Agenda item

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

 

The committee considered application 14/01968/F for the construction of new road from Middleton Stoney Road roundabout to join Lord's Lane, east of Purslane Drive, to include the construction of a new crossing under the existing railway line north of the existing Avonbury Business Park, a bus only link east of the railway line, a new road around Hawkwell Farm to join Bucknell Road, retention of part of Old Howes Lane and Lord's Lane to provide access to and from existing residential areas and Bucknell Road to the south and associated infrastructure for A2 Dominion South Ltd.

 

In reaching their decision, the committee considered the officers report, presentation and the written update.

 

Resolved

 

That authority be delegated to the Assistant Director for Planning and Economy to grant permission for application 14/01968/F, subject to no new material planning considerations being raised before the expiry of the consultation period and subject to the conditions set out below (and any amendments to those conditions as deemed necessary):

 

 

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

 

2.                   The development shall not be carried out otherwise than in complete accordance with the approved plans: and other details contained within unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended).

 

3.                   Prior to the commencement of the development hereby approved, a phasing plan covering the entire site the subject of this application, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall proceed in accordance with the approved phasing plan.

 

Conditions requiring compliance prior to the construction of a phase

 

4.                   No development of a phase shall take place, including any works of demolition until a Construction Method Statement for that phase has been submitted to, and approved in writing by the Local Planning Authority. The statement shall provide for at a minimum:

 

a)                  The position of site compounds;

b)                  The parking of vehicles of site operatives and visitors;

c)                  The routeing of HGVs to and from the site;

d)                  Loading and unloading of plant and materials;

e)                  Storage of plant and materials used in constructing the development;

f)                    The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

g)                  Wheel washing facilities including type of operation (automated, water recycling etc) and road sweeping;

h)                  Measures to control the emission of dust and dirt during construction;

i)                    A scheme for recycling/ disposing of waste resulting from demolition and construction works;

j)                    Delivery, demolition and construction working hours;

k)                  The mitigation measures recommended at 5.5.1.1, 7.5.1.1, 8.5.1.1, 9.5.1.1, 11.5.1.3, 11.5.1.5, 11.5.1.8, 11.5.1.11 and 14.5.2.1 of the submitted Environmental Statement (November 2014)

           

             The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

 

5.                   No development of a phase shall commence until full details of a scheme for the protection of all retained trees and hedgerows on that phase, in accordance with the recommendations contained within the tree survey report submitted with the application (Report number 5003-UA005241-UE21R-01-Arb-App-3 dated 3rd December 2014) shall be submitted to and approved in writing by the Local Planning Authority. All approved tree protection measures shall be installed prior to the commencement of the development on that phase and shall be retained for the duration of the construction phase.

 

6.                   Prior to, and within three months of the commencement of a phase of development, the phase shall be thoroughly checked by a suitably qualified ecologist to ensure that no protected species, which could be harmed by the development, have moved on to the site. Should any protected species be found during this check, full details of mitigation measures to prevent their harm shall be submitted to and approved in writing by the Local Planning Authority prior to any development taking place. Thereafter the development shall be carried out in accordance with the approved mitigation scheme.

 

7.                   No development of a phase shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) for that phase has been submitted to and approved in writing by the Local Planning Authority. The CEMP: Biodiversity shall include as a minimum:

 

a)                  Risk assessment of potentially damaging construction activities;

b)                  Identification of ‘Biodiversity Protection Zones’;

c)                  Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);

d)                  The location and timing of sensitive works to avoid harm to biodiversity features including reptiles and nesting birds;

e)                  The times during construction when specialist ecologists need to be present on site to oversee works;

f)                    Responsible persons and lines of communication;

g)                  The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;

h)                  Use of protective fences, exclusion barriers and warning signs;

i)                    The mitigation measures recommended at 6.5.1.7, 6.5.1.8, 6.5.1.10, 6.5.1.11, 6.5.1.17, 6.5.1.20 of the submitted Environmental Statement (November 2014)

 

            The approved CEMP: Biodiversity shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

 

8.                   No development of a phase shall take place until a detailed surface water drainage scheme, based on sustainable drainage principles 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 drainage scheme shall be in accordance with the “Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire” and must include but not be limited to:

·                     Evidence that priority has been given to providing adequate conveyance and Source control SuDS measures throughout the site, setting parameters to ensure these are delivered in each phase of development through detailed design;

·                     Evidence that the proposed flows from the site will be restricted to greenfield run-off rates for all events up to and including events up to and including the 1 in 100 year event + allowance for climate change (Currently 40%);

·                     Evidence that the proposed runoff volume will not increase the existing greenfield volume for the corresponding event;

·                     Details of how the drainage scheme has been designed to incorporate SuDS techniques to manage water quantity and maintain water quality in accordance with best practice guidance including the latest SuDS Manual C753;

·                     Infiltration tests in accordance with DG 365;

·                     Where high groundwater levels are likely to be present, detailed Groundwater monitoring over a period of at least 6 months which should include the winter months and up to May to ensure the mean groundwater peak level period is included;

·                     Detailed drainage plan showing the location of the proposed SuDS and drainage network with exceedance flow routes clearly identified;

·                     Where the development is affected by the Flood Zones 2 and 3, a detailed evaluation of the existing 1 in 100 and 1 in 1000 year flood levels on the site will be required to ensure all drainage attenuation features will operate during peak flood levels;

·                     Detailed drainage calculations for all rainfall events up to and including the 1 in 100 year plus climate change event to demonstrate that all SuDS features and the drainage network can cater for the critical storm event for its lifetime;

·                     Details of how the scheme shall be maintained and managed after completion;

·                     Phasing Plans to ensure key strategic drainage features are delivered before further development begins on site;

·                     Construction phase surface water management plan including details of how water quality shall be maintained during and after construction; and

·                     The submission of evidence relating to accepted outfalls from the site, particularly from any third party network owners;

 

            The scheme shall subsequently be implemented in accordance with the approved details before the development is completed

 

9.                   No development of a phase shall take place until a Soil Resources Plan that details the soils present, proposed storage locations, handling methods and locations for reuse for that phase, 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 plan.

 

10.                No development of a phase shall commence until a Site Waste Management Plan, targeting zero waste to landfill for that phase, has been submitted to and approved in writing by the Local Planning Authority. The approved Site Waste Management Plan shall thereafter be implemented in accordance with the approved details.

 

11.                No development of a phase shall commence until a Training and Employment Management Plan setting out how apprenticeship training opportunities are to be provided during the construction of the phase has been submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved Training and Employment Management Plan.

 

12.                No development of a phase containing road infrastructure shall take place until a scheme to mitigate the impact of the development on farmland birds shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved scheme.

 

13.                No development of a phase containing road infrastructure shall take place until, details of biodiversity enhancement measures including the location of bird nesting boxes and bat boxes has been submitted to and agreed in writing by the Local Planning Authority. Prior to the construction of the road infrastructure, the biodiversity enhancement measures shall be provided and retained thereafter.

 

14.                Notwithstanding the submitted details, no development of a phase containing road infrastructure shall take place until full details of the access vision splays for each junction, including layout and construction has been submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first use of the road the vision splays shall be constructed in accordance with the approved details and the land and vegetation within the vision splays shall not be raised or allowed to grow above a maximum height of 0.6m above carriageway level.

 

15.                No development of a phase containing road infrastructure shall take place until details of the final surface treatment of any road, cycleway and footway within that phase has been submitted to and approved in writing by the Local Planning Authority. The phase of development shall be carried out in accordance with the details so approved.

 

16.                Notwithstanding the submitted details, no phase of development containing road infrastructure shall take place until revised positions for the bus stops, which shall be Real Time Information enabled and details of the bus stop infrastructure and street furniture as well as details of future maintenance arrangements for the bus stop infrastructure have been submitted to and approved in writing by the Local Planning Authority. The bus stops shall be provided in the approved positions and provided with the approved bus stop infrastructure prior to the first use of the development and shall be maintained in accordance with the approved details thereafter.

 

17.                Notwithstanding the submitted details, no phase of development containing road infrastructure shall take place until revised details of the junction ellipses within that phase have been submitted to and approved in writing by the Local Planning Authority. The junction ellipses in the phase shall be provided in accordance with the approved details.

 

18.                No development of a phase containing road infrastructure shall take place until a scheme for the closure and use of the existing parts of Howes Lane and Bucknell Road that are proposed to be closed through a formal Traffic Regulation Order, has been submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first use of the road, the scheme shall be constructed and implemented in accordance with the approved details. 

 

19.                No development of a phase containing road infrastructure shall take place until full details of the design of the ponds in that phase has been submitted to and approved in writing by the Local Planning Authority. The design of the ponds shall be implemented in accordance with the approved details.

 

20.                Prior to any demolition on the site, the commencement of any development that contains road infrastructure 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 application area, which shall be submitted to and approved in writing by the Local Planning Authority.

 

21.                Prior to any demolition on the site, the commencement of any development that contains road infrastructure hereby approved and following the approval of the first stage Written Scheme of Investigation referred to in condition 20, a programme of archaeological evaluation, investigation and recording of the application area shall be carried out by the commissioned archaeological organisation in accordance with the approved first stage Written Scheme of Investigation.

 

 

22.                No development of a phase containing road infrastructure shall take place until details of existing and proposed levels for the road infrastructure within that phase 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 levels.

 

23.                Notwithstanding the submitted details, no development of a phase containing road infrastructure shall commence until 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 within that phase, has been 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.

 

24.                No development of a phase containing road infrastructure shall commence until a landscaping scheme for that phase has been submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the phase shall include:-

 

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

(b)                details of the proposed location of translocated hedgerows

 

25.                No development of a phase containing road infrastructure shall take place until 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 within that phase has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

 

26.                No development of a phase containing road infrastructure shall take place until full details of the road bridge over the watercourse including details of safe crossings for large mammals and details demonstrating damage to the watercourse banks will be minimised have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

 

Conditions requiring compliance prior to the opening of the road infrastructure

 

27.                Prior to the first use of the road infrastructure hereby approved, a Landscape and Ecology Management Plan (LEMP) covering areas to be offered for adoption until such time that the land is adopted and land outside of the adoptable area shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the LEMP shall be carried out in accordance with the approved details.

 

Conditions requiring compliance following the opening of the road infrastructure

 

28.                Within 4 months from the first use of the road infrastructure hereby approved, a post construction noise survey shall be carried out to assess whether there are any adverse effects from the road once in operation on any existing residential dwelling that would exceed the levels set out in BS8233:2014, which shall be submitted to and approved in writing by the Local Planning Authority. Should any adverse effects be identified, a scheme for the remediation of any such impacts shall be identified within the report and shall be approved in writing by the Local Planning Authority. The identified remediation shall be carried out within 3 months from the written approval of the remediation scheme.

 

Compliance only conditions relating to all phases of development

 

29.                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 a remediation strategy has been submitted to the local planning authority for its written approval. The remediation strategy shall include details how this unsuspected contamination shall be dealt with. The remediation strategy shall thereafter be implemented as approved.

 

30.                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.

 

31.                All phases of the development shall be constructed to meet a minimum of CEEQUAL Standard ‘Very Good’.