| Condition Details / Information Notes |
| The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
| Unless where required or allowed by other conditions attached to this permission/consent, the development hereby approved shall be carried out in accordance with the following plans/drawings/documents:
- Site Layout – D02 Rev. Zc
- Drawing No. D17 Rev. C (Plans and Elevations - Plot 1-4 & 5-8 - Type A)
- Drawing No. D16 Rev. D (Plans and Elevations – Plot 9 – Type M)
- Drawing No. D14 Rev. G (Plans and Elevations – Plot 10 – Type H)
- Drawing No. D13 Rev. H (Plans and Elevations – Plot 11-12 – Type D & M)
Reason: To define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan and the National Planning Policy Framework.
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| (A) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:
1) The programme and methodology of site investigation and recording.
2) The programme for post investigation assessment.
3) Provision to be made for analysis of the site investigation and recording.
4) Provision to be made for publication and dissemination of the analysis and records of the site investigation.
5) Provision to be made for archive deposition of the analysis and records of the site investigation.
6) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
(B) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason: In accordance with the requirements of the National Planning Policy Framework and policies SWDP6 & SWDP24 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.
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| The development hereby approved shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. This must include but not be limited to:-
• Provision of a demolition and construction vehicle trip generation and programme of works;
• Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;
• Measures to ensure that parking is not permitted on-street in the vicinity of the site;
• Details of site operative parking areas, material storage areas and the location of site operative facilities (offices, toilets etc);
• The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring;
• Details of measures, i.e. traffic control personnel, to ensure there are no other conflicting traffic movements when a demolition/construction vehicle is accessing or egressing the site, to minimise the impact on Millridge Way;
• Details of measures to ensure that safe and suitable access to the existing farm is maintained throughout the construction phase;
• A community engagement strategy, particularly for residents and neighbours on Millridge Way. The engagement strategy must include advance communications of any agreed traffic and network management strategy prior to works commencing on site and must include clear channels and for residents and neighbours to raise any complaints or concerns; and
• A highway condition survey, timescale for re-inspections, and details of any reinstatement.
The measures set out in the approved plan shall be carried out and complied with in full during the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place on the site in locations approved in writing by the Local Planning Authority.
Reason: To ensure the provision of adequate on-site facilities and in the interests of highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and the relevant aims and objectives of the National Planning Policy Framework. |
| Before development commences, a detailed scheme for the site access works at Millridge Way shall be submitted to the Local Planning Authority. The development shall not be occupied until the submitted scheme, which is broadly in accordance with drawing SCP/200522/D01 Rev E, subject to any necessary changes identified during the detailed design and Road Safety Audit processes, has been agreed in writing by the Local Planning Authority, in consultation with Worcestershire County Council Highways, and has been implemented in full.
Reason: In the interests of achieving safe and suitable highway access for all users and in the interests of sustainable development in accordance with policy SWDP4 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| Prior to the commencement of development hereby approved a Landscape and Ecological Management Plan (LEMP) shall be submitted to and agreed in writing by the Local Planning Authority. The content of the LEMP shall be based on the approved Landscape Scheme and shall be guided by the requirement to achieve Biodiversity Net Gain and maintain this after implementation, and shall include the following:
a) Details (type and location) of wildlife boxes and hibernacula;
b) Description and evaluation of the features to be managed;
c) Ecological trends and constraints on site that might influence management;
d) Aims and objectives of management;
e) Appropriate management options for achieving aims and objectives;
f) Prescriptions for management actions;
g) Preparation of a work schedule, including an annual work plan capable of being rolled forward over a five-year period and for a minimum of 30 years thereafter;
h) Details of the body or organisation responsible for implementation of the plan;
i) On-going monitoring and remedial measures.
The plan shall also set out where the results of the monitoring show that conservation aims and objectives of the LEMP are not being met, how contingencies and/or remedial action identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The LEMP will be implemented in accordance with the approved details.
Reason: To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site, and to ensure the proposal harmonises with the surroundings in accordance with policies SWDP21, SWDP22 and SWDP25 of the South Worcestershire Development Plan 2016 and the relevant aims and objectives of the National Planning Policy Framework.
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| No development shall take place (including any ground works, demolition or site clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall be based on appropriate up-to-date surveys, and include the following:
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) Detailed reptile mitigation strategy;
e) The location and timing of sensitive works to avoid harm to biodiversity features;
f) The times during construction when specialist ecologists need to be present on site to oversee works;
g) Responsible persons and lines of communication;
h) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
i) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP 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.
Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017, the Environment Act 2021, Policy SWDP22 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| A "lighting design strategy for biodiversity" shall be submitted to and approved in writing by the local planning authority prior to the commencement of development. The strategy shall include the following:
a) Identification of dark corridors and areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places, or along important routes used to access key areas of their territory, for example, for foraging; and
b) Show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2010 and to minimise impacts on protected species in accordance with Policy SWDP22 and the relevant aims and objectives of the National Planning Policy Framework.
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| No works or development shall take place until a scheme for the disposal of surface water has been submitted to and approved in writing by the Local Planning Authority. If pumping forms part of the drainage strategy, this shall be justified and include the following plans: drawings, specifications, management plans and an assessment and mitigation plan in the event of pump failure. Water flows arising from the drainage network in the event of pump failure shall not cause flooding to dwellings and be directed to highways and away from the development. The approved management and pump failure plan shall be implemented prior to the first use of the development and thereafter maintained.
Reason: To ensure the proposed development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDP28 and SWDP29 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| No works in connection with site drainage shall commence until a scheme for a surface water drainage strategy for the proposed development has been submitted to, and approved in writing by the Local Planning Authority. The strategy shall include details of surface water drainage measures, including for hardstanding areas, and shall conform with the non-statutory technical standards for SuDS (Defra 2015).
The scheme shall provide detailed design drawings for all drainage assets and should include run off treatment proposals for surface water drainage. Exceedance flows should not be directed to property or private land. Where the scheme includes communal or private surface water drainage assets, proposals for dealing with the future maintenance of these assets should be included. The scheme should include proposals for informing future homeowners or occupiers of the arrangements and responsibilities for maintenance of communal and private surface water drainage assets.
The approved surface water drainage scheme shall be implemented prior to the first use of the development and thereafter maintained in accordance with the agreed scheme.
Reason: To ensure the proposed development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDP28 and SWDP29 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| No works or development shall take place until a construction surface water management plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall include how surface water will be managed during the construction phase, including site clearance and soil stripping. The plan shall include drawings of any temporary drainage systems, a timeline of construction and measures to mitigate the risk of pollution (including silt) of the water environment and offsite flood risk. The plan shall detail how the approved permanent surface water drainage system shall be remediated during the construction phase. The approved construction surface water management plan shall be implemented as soon as works start on site thereafter maintained during the full duration of the construction phase.
Reason: To ensure the proposed development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDP28 and SWDP29 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| No building hereby permitted shall be occupied until details of the design, implementation, maintenance and management of foul water drainage works have been submitted to and approved in writing by the local planning authority. The development shall be carried out, and the drainage maintained/managed, in accordance with the approved details.
Reason: To ensure development would not result in unacceptable risk of pollution or harm to the environment in accordance with policy SWDP30 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| No building operations above slab level shall commence until details of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted have been submitted to and approved in writing by the local planning authority. The development shall be carried out using the materials as approved.
Reason: To ensure that the materials are in keeping with the surroundings and represent quality design in accordance with policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.
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| The construction work on the buildings hereby approved shall not be commenced until the precise floor slab levels of each new building, relative to the existing development on the boundary of the application site have been submitted to and approved in writing by the local planning authority. Thereafter the new buildings shall be constructed at the approved floor slab levels.
Reason: To ensure the proposed development does not have an adverse effect on the character and appearance of the area in accordance with policies SWDP21 and SWDP25 of South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| Before the first use/occupation of the development hereby permitted a scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:-
(i) a plan(s) showing details of all existing trees and hedges on the application site. The plan should include, for each tree/hedge, the accurate position, canopy spread and species, together with an indication of any proposals for felling/pruning and any proposed changes in ground level, or other works to be carried out, within the canopy spread.
(ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting and grass areas.
(iii) a schedule of proposed planting - indicating species, sizes at time of planting and numbers/densities of plants.
(iv) a written specification outlining cultivation and other operations associated with plant and grass establishment.
(v) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting.
All planting and seeding/turfing shall be carried out in accordance with the approved details in the first planting and seeding/turfing seasons following the completion or first occupation/use of the development, whichever is the sooner.
The planting shall be maintained in accordance with the approved schedule of maintenance. Any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: To ensure the proposed development does not have an adverse effect on the character and appearance of the area in accordance with policies SWDP21 and SWDP25 of South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| Temporary fencing for the protection of all retained trees/hedges on site and trees outside the site whose Root Protection Areas fall within the site shall be erected in accordance with BS 5837:2012 (Trees in Relation to Design, Demolition and Construction) before development of any type commences, including site clearance, demolition, materials delivery, vehicular movement and erection of site huts.
Any alternative fencing type or position not strictly in accordance with BS 5837 (2012) must be agreed in writing by the local planning authority prior to the commencement of development.
This protective fencing shall remain in place until the completion of development or unless otherwise agreed in writing with the local planning authority. Nothing should be stored or placed (including soil), nor shall any ground levels altered, within the fenced area without the previous written consent of the local planning authority. There shall be no burning of any material within 10 metres of the extent of the canopy of any retained tree/hedge.
Reason: To prevent existing trees/hedges from being damaged during construction work and to preserve the amenities of the locality. This is in accordance with policies SWDP21 and SWDP25 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| Before the commencement of development hereby permitted, details of renewable and/or low carbon energy generation measures shall be submitted to and approved in writing by the Local Planning Authority. The measures shall contribute to at least 10% of the predicted energy requirements of the development. The details to be submitted shall include:-
- the overall predicted energy requirements of the approved development;
- the predicted energy generation from the proposed renewable/low carbon energy measures; and
- an implementation timetable for the proposed measures.
The development shall be carried out in accordance with the approved details.
Reason: To ensure the development supports the delivery of low carbon/renewable energy and safeguards natural resources in accordance with policy SWDP27 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| No dwelling hereby permitted shall be occupied until the parking spaces allocated to that property have been provided, as shown on the approved plans. Such parking spaces shall be kept clear of obstruction and retained only for the parking of vehicles in connection with the use of each property as a dwellinghouse.
Reason: To ensure that satisfactory provision is made for the parking of vehicles off the highway at all times in the interests of highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| No dwelling hereby permitted shall be occupied until sheltered and secure cycle parking has been provided in accordance with details which shall first be submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall thereafter be kept available for the parking of bicycles only.
Reason: To ensure that satisfactory provision is made for the storage and parking of bicycles and in the interests of sustainable development in accordance with policy SWDP4 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| The development hereby approved shall not be occupied until a residential Travel Welcome Pack promoting sustainable forms of access to the development has been submitted to and had approval in writing from the Local Planning Authority. The pack shall be provided to each resident at the point of occupation.
Reason: To reduce vehicle movements and promote sustainable access in accordance with policy SWDP4 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).
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| Prior to the first occupation of any of the dwellings hereby approved, details of superfast broadband facilities or alternative solutions to serve the dwellings hereby approved shall be submitted to and approved in writing by the local planning authority. The submitted details shall include an implementation programme. The facilities shall be provided in accordance with the approved details.
Reason: To ensure the proposal incorporates satisfactory telecommunication facilities in line with policy SWDP26 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework.
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| Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and 13.00hrs on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays.
Reason - To preserve the amenities of the locality in accord with Policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. The applicant is advised to immediately seek the advice of an independent geo-environmental consultant experienced in contaminated land risk assessment, including intrusive investigations and remediation.
No further works should be undertaken in the areas of suspected contamination, other than that work required to be carried out as part of an approved remediation scheme, unless otherwise agreed by the Local Planning Authority, until requirements 1 to 4 below have been complied with:
1. Detailed site investigation and risk assessment must be undertaken by competent persons in accordance with the Environment Agency's 'Land Contamination: Risk Management' guidance and a written report of the findings produced. The risk assessment must be designed to assess the nature and extent of suspected contamination and approved by the Local Planning Authority prior to any further development taking place.
2. Where identified as necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
3. The approved remediation scheme must be carried out in accordance with its terms prior to the re-commencement of any site works in the areas of suspected contamination, other than that work required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
4. Following completion of measures identified in the approved remediation scheme a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings on site.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy SWDP31 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).
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| Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:
- providing pre-application advice;
- seeking further information following receipt of the application;
- seeking amendments to the proposed development following receipt of the application;
- considering the imposition of conditions and or the completion of a s.106 legal agreement.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. |
