| Condition Details / Information Notes |
| Application for the approval of all reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved.
Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
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| Approval of the details of the appearance, landscaping, layout and scale (hereinafter called ""the reserved matters"") shall be obtained from the Local Planning Authority in writing before any development is commenced. The development shall be carried out in accordance with approved reserved matter details.
Reason: Required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 (as amended) and to enable to the Local Planning Authority to exercise proper control over these aspects of the development |
| 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:
• Location Plan - PL001
• S278 General Arrangement - 23116-RPS-xx-xx-DR-C-701-01/P04
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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| 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 in accordance with policies SWDP21, SWDP22 and SWDP25 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| The development hereby approved shall not commence until a Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:
• Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway.
• Details of site operative parking areas, material storage areas and the location of site operatives’ facilities (offices, toilets etc).
• The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring.
• Details of any temporary construction accesses and their reinstatement.
• A highway condition survey, timescale for re-inspections, and details of any reinstatement.
• Measures to control dust.
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 by 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 objectives of the National Planning Policy Framework (NPPF).
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| Other than that required to be carried out as part of an approved scheme of remediation, the development hereby approved must not commence until criteria 1 and 2 have been complied with. If a remediation scheme is identified as being necessary, following the detailed site investigation and risk assessment required by criterion 2 then development must not commence until criteria 3 and 4 have also been complied with and subsequently no dwelling shall be occupied until criterion 5 has been complied with.
1. A preliminary risk assessment (a Phase I desk study) submitted to the Local Authority in support of the application has identified unacceptable risk(s) exist on the site as represented in the Conceptual Site Model. A scheme for detailed site investigation must be submitted to and approved in writing by the Local Planning Authority prior to being undertaken to address those unacceptable risks identified. The scheme must be designed to assess the nature and extent of any contamination and must be led by the findings of the preliminary risk assessment. The investigation and risk assessment scheme must be compiled by competent persons and must be designed in accordance with the Environment Agency’s “Land Contamination: Risk Management” guidance.
2. The detailed site investigation and risk assessment must be undertaken in accordance with the approved Scheme and a written report of the findings produced. This report must be approved by the Local Planning Authority prior to any development taking place.
3. Where the site investigation identified remediation is required, 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.
4. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
5. Following the completion of the measures identified in the approved remediation scheme a validation 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.
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 in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where necessary a remediation scheme must be prepared, these will be subject to the approval of the Local Planning Authority. Following the completion of any measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the Local Planning Authority prior to the occupation of any buildings.
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 aims and objectives of the National Planning Policy Framework (NPPF).
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| 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, soil stripping and pond amendments.
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 aims and objectives of the National Planning Policy Framework (NPPF). |
| Prior to the commencement of the development, full details of a scheme for the provision of foul drainage for the site shall be submitted to and approved in writing by the Local Planning Authority. These details shall:
- Include the design of all on and off-site foul sewerage infrastructure, the diameters of proposed pipes and the capacity of any on or off-site storage;
- Include a timetable and programme for the provision of the foul sewerage infrastructure; and
- Demonstrate that, where connection to a public sewer is proposed, the additional foul sewerage discharge can be accommodated within the public sewer system without increasing the risk of flooding or backing up of the existing system on the site or elsewhere.
The development shall be carried out in accordance with the approved details and the approved timetable and programme.
Reason: To ensure the development is served by satisfactory arrangements for the disposal of foul sewage and to ensure that the development does not increase the risk of flooding. These details are required prior to the commencement of the development as they form an intrinsic part of the proposal, the approval of which cannot be disaggregated from the carrying out of the rest of the development, in accordance with policies SWDP28 and SWDP29 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).
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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 aims and objectives of the National Planning Policy Framework (NPPF).
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| Before the commencement of construction works on the development hereby permitted, details of bat roosting features and bird nesting boxs shall be submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall include an implementation timetable. The feature(s) shall be provided in accordance with the approved details and in accordance with the approved timetable.
Reason: To ensure the development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with policy SWDP22 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), has been prepared in accordance with the approved Biodiversity Gain Plan and the approved landscape scheme, and submitted to the Local Planning Authority for approval in writing. It shall include:
(a) a non-technical summary;
(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
(d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
(e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority.
Notice in writing shall be given to the Council when the habitat creation and enhancement works as set out in the HMMP have been completed.
The created and enhanced habitat specified in the approved HMMP shall thereafter be managed and maintained in accordance with the approved HMMP.
Monitoring reports shall be submitted to the local planning authority in writing in accordance with the methodology and frequency specified in the approved HMMP.
The plan shall also set out where the results of the monitoring show that conservation aims and objectives of the HMMP are not being met, how contingencies and/or remedial action are identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).
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| Details of the levels of the existing site and the precise floor slab levels of the approved dwelling(s), relative to the existing development on the boundary of the site, shall be submitted for approval as part of the reserved matters.
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 aims and objectives of the National Planning Policy Framework (NPPF). |
| Details of screen walls, fences, surface treatments to drives, cycle and footways and implementation timetable shall be submitted for approval as part of the landscaping reserved matters.
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 aims and objectives of the National Planning Policy Framework (NPPF). |
| The details to be submitted as part of the landscaping reserved matters shall include:
a) a plan(s) showing the planting layout of proposed tree, hedge, shrub and grass areas;
b) a schedule of proposed planting – indicating species, size at time of planting and numbers/densities of plants;
c) a written specification outlining cultivation and others operations associated with plant and grass establishment;
d) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting.
The landscaping shall be provided and maintained in accordance with the approved details.
Reason: To preserve and enhance the visual amenities of the area and to ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site in accordance with policies SWDP21, SWDP22 and SWDP25 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| 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 aims and objectives of the National Planning Policy Framework (NPPF). |
| No development above floor slab level shall commence until 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 aims and objectives of the National Planning Policy Framework (NPPF).
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| A ‘lighting design strategy for biodiversity’ shall be submitted for approval as part of the first reserved matters submission pursuant to condition 2. The strategy shall include the following:
a. Identification of the 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 2017 and minimise impacts on with protected species in accordance with Policy SWDP22 and the aims and objectives of the National Planning Policy Framework (NPPF).
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| The approved Biodiversity Gain Plan shall be implemented in accordance with the details and timescale agreed within the Plan and maintained thereafter in accordance with the approved Habitat Management and Monitoring Plan (HMMP).
Reason: To ensure that the proposed development delivers a biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| The first Reserved Matters application submitted pursuant to Conditions 1 and 2 shall include an updated Acoustic Assessment which considers the proposed development layout and demonstrates that internal noise levels in habitable rooms will be maintained at acceptable levels. The updated Acoustic Assessment shall also include an assessment of noise from Pershore Trading Estate.
Reason: Layout is a matter to be reserved for future consideration. As such, the indicative site layout on which the submitted Acoustic Assessment is based is not fixed and likely to change at the detailed design stage. Furthermore, the Acoustic Assessment recommends that an updated noise survey is carried out at the detailed design stage with the intention of capturing noise from each relevant noise-generating premises within the Pershore Trading Estate due to previous access restrictions. This will ensure that residents of the development are not adversely affected by noise in accordance with policies SWDP21 and SWDP31 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| 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) and the Engineering appraisal drawing (23116-RPS-XX-XX-DR-C-600-01). If possible infiltration techniques are to be used and the plan shall include the details and results of field percolation tests. 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 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 for maintenance of communal 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 aims and objectives of the National Planning Policy Framework (NPPF). |
| Flood storage compensation shall be carried out in accordance with the details submitted, including the Flood Risk Assessment (Ref: LKC-JBAU-XX-XX-RP-PL-0001-FRA, dated August 2024) and the Technical Note by JBA Consulting (Ref: LKC-JBAU-XX-XX-FN-HM-0001 - FPC report, dated 07 January 2025) unless details of alternative flood storage compensation are first submitted to the Local Planning Authority for approval in writing. If alternative flood storage compensation is approved by the Local Planning Authority, the development shall thereafter be carried out in accordance with the approved details.
Reason: To minimise flood risk and enhance the flood regime of the local area in accordance with policy SWDP28 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| The development hereby approved shall not be first occupied until the site access junction has been provided as shown on drawing No. 23116-RPS-xx-xx-DR-C-701-01/P04, to the satisfaction of the Local Highway Authority.
Reason: To ensure the safe and free flow of traffic onto the highway in accordance with Policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).
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| The development hereby approved shall not be first occupied until a pedestrian/cyclist crossing facility has been installed on the A4104 Station Road, to the south of Walcot Lane, to the satisfaction of the Local Highway Authority.
Reason: In the interests of highway safety and to encourage more walking and cycle trips associated with the development in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).
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| The development hereby permitted shall not be first occupied until sheltered and secure cycle parking, to comply with the WCC Streetscape Design Guide cycle parking standards, has been provided in accordance with details that shall first be submitted to and approved in writing by the Local Planning Authority and thereafter the approved cycle parking shall be kept available for the parking of bicycles only.
Reason: To comply with the Council’s parking standards and to promote sustainable access to the development site in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| The development hereby permitted shall not be first occupied until a full Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include but not be limited to:-
• the identification of targets for vehicle trip reduction and modal shift from single occupancy car use to walking, cycling and public transport;
• the measures to be implemented to meet these targets including an accessibility strategy to specifically address the needs of residents with limited mobility requirements;
• the timetable/ phasing of the implementation of the Travel Plan and its operation thereafter for a minimum period of five years, including the responsible body for each action;
• the provision of a residential travel welcome pack prior to the first occupation of each dwelling;
• the mechanisms for monitoring and review;
• the mechanisms for reporting;
• the remedial measures to be applied in the event that targets are not met;
• mechanisms to secure variations to the Travel Plan following monitoring and reviews; and
• appointment and contact details of a travel plan coordinator.
Thereafter the Travel Plan shall be implemented, monitored and reviewed in line with the
approved details for a minimum period of five years following occupation.
Reason: To ensure residents of the development site are offered a genuine choice of sustainable travel modes and to promote sustainable access to the development site in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| The development hereby approved shall not be first occupied until a residential Travel Welcome Pack promoting sustainable forms of access to the development has been submitted to the Local Planning Authority for approval in writing. The pack shall be provided to each resident at the point of occupation.
Reason: To ensure residents of the development site are offered a genuine choice of sustainable travel modes and to promote sustainable access to the development site in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF). |
| (A) The reserved matters application shall not be determined 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 commenced 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 policies SWDP6 and SWDP24 of the South Worcestershire Development Plan 2016 and the 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 2016.
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| The first Reserved Matters application submitted pursuant to Conditions 1 and 2 shall include a Market Housing Mix Statement setting out how an appropriate mix of dwelling sizes will be provided to contribute to a mixed and balanced communities. The mix will be informed by the latest Strategic Housing Market Assessment, or other local data available for the area at the time of the submission. The development shall be implemented in accordance with the approved Housing Mix Statement.
Reason: To ensure that an appropriate housing mix is delivered to contribute to the creation of mixed and balanced communities in accordance with Policy SWDP15 of the South Worcestershire Development Plan 2016 and the National Planning Policy Framework.
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| Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:-
- 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. |
| The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition “(the biodiversity gain condition”) that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
Subject to Paragraph 14(2) of Schedule 7A TCPA 1990 The biodiversity gain plan must include:
(a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat;
(b) the pre-development biodiversity value of the onsite habitat;
(c) the post-development biodiversity value of the onsite habitat;
Advice about how to prepare a Biodiversity Gain Plan and a template can be found at https://www.gov.uk/guidance/submit-a-biodiversity-gain-plan
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| Any works on this land will need to be undertaken following engagement with Asset Protection to determine the interface with Network Rail Assets, buried or otherwise and by entering into a Basic Assets Protection Agreement, if requirement, with a minimum of 3 months’ notice before works start. Initially the outside party should contact assetprotectionwestern@networkrail.co.uk |
