets are not achieved pay the following sums; Year 5 £10,000,Year 7 £20,000,Year 9 £30,000, Year 11 £40,000, Year 13 £50,000, Year 15 £100,000. ·        Appoint/fund a travel plan co-ordinator to implement the travel plan ·        Provide £100k to fund cycling incentives and agree the use of the fund to deliver the cycling incentives in the travel plan including feasibility for cycle hire scheme. ·        Agree a management scheme for un-allocated residential parking and neighbourhood centre parking prior to first occupations ·        Prior to commencement agree an electric vehicle scheme including the provision of car charging points for individual residents and for visitors to the site and incentives to use electric vehicles ·        Prior to occupation of the first dwelling agree a car club scheme including identifying parking bays and funding to support the scheme. Occupy no more than 200 dwellings until the scheme is in place. ·        Provide the bus service from the first occupation in accordance with an agreed timetable, to provide at least a ½ hourly service, after 200 dwellings deliver a 15 min service until 10 years post completion. ·        No development to commence until off site highway works identified are secured including an agreed timetable for delivery. ·        No occupations until Banbury Road footpaths, cycleway and pedestrian crossing have been provided. ·        Fund transport order for Banbury Road
HGV routeing agreement	·         No development to commence until the a Routeing Agreement is in place for construction traffic ·        No occupation of non residential buildings until Routeing Agreement is in place
Education	·         Within 12 months of commencement of construction or occupation of 50 dwellings which ever is the sooner, offer transfer to OCC or in default CDC  for £1 a fully remediated, serviced site of 1.34 ha of developable land in accordance with the boundaries and levels shown on drawing no 7170-UA001881-03 ·        Transfer to be completed within 3 months of acceptance of offer; ·        Transfer of land to comply with the terms of the OCC School Site Requirements for Residential Development (draft) document unless otherwise agreed. ·        Provide a plan to show service connections to the site in accordance with the attached specification ·         Safeguard land for the extension of the school
Waste	·         Agreed site for a recycling banks in the local centre shall be provided prior to the occupation of 50 dwellings. If it is not possible to secure the permanent site by this stage of a development temporary provision shall be made in accordance with agreed details until such time as permanent provision has been made. ·        Agree and Implement a construction waste management plan (zero waste to landfill) and monitor compliance. ·        Prior to implementation identify space and programme to deliver community swap shop days. ·         Prior to implementation provide the Sustainable Waste Management Plan identifying waste reduction measures to ensure waste targets are met, their implementation, monitoring and measures to be implemented should waste from the development exceed targets.
Energy Centre	·         Provide a detailed scheme, including phasing and amount of PV, for the delivery of the energy strategy. In the event that zero carbon development to PPS1 definition can not be delivered on site agree a scheme for off site allowable solutions in Bicester for the benefit of the community. ·        Deliver the energy centre building and centralised heat and power distribution in accordance with the agreed scheme ·        Prior to occupation each dwelling shall have the PV provided and connected ·         Maintain energy centre in operation for 25 years
Construction Standards to achieve Eco Town Requirements	·         Provide code for sustainable homes design assessment demonstrating that each dwelling meets Code for Sustainable Homes level 5 or higher prior to commencement of construction of each phase. ·        Prior to occupation provide post construction certificate demonstrating each dwelling is built to Code 5 ·        Provide BREEAM design assessment prior to commencement of construction demonstrating that each non residential building is designed to BREEAM excellent ·        Prior to occupation provide post construction certificate demonstrating each building has achieved BREEAM excellent ·        Prior to any relevant infrastructure works taking place provide a CEEQUAL excellent certificate for the works  ·        Agree scheme for local sourcing of materials ·        All building control procedures shall be undertaken by Local Authority Building Control to allow appropriate public verification and learning process for construction innovation on the site. This shall not prevent the seeking of an NHBC guarantee in addition to LABC. ·         Ensure all contractors register for Considerate Contractor scheme
SUDs	·         Provide SUDs to adoptable standard ·         Provide a scheme and funding for secure future maintenance
Monitoring of Eco Town Standards	·         Agree a monitoring scheme and fund the monitoring of the eco town standards in accordance with the attached schedule until completion of the whole of the NW Bicester site.
Overage	·         Provide 25% of any additional profit over that used as a baseline in agreed HCA viability assessment  as a contribution to  Infrastructure fund (see above) (after 23%) then 50% to P3)
Financial Contributions to Infrastructure Fund	·        To pay the Council in staged payments to be agreed a sum of no less than £3.5m index linked. ·       The infrastructure fund to be used solely for the delivery of infrastructure related to the development of the site. ·        The sum of £3.5m and the cost of delivering the bus service ( £1,000,000) to be underwritten such that there is certainty over delivery of the funding.
Indexation & bonds	·         Agree indexation and security of payments
Obligation Monitoring	·         Pay on completion to CDC the sum to monitor the legal agreement

 

(d)       That in accordance with the provisions of Regulation 21 of the Town & Country Planning (Environmental Assessment) (England & Wales) Regulations 1999 that this report is approved as setting out the main reasons, considerations and measures proposed with regard to the ES.

 

(e)       The following conditions

 

Full Permission – 393 dwellings, Energy Centre,

(1)               SC1.4A Standard Time Limit

 

Outline Permission Time Limits

(2)               SC1.0A Standard time Limit

 

(3)               SC1.1

 

(4)               SC1.2

 

(5)               SC1.3 measures to achieve zero carbon energy use as defined in PPS 1Eco Towns, through on site solutions.

.

(6)               Prior to work commencing on the non residential elements of the development, a design code shall be provided covering the distribution of land uses, form of buildings, street frontage, materials, servicing, parking, sustainability features. The Design Code shall be approved in writing prior to the submission of reserved matters for any element of the local centre and thereafter the reserved matters shall be made in accordance with the agreed Code.

 

(7)               Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the attached schedule of plans and documents received 1/7/11.

 

Housing Standards

(8)               All dwellings shall be constructed to meet Joseph Rowntree Foundation Life Time Homes standard.

 

(9)               Each building shall be provided with high speed broadband (no less than 100mbs)

 

(10)          Prior to occupation each dwelling shall be provided with a real time information system in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority.

 

(11)          Prior to work commencing on each phase details of how each dwelling achieves good day lighting by achieving at least 2 points of the Code for Sustainable Homes level 5 for day lighting shall be submitted to and approved in writing by the LPA. The development shall thereafter be carried out in accordance with the approved details and such that each dwelling achieves good day lighting.

 

(12)          Prior to commencement of development on each phase a study , by a suitably qualified person, shall be submitted to and approved in writing by the local planning authority, demonstrating that the design of the buildings is such that over heating will not occur and that heat island effects have been minimised. The development shall thereafter be carried out in accordance with the agreed details.

 

(13)          All properties shall be constructed to meet Secured by Design standards unless otherwise agreed in writing by the Local Planning Authority.

 

(14)          The Panter Hudspeth house designs shall be constructed with the passive ventilation and thermally massive floors as set out in the Design and Access Statement accompanying the application.

 

Energy Strategy

(15)          Each dwelling shall be provided with solar PV prior to occupation.

 

(16)          The pipework to deliver the district heating system shall be provided to each dwelling prior to occupation.

 

Notwithstanding Conditions

(17)          Notwithstanding the details submitted details of the positioning of bicycle and bin stores on each phase shall be submitted to and approved in writing by the LPA prior to the commencement of the construction of any dwelling on the phase. The development shall thereafter be carried out in accordance with the approved details.

(18)          Full details of the boundary enclosures for each dwelling shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development on each phase forming part of the site. The approved boundary enclosures shall thereafter be provided prior to the dwelling they serve being occupied.

 

(19)          Not withstanding the details submitted details of the fenestration, roof verge and eaves, cills, lintols and infill panels for each phase will be submitted to and approved in writing by the Local Planning Authority prior to work commencing on that phase. Thereafter the buildings shall be constructed in accordance with the approved details.

    

(20)          Not withstanding the details submitted, details of revised designs of Plots 139- 142, 276, 277, 288, 289, 292, 319, 355, 356, 376, 319, 296 – 299 and the detailing of the terraces to ensure the creation of an acceptable street scene shall be submitted to and approved in writing by the local authority prior to work commencing on the plots. The plots shall be constructed in accordance with the revised approved details.

 

(21)          Notwithstanding the details submitted a parking scheme for each phase shall be submitted to and approved in writing by the local planning authority prior to work commencing on the agreed phase. The approved parking shall thereafter be provided in accordance with the approved plan.

 

(22)          Prior to work commencing on any phase, details of the streetscape, including font boundary treatment to any buildings, treatment of street parking, street landscape, hard and soft landscape details, street furniture and play features in homezones shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the details approved.

 

Construction Details

(23)          SC2.10A floor levels ‘dwelling’

 

(24)          A Construction Environment Management Plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with approved CEMP.

 

(25)          If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved.

(26)          SC9.1 services underground

 

(27)          Prior to work commencing a report shall be submitted outlining how carbon emissions from the construction process and embodied carbon have been minimised. 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 plan.

 

Materials

(28)          SC2.0 Non Residential

 

(29)          SC2.1A dwellings

 

(30)          Details of the construction and planting of the green roofs and details of the maintenance programme that will ensure the delivery and long term maintenance of the roofs shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction of any dwellings. The green roof shall then be constructed and maintained in accordance with the approved details.

 

Highway Conditions

(31)          No development shall commence on site for the Exemplar development until a Construction Management Travel Plan providing full details of the phasing of the development and addressing each construction activity within each phase  has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority) prior to the commencement of development.  This plan is to include wheel washing facilities, a restriction on construction & delivery traffic during and routes to the Exemplar development site.  The approved Plan shall be implemented in full during the entire construction phase and shall reflect the measures included in the Construction Method Statement received.

 

(32)          Notwithstanding the details shown on drawing no.s 7154 -UA001881-3 & 7155- UA001881-3 a revised plan of adoptable highways including vision splays shall be submitted to an approved in writing prior to the commencement of development on any phase. The roads, lanes and homezones shall thereafter be constructed in accordance with the proposed details.

 

(33)          That prior to the commencement of work on the Exemplar development the proposed South Entrance Works between the land and the highway and the off site cycle links shall be formed, laid out and constructed strictly in accordance with the Local Highway Authority’s specifications and that all ancillary works specified shall be undertaken.

 

(34)          Prior to any dwelling being on the northern fields the access from the B4100 shall be formed laid out and constructed strictly in accordance with Oxfordshire County Council’s specification and be available for use.

 

(35)          Before the proposed North and South Entrances are first used the existing accesses serving the Exemplar site onto the B4100 (Banbury Road) shall be permanently stopped up by the means of full face kerbing (where appropriate), the reinstatement of the highway verge, ditch and hedge/boundary structures (fence or stone wall) and shall not be used by any vehicular traffic whatsoever.

 

(36)          Notwithstanding the details shown details of the locations and facilities to be provided at each bus stop including Real Time Information shall be submitted to and be approved in writing by the Local Planning Authority prior to the occupation of the first dwelling on the site. The bus stops and facilities s21hall thereafter be provided in accordance with the approved details.

 

(37)          No development shall commence on any phase of the development until the full design and construction details, including vision splays, bridge details, surfacing, planting, traffic calming of the roads, paths, bridges and other parts of the access routes are submitted to and approved in writing by the Local Planning Authority.  The phase shall thereafter be constructed in accordance with the approved details.

 

(38)          Details of the final surface treatment of each road shall be submitted to and approved in writing by the LPA prior to the construction of each road, lane, homezone or public footpath .The road, lane, homezone or path shall thereafter be constructed in accordance with the approved details.

 

(39)          That, before any of the dwellings are first occupied, the proposed vehicular accesses, driveways, parking courts, parking areas and turning areas that serve those dwellings shall be constructed, laid out, surfaced and in accordance with specification details to be submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority) prior to the commencement of development.

 

(40)          No development shall commence on any phase until a lighting scheme for the pedestrian, cycle and vehicle routes are submitted to and approved in writing by the Local Planning Authority and the Local Highway Authority.  Such lighting shall be formed, laid out and constructed strictly in accordance with the Local Highway Authority’s specifications and that all ancillary works specified shall be undertaken unless otherwise approved in writing.

 

(41)          Details of the bus only link shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development of the northern fields.

 

(42)          That before any dwelling is first occupied the estate roads and footpaths between that dwelling and the B4100 shall be laid out, constructed, lit and  drained to the Oxfordshire County Council’s ‘Conditions and Specifications for the Construction of Roads’. No dwelling shall be occupied in the northern fields until the bus only link has been provided.

 

(43)          That no surface water from the Exemplar development shall be discharged onto the adjoining highway and a scheme to prevent this occurrence shall be submitted to and approved in writing by the Local Planning Authority and constructed prior to the commencement of building operations.

 

(44)          SC 4.13CD (Parking & turning areas) after approved insert ‘except as modified by condition 13’

 

Drainage

(45)          All properties shall be provided with rainwater harvesting in accordance with the details shown on drawing no. 7163-UA001881-03.

 

(46)          Development should not be commenced until: Impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

 

(47)          Development shall not commence until a drainage strategy detailing any on or off site drainage works has been submitted to and approved in writing by the local planning authority in consultation with the sewerage undertaker. 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.

 

(48)          SC9.7 Hyder Consulting and received 24 June 2011.

 

(49)          No development approved by this permission shall begin until a scheme to avoid the risk of ground water flooding in accordance with Section 2.4.3 of the Flood Risk Assessment 3501-UA001881-UU41R-03 (Hyder, June 2011)  has been submitted to, and approved in writing by, the local planning authority.  The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

 

(50)          No development approved by this permission shall begin until a scheme to provide level for level floodplain compensation in accordance with Section 3.5 of the Flood Risk Assessment 3501-UA001881-UU41R-03 (Hyder, June 2011) has been submitted to, and approved in writing by, the local planning authority.  The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

 

(51)          No development approved by this permission shall begin until a surface water drainage scheme for the site, based on sustainable drainage principles and to OCC adoptable standards, and an assessment of the hydrological and hydrogeological 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:

Capacity to contain the 1 in 30 year storm event with the drainage attenuation and conveyance features.

·        the ability to manage storm events up to and including the 1 in 100 year storm event (with a 30% allowance for climate change) safely on site, while avoiding risk to properties and others.  

·        A range of best practice sustainable drainage techniques including permeable paving, swales, basins, ponds and wetlands in accordance with the drainage strategy ref. 7501-UA001881-UP21R-02 and Section 4 of the Flood Risk Assessment 3501-UA001881-UU41R-03 (Hyder, June 2011).   

·        Measures to increase discharges into the local watercourses to improve local biodiversity. 

·        Full planting schedules utilising species of native and local provenance of each SUDs feature including proposed wetland features.

·        No infiltration of surface water into the ground where there is a presence of contaminated land unless it has been demonstrated that there is no resultant unacceptable risk to controlled waters.

Landscaping & Open Space

(52)          SC3.4 AAHedge/tree protection delete’ boundaries’ 2m

 

(53)          The translocation of hedges as shown on drawing no.s  8003-UA001881-04, 8004 UA001881-04, 8005 UA001881-04 shall commence in the first planting season following the commencement of development and completed within 12 months of the commencement of works. No dwelling within 30m of the translocated hedgerow shall be occupied until such time as the hedge has been translocated.

 

(54)          Should any translocated hedgerow die or be removed within 5 years of the works being carried out a replacement hedge shall be planted in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority. The replacement hedge shall be properly maintained for a minimum of five years from planting.

 

 

(55)          Prior to the commencement of construction the open space either side of the streams shall be fenced in accordance with BS 5837 to prevent the incursion of construction vehicles working elsewhere on the site or damage during construction. No service trenches, drains or other excavations shall take place within the open space. Where works are necessary within the open space areas relating to the adjustment of ground levels, construction of bridges, footpaths and swales, details of construction areas and adjustment of the fencing to accommodate works shall be submitted to and approved in writing prior to any work taking place within the open space area. The fencing shall thereafter be moved in accordance with the approved details and on the completion of the works the fencing shall be reinstated in the original position.

 

(56)          Prior to the commencement of construction the hedge buffers and allotments shall be fenced in accordance with BS 5837 to prevent the incursion of vehicles or damage during construction. No service trenches, drains or other excavations shall take place within the hedge buffers or allotments.

 

(57)          SC3.3A

 

(58)          SC3.5A

 

(59)          SC3.16

 

(60)          SC3.12

 

(61)          SC3.14

 

(62)          The development hereby permitted shall be carried out in accordance with the recommendations and specifications set out in the Arboricultural Method Statement (AMS) and/or the Tree Protection Plan (TPP) submitted by Hyder Consulting (UK) Ltd dated 19/11/2010 unless otherwise agreed in writing by the Local Planning Authority.

 

(63)          That prior to the commencement of any development on the site, notwithstanding the details submitted, full details, specification and construction methods for all purpose built tree pits and associated ground level surfacing materials shall be approved in writing by the Local Planning Authority.  Details must also include specifications for the installation of associated below ground, load-bearing root pits and trenches and soil type required to accommodate the planting and future development of the proposed trees.  The works shall be implemented in accordance with the approved details.

 

 

(64)          That no development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme for landscaping the site which shall include:-

(a) details of the proposed tree and shrub planting including their species, number, sizes, positions and planting densities (where appropriate), together with grass seeded/turfed areas,

(b) details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

(c) details of the hard surface areas, pavements, pedestrian areas, crossing points and steps including the final surfacing there of.

(d) details of SUDs features including proposals for lining features to retain water

(e) details of any proposed changes in levels

(f) details of the design and construction of bridges within areas of open space

 

(65)          That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of a  building(s) within a phase or on the completion of the ground works within the river corridor, and that any trees 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 next planting season with others of similar size and species, unless the Local Planning Authority gives written consent for any variation.

 

(66)          SC3.10

 

(67)          Details of the rainwater harvesting for the allotment sites shall be submitted to and approved in writing by the Local Planning Authority.

 

(68)          Prior to first occupation of any residential property a scheme to enable each new resident to choose a fruit tree for their garden or to be provided elsewhere on the site shall be submitted to and approved in writing by the LPA. The scheme shall thereafter be implemented in accordance with the agreed details.

(69)          Details of the laying out and management of the allotments shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any dwellings. The allotments shall thereafter be provided and managed in accordance with the approved scheme.

 

Ecology

(70)          Prior to the commencement of construction on each field the site shall be checked by a suitably qualified ecologist to ensure that there is no presence of protected species that have moved on to the site since previous surveys have taken place and could be harmed by the development. Should protected species be found details of mitigation measures  to prevent their harm shall be submitted to and approved in writing by the Local Planning Authority. The development shall not commence in each existing field until the field has been confirmed to be clear of protected species.

 

(71)          Prior to work commencing details of a scheme for the location of bat, bird, Owl and invertebrate boxes in each phase of development will be submitted to and approved in writing by the Local Planning Authority. Prior to work commencing on any phase the location of the bat, bird, owl and invertebrate boxes shall be submitted to and approved in writing by the local planning authority. The bat, bird, owl and invertebrate boxes shall  be installed in accordance with the approved scheme and prior to the occupation of any building on which they are agreed to be located.

 

(72)          An Ecological Construction Method Statement shall be submitted to the local planning authority and approved in writing prior to work commencing. The method statement shall address potential impacts of development on bio diversity to ensure no net loss and ensure the net gain identified is delivered. The approved Ecological Construction Method Statement shall thereafter be implemented in accordance with the approved details.

 

(73)          No development approved by this permission shall begin until details of pedestrian and cycle watercourse crossings have been submitted to, and approved in writing by, the local planning authority.  The approved design shall be implemented as agreed..

 

(74)          No lighting shall be provide within the stream corridor, except that necessary across the road bridges, and no external lighting shall be provided immediately adjacent  that creates light overspill to the stream corridor, unless it has first been submitted to and approved in writing by the Local Planning Authority.

 

(75)          No development approved by this permission shall begin until a scheme for the provision and management of the compensatory habitat pond complex as shown on plan ref. 8001 UA001881 04 has been submitted to and agreed in writing by the local planning authority and implemented as approved. Thereafter the development shall be implemented in accordance with the approved scheme prior to the completion of phase 1.

 

(76)          The translocation of hedgerows shall take place outside of the bird breeding season and prior to any work commencing on the translocation of hedgerows they shall be checked by an ecologist for the presence of hedgehogs and reptiles. Should these species be present they shall be removed in accordance with the mitigation set out in the environmental statement.

 

Waste

(77)          A Site Waste Management Plan, which shall demonstrate how zero construction waste will be sent to landfill, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction.

 

Other

(78)          Details of an assessment of the rated level of noise emitted from the energy centre against background noise levels measured 3.5m from the front façade of plot 359, demonstrating that rated level of noise from the energy centre is at least 5dB  below background noise levels, when measured in accordance with BS4142 1997, shall be submitted to the local planning authority and approved in writing prior to work commencing on the construction of any building on the site.  The energy centre shall thereafter be built with any acoustic measures outlined in the report and necessary to achieve the stipulated noise level.

 

(79)          Within 6 months of the implementation of the planning permission an Employment Implementation Plan to deliver the employment identified in the Employment Strategy shall be produced and submitted to and approved in writing by the Local Planning Authority. Thereafter the approved plan shall be implemented.

 

(80)          Details of the marketing of properties on the site including details of how they will be marketed to encourage home working and to promote sustainable transport shall be submitted to and approved in writing by the Local Planning Authority prior to the sale of properties on any phase. The marketing with regard to home working and sustainable transport shall thereafter be in accordance with the approved details unless otherwise approved in writing by the Local Planning Authority.

 

(81)          SC 9.6 (fire hydrants)

 

Construction Standards for Non Residential

(82)          Reserved matters for the non residential buildings shall closely follow the design approach for the local centre outlined at pages 48-50 of the design and access statement.

 

(83)          All non residential buildings shall be constructed to BREEAM EXCELLENT.

 

(84)          Details of the provision of highspeed broadband for the proposed offices, eco business centre and community hall shall be submitted to and approved in writing by the LPA prior to the commencement of construction.

 

(85)          Details of the cycle parking and facilities such as lockers and showers to facilitate cycling shall be submitted with each Reserved Matter submission relating to a building.

 

(86)          Details of the cycle parking and facilities such as lockers and showers to facilitate cycling shall be submitted with each Reserved Matter submission relating to a building.

 

 

(87)          Details of the cycle parking and facilities such as lockers and showers to facilitate cycling shall be submitted with each Reserved Matter submission relating to a building.

 

(88)          All buildings shall be constructed with rainwater harvesting.

 

Restriction of Use

(89)          The maximum size of any one retail premises shall be 400m2 and all other retail units shall be a maximum size of 150m2. The retail units shall not be amalgamated.

 

(90)          The Eco Business centre shall be used for B1 purposes only and no other use within the Town & Country Planning Use Classes Order.

 

Drainage

(91)          Surface water shall be dealt with through the use of sustainable urban drainage techniques in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.

 

 

Councillor Macnamara did not vote on this application as he had not been present for the whole of the item.