| 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 information (including details on the proposed materials) provided on the application form and the following plans/drawings/documents;
1. Proposed Site Plan Dwg No 4215 02 Rev E
2. Level Strategy Plan Dwg No 6923 1901 P2
3. Drainage Stategy Dwg No 6923 1910 Rev P2
4. Impermeable Areas Dwg No 6923 1915 P2
5. Hard Landscaping Plan Dwg No 4215 03 Rev B
6. House Type Key Plan Dwg No 4215 04 Rev D
7. Proposed Street Scene Drg No 4215 05 Rev B
8. House Type A Dwg No 4215 10 Rev A
9. House Type B Dwg No 4215 11
10. House Type C Dwg No 4215 12 Rev C
11. Double Garage (plots 2 and 3) Dwg No 4215 13A
12. Triple Garage (plot 4) Dwg No 4215 14A
13. Landscape Proposals Dwg No 24-46-PL-101 Rev A
14. Proposed Access Arrangement Dwg No 240969-RAP-TP-3200 P01
15. Visibility Assessment Dwg No 240969-RAP-TP-3201
16. Estate Care at Access Dwg No 240969-RAP-TP-4100
17. Design & Access Statement
Reason: To define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| Unless otherwise agreed by the Local Planning Authority development, other than that required to be carried out as part of an approved scheme of remediation, must not commence until conditions 1 to 5 have 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.
6. 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 and to comply with the relevant aims and objectives of the National Planning Policy Framework, having particular regard to Paragraph 189, South Worcestershire Development Plan policy SWDP31, and Part 2A of the Environmental Protection Act 1990.
Pre-commencement conditions for contaminated land risk assessment are considered necessary for the following reasons:
• There is potential for contamination to exist on the site. The degree and extent of contamination is currently unknown. More information relating to ground conditions is required to determine whether or not remediation will be required (prior to any construction work commencing).
• Where remediation is necessary, this remediation may involve work/techniques that need to be completed before any development is commenced, for example the removal from site of contaminated soils / underground structures, the design and incorporation of gas protection measures in any buildings etc. To carry out such work after construction has started/been completed, may require potentially expensive retro-fitting and in some cases the demolition of construction work already completed.
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| Before the commencement of development above ground level 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 SWDP and the relevant aims and objectives of the NPPF. |
| Prior to the commencement of development, any on-site BNG (Biodiversity Net Gain) provision will need to have a Habitat Creation and Management Plan submitted to, and approved by, the local planning authority. The details of this on-site BNG (Biodiversity Net Gain) Habitat Creation and Management Plan will create an improved biodiversity net gain on site.
A minimum of 10% BNG needs to be secured for this development. The site can deliver 3.10 area habitat units on site but needs to deliver 3.74 units to achieve the mandatory 10% BNG. This leaves a shortfall of at least 0.64 units which needs to be delivered elsewhere, i.e. off-site. secured through the s106.
Up to 10% BNG may be provided offsite and secured via the provisions of the s.106.
REASON: The statutory framework for biodiversity net gain assumes the imposition of a general biodiversity gain condition as stated to all applicable planning permissions.
This condition is detailed within Schedule 7A, Part 2 of the TCPA 1990 (as amended). It requires the production of a Biodiversity Gain Plan to be submitted and approved by the relevant Local Planning Authority as a pre-commencement requirement detailing how a minimum of 10% BNG will be provided in accordance with the Act. |
| Before the first use/occupation of the development hereby permitted, a Habitat Management and Monitoring Plan (the HMMP) has been submitted to and approved in writing by the local planning authority.
This shall be prepared in accordance with any approved Biodiversity Net Gain Plan. PEA and tree survey documents and plans herein approved and 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
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 proposed development does not have an adverse effect on the character and appearance and biodiversity and habitats of the area in accordance with policies SWDP21, SWDP22 and SWDP25 of South Worcestershire Development Plan and relevant aims and objectives of the National Planning Policy Framework (NPPF) and 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 relevant aims and objectives of the NPPF.
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| Himalayan Balsam is present along the eastern boundary of the site (TN2) (offsite). This species is Listed on Schedule 9 of the Wildlife & Countryside Act (1981) as a non-native, invasive species. To avoid further spread vegetatively or via seed dispersal, measures should be taken to control and remove these plants prior to any works commencing on site.
In the first instance, the neighbouring landowner should be contacted to be made aware of thier legal obligations to address this issue.
Prior to commencement on site a competent ecologist will need to confirm to the local authority that the Himalayan Balsam has been eradicated from the site boundary and site.
OR
Prior to commencement of development a non-native invasive plant method statement and management plan for the control and removal of Himalayan Balsam will need to be prepared by a Competent Ecologist and submitted to the local authority for approval, and thereafter implemented in accordance with the approved details.
Reason: To prevent the spread of the identified invasive species, in the interests of ecological and environmental considerations, and to accord with South Worcestershire Development Plan Policies SWDP1, SWDP5, and SWDP22, the relevant aims and objectives of the National Planning Policy Framework, and Government Guidance as Listed on Schedule 9 of the Wildlife & Countryside Act (1981).
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| Before the occupation of development, details of any proposed external lighting scheme shall be submitted to and approved in writing by the local planning authority.
Reason - To ensure the proposed development and construction thereof does not have an adverse effect on the character and appearance of the area and to safeguard protected species habitats (foraging bats) from light spill in accordance with South Worcestershire Development Plan Policies SWDP21, SWDP22 and SWDP25, and the relevant aims and objectives of the National Planning Policy Framework. |
| The development must be constructed in materials specified in the submitted Design & Access Statement as comprising;
The principle facing materials will be red brick and render.
Roofing materials will be blue and red tile to be in keeping with the local vernacular.
Unless otherwise agreed in writing with the local planning authority.
REASON: To ensure conformity with submitted details and in the interests of securing quality design in accordance with Policy 21 of the South Worcestershire Development Plan and relevant aims and objectives of the National Planning Policy Framework. |
| The Development hereby approved shall not be first occupied until the first 5 metres of the access into the development, measured from the edge of the carriageway, has been surfaced in a bound material.
REASON: In the interests of highway safety, Policy SWDP4 and SWDP21 of the South Worcestershire Development Plan and relevant aims and objectives of the National Planning Policy Framework.
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| Prior to dwelling occupation, a 2m wide footway is to the be provided to the south of the proposed vehicular access that will connect onto a new uncontrolled tactile pedestrian crossing on either side of Station Road.
The crossing shall be delivered in accordance with the drawing contained in Appendix H of the Transport Report which illustrates the pedestrian crossing location and an achievable pedestrian visibility splay of 1m x 79m in accordance with WCC SDG guidance for 40mph recorded speeds derived from Manual for Streets.
Reason: In the interests of Highway Safety, to demonstrate compliance with the details submitted, and in accordance with Policy SWDP4 and SWDP21 of the South Worcestershire Development Plan and relevant aims and objectives of the National Planning Policy Framework.
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| The Development hereby approved shall not be first occupied until the access, parking and turning facilities have been provided as shown on Drawing Number 6923-1915_P2.
The Development hereby approved shall not be first occupied until the uncontrolled pedestrian crossing facilities have been provided illustrated by small square grids as shown on Proposed Access Arrangements Plan Drawing Number 240969-RAP-XX-XX-DR-TP-3200 Rev P01.
REASON: To ensure conformity with submitted details, in the interests of highway safety, Policy SWDP4 and SWDP21 of the South Worcestershire Development Plan and relevant aims and objectives of the National Planning Policy Framework.
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| Prior to the first occupation of any dwelling to which this permission relates, an area for car parking shall be laid out within the curtilage of that property in accordance with the approved plans and this area shall be properly consolidated, surfaced and drained in accordance with details to be submitted to and approved in writing by the Local Planning Authority. This area shall not thereafter be used for any other purpose than the parking of vehicles.
Reason - In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway in accordance with policy SWDP4 and SWDP21 of the South Worcestershire Development Plan and relevant aims and objectives of the National Planning Policy Framework. |
| The development shall be carried out in accordance with the details and recommendations contained within the Preliminary Ecological Appraisal Ref 3162 Rev 01 by Focus Environmental Consultants dated November 2024 submitted with the application.
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 relevant aims and objectives of the National Planning Policy Framework.
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| Archaeological Condition:
(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 SWDP Policies 6 & 24 of the South Worcestershire Development Plan and relevant aims and objectives of the NPPF - particularly paragraphs 207 and 218 of the National Planning Policy Framework.
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| No building hereby permitted shall be occupied until details of the design, implementation, maintenance and management of sustainable urban drainage/surface water drainage works have been submitted to and approved in writing by the local planning authority.
The submitted details shall:
1. provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters;
2. include a timetable for its implementation; and
3. provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. The development shall be carried out, and the drainage maintained/managed, in accordance with the approved details.
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 relevant aims and objectives of the National Planning Policy Framework. |
| 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 relevant aims and objectives of the National Planning Policy Framework. |
| The home office / gym floorspace areas above the garages (as shown on the approved plans listed under Condition X of this Decision Notice) shall not be sold, let, or sublet separately from the main dwellinghouse. This home office / gym floorspace is solely for use as ancillary to the incidental enjoyment of the main dwellinghouse.
Reason: To ensure appropriate definition and control of the development hereby permitted for clarity and the avoidance of doubt, to ensure the development provides appropriate use in accordance with Policies SWDP8 and SWDP26 of the South Worcestershire Development Plan, and to prevent unjustified unsustainable residential development in the countryside contrary to South Worcestershire Development Plan policies SWDP1, SWDP2, SWDP3, SWDP8, SWDP12, SWDP19, and the relevant aims and objectives of the National Planning Policy Framework.
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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 aims and objectives of the National Planning Policy Framework.
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| A S171 Licence, relevant to the Highway Act 1980, must be obtained from Highways Network Management prior to undertaking any works within or excavation of the adopted public highway. |
| The surface water will be discharging to an attenuation pond, out falling into a ditch at a restricted rate. It should be noted that the proposed outfall headwall, within the adjacent watercourse, will require Ordinary Watercourse Land Drainage Consent. This consent must be approved prior to any works commencing on site. The consent is obtained from the Engineering Section.
Please contact Debbie.bowen@wychavon.gov.uk for guidance notes and an application form.
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| Construction Phase Nuisance: The applicant should refer to the 'WRS Code of Best Practice for Demolition and Construction Sites'
https://www.worcsregservices.gov.uk/media/raejo4k2/wrs-contractor-guidance-2nd-editionv-1-0.pdf and ensure its recommendations are complied with.
Noise Informative: If any domestic Heat Pumps are to be installed the applicant should ensure that the recommendations of the 'Institute of Acoustics Briefing Note on Heat Pumps'https://www.ioa.org.uk/sites/default/files/briefing_note_-_heat_pumps_-_publication_11.pdf are taken into consideration.
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| Archaeology Informative
Note: A fee is chargeable for the provision of archaeological curatorial services. The service includes advice and liaison throughout the archaeological works, including the provision of a brief (if requested), checking the Written Scheme of Investigation for compliance with local and national standards, monitoring fieldwork and ensuring any archaeological reports generated by the project are acceptable. The Archaeology and Planning Advisor will be happy to offer advice on all stages of the proceedings. Additional site visits will be chargeable at £60 per visit if required if it is considered that breaches of condition have taken place or when other situations arise that require a visit additional to the usual service.
As this scheme is considered to be a small-scale development of less than 1-ha the fee for curatorial services will be £333.60 (Inc VAT). |
| As noted in the Planning Statement Hedgehog cut-outs will be provided to facilitate movement for wildlife. Further information is here:
https://www.hedgehogstreet.org/help-hedgehogs/link-your-garden/ |
