| 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, 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 (as updated where relevant);
Plans
1. Location Plan - plan reference LS0064-P2-001 submitted 29/04/2025
2. Existing Layout - plan reference LS0064-P2-003A Revision A submitted 08/05/2025
3. Site Layout - plan reference LS0064-P2-004A Revision D submitted 08/08/2025
4. Site Layout with Arial Image - plan reference LS0064-P2-005C Revision D submitted 08/08/2025
5. Plots 3-6 3D View - plan reference LS0064-P2-106 - submitted 24/04/2025
6. Plots 3-6 Floor Plans - plan reference LS0064-P2-104 - submitted 24/04/2025
7. Plots 3-6 Elevations - plan reference LS0064-P2-105 - submitted 24/04/2025
8. Plots 7-10 & 16-19 3D View - plan reference LS0064-P2-109 - submitted 24/04/2025
9. Plots 7-10 & 16-19 Floor Plans - plan reference LS0064-P2-107 - submitted 24/04/2025
10. Plots 7-10 & 16-19 Elevations - plan reference LS0064-P2-108 - submitted 24/04/2025
11. Plots 11-15 3D View - plan reference LS0064-P2-113 - submitted 24/04/2025
12. Plots 11-15 3D View 2 - plan reference LS0064-P2-114 - submitted 24/04/2025
13. Plots 11-15 Rear & Side Elevations - plan reference LS0064-P2-112 - submitted 24/04/2025
14. Plots 11-15 Floor Plans - plan reference LS0064-P2-110 - submitted 24/04/2025
15. Plots 20-23 Elevations - plan reference LS0064-P2-116 - submitted 24/04/2025
16. Plots 20-23 3D View - plan reference LS0064-P2-117 - submitted 24/04/2025
17. Plots 20-23 3D View 2 - plan reference LS0064-P2-118 - submitted 24/04/2025
18. Plots 20-23 Floor Plans - plan reference LS0064-P2-115 - submitted 24/04/2025
19. Plots 24-27 Floor Plans - plan reference LS0064-P2-119 - submitted 24/04/2025
20. Plots 24-27 3D View - plan reference LS0064-P2-121 - submitted 24/04/2025
21. Plots 24-27 3D View 2 - plan reference LS0064-P2-122 - submitted 24/04/2025
22. Plots 28-30 Elevations - plan reference LS0064-P2-124 - submitted 24/04/2025
23. Plots 28-30 3D View - plan reference LS0064-P2-125 - submitted 24/04/2025
24. Plots 28-30 Floor Plans - plan reference LS0064-P2-123 - submitted 24/04/2025
25. Plots 31-33 3D View - plan reference LS0064-P2-128 - submitted 24/04/2025
26. Plots 31-33 Floor Plans - plan reference LS0064-P2-126 - submitted 24/04/2025
27. Plots 31-33 Elevations - plan reference LS0064-P2-127 - submitted 24/04/2025
28. Plots 1 & 2 3D View - plan reference LS0064-P2-102 - submitted 24/04/2025
29. Plots 1 & 2 3D View 2 - plan reference LS0064-P2-103 - submitted 24/04/2025
30. Plots 1 & 2 Elevations - plan reference LS0064-P2-101 - submitted 24/04/2025
31. Plots 34 & 35 Elevations - plan reference LS0064-P2-131 - submitted 24/04/2025
32. Plots 34 & 35 3D View - plan reference LS0064-P2-132 - submitted 24/04/2025
33. Plots 34 & 35 Floor Plans - plan reference LS0064-P2-130 - submitted 24/04/2025
34. Plots 11-15 Front & Side Elevations - plan reference LS0064-P2-111 -submitted 25/04/2025
35. Plots 1 & 2 Floor Plans - plan reference LS0064-P2-100 - submitted 30/04/2025
36. Plots 24-27 Elevations - plan reference LS0064-P2-120A Revision A - submitted 30/04/2025
37. Boundary Treatments Plan 1 of 2 plan reference LS0064-P2-013C - submitted 11/07/2025
38.
Boundary Treatments Plan 2 of 2 plan reference LS0064-P2-014C - submitted 11/07/2025
39. Site Access Junction plan reference LS0064-P2-011C - submitted 11/07/2025
40.
Site Access Plan plan reference LS0064-P2-001A - A submitted 14/04/2025
41. Arboricultural Method Statement and Tree Protection Plan reference 5512.Tibberton.LS.TPP - submitted 24/04/2025
42. Demolition Plan reference LS0064-P2-007 - A - submitted 07/05/2025
43.
Land Areas Plan - plan reference LS0064-P2-006A Revision C - submitted 11/07/2025
44. Parking & Cycle Storage Layout - plan reference LS0064-P2-016A Revision C - submitted 11/07/2025
45. External Surfaces Layout - plan reference LS0064-P2-015A Revision C - submitted 11/07/2025
46. Highways Layout - plan reference LS0064-P2-017A Revision C - submitted 11/07/2025
47. Boundary Treatments Plan - plan reference LS0064-P2-012A - Revision C- submitted 11/07/2025
48.
Levels Strategy - plan reference 24059-C101 - P3 - 13/08/2025 submitted
49. Flood Exceedance Plan - plan reference 24059-C103 - P2 - submitted 13/08/2025
50. Drainage Strategy Plan - plan reference 24059-C102 - P4 - submitted 13/08/2025
51. Soft Landscaping Proposals Detailed - plan reference GL2317 LP 02b Revision C - submitted 14/08/2024
52. Soft Landscaping Proposals Detailed - plan reference GL2317 LP 01b Revision C - submitted 14/08/2024
Documents
- Affordable Housing Statement
- Arboricultural Impact Assessment Report
- Sustainability Appraisal
- Flood Risk Assessment
- Drainage Strategy
- Landscape and Visual Impact Assessment
- Transport Statement
- Ecological Appraisal
- BNG Metric
- Planning & Design Statement (including Statement of Community Involvement)
- Health Impact Assessment
- Ground Investigation Report
- Existing Building Report Refurbishment/Demolition (HSG264) Asbestos Survey (Court End Farmhouse)
- Archaeological Evaluation (desk-based assessment)
Reason: To define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan, Policies SWDPR 03 & SWDPR 05 of the South Worcestershire Development Plan Review, and the 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. 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.
- To regularise the development in accordance with Policy SWDPR 42 of the South Worcestershire Development Plan Review.
Paragraph 196 of the NPPF requires development to be suitable for its proposed use taking account of ground conditions, any risks arising from contamination, and any proposals for mitigation, including land remediation. Paragraph 196 goes on to state that after remediation, as a minimum, land should not be capable of being determined as Contaminated Land under Part 2A of the Environmental Protection Act 1990.
With any demolition of non-residential buildings WRS advise that consideration is given to the presence of asbestos containing materials (ACMs) in the existing building(s) and any ACMs removed during alterations should be disposed of appropriately such that the development site may not be considered contaminated land under Part 2A at a later date. Appropriate asbestos surveys prior to demolition/alterations and handling of ACMs during works should be undertaken by competent and qualified professionals with experience of surveying and handling ACMs.
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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 Policies SWDP 6 & 24 of the South Worcestershire Development Plan, Policies SWDPR 09 & SWDPR 33 of the South Worcestershire Development Plan Review, and the requirements of paragraphs 207 and 218 of the National Planning Policy Framework (as amended). |
| No development shall begin until a Construction Environment Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include the following details:-
a. details to minimise the impact of noise, vibration and dust from construction, demolition and site clearance activities and the traffic associated with this development, including a scheme for vehicle wheel cleaning and other measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway. The CEMP shall broadly accord with BS 5228 - 1&2:2009 +A1:2014 (Code of practice for noise and vibration control on construction and open sites) and the WRS Demolition and Construction Guidance;
b. details of site operative parking areas, material storage areas and the location of site operative facilities (offices, toilets etc);
c. restrictions on burning;
d. details in relation to the prevention of pollution of waterways;
e. construction exclusion zones to prevent soil compaction in areas to be planted and remediation proposals for any soil compaction which does occur;
f. a strategy for the handling and storage of topsoil;
g. a management strategy and proposals for the minimisation of construction waste;
h. details of any temporary construction accesses and their reinstatement;
i. a scheme of temporary signage to direct construction related traffic to enter and exit the site; and
j. a highway condition survey, timescale for re-inspections, and details of any reinstatement.
k. where the development site includes a public right of way, measures to manage and maintain safe use of the right of way by the public and avoid or minimise the need for temporary closure.
l. The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring.
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.
The CEMP should generally comply with the requirements of Worcestershire Regulatory Services Code of Best Practice for Demolition and Construction Sites 2nd Edition September 2020 and the Construction Logistics and Community Safety (CLOCS) Standard www.clocs.org.uk/clocsworks
Reason: To protect existing and new occupiers of residential areas from the unreasonable effects of noise, vibration, light and dust nuisance, to avoid and mitigate for any potential impact on protected species, minimise the risk of accidents and ensure public rights of way are kept available where possible for the duration of the construction, in accordance with Policies SWDP 21 and 22 of the South Worcestershire Development Plan, Policies SWDPR 05, SWDPR 06, SWDPR 28, & SWDPR 35 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
| 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, or otherwise negatively impact surface water drainage in accordance with Policies SWDP 21, SWDP 28, SWDP 29 and SWDP 25 of South Worcestershire Development Plan, Policies SWDPR 05 & SWDPR 28 in the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
| Great Crested Newt (GCN) Method Statement Mitigation
Based upon the assumption of the presence of a large population of GCN in a private pond at either The Medes and / or Beech Tree House at Plough Road, Tibberton, a Great Crested Newt (GCN) Method Statement for Mitigation is to be submitted to and approved in writing by the Local Planning Authority, prior to any development on site, and thereafter implemented in accordance with it.
To include as a minimum;
• amphibian fencing between the identified pond and the site works to be agreed
• A toolbox talk shall be delivered to all contractors about the potential presence of GCN and relevant protective measures.
• sensitive vegetation removal
• fingertip searches prior to works commencing and
• ecological supervision / watching brief on site by a suitably qualified ecologist.
This approved Method Statement is a precautionary measure to be implemented to meet the Derogation Tests (in accordance with the Natural England Guidance Note European protected Species and the Planning Process).
Natural England Licence
In the event that a GCN is discovered during the works, then Natural England will be consulted on licensing requirements and works will cease until Natural England approve works, in broad accordance with the following;
i. Application of a GCN mitigation (development) licence from Natural England
a. Implementation of mitigation measures during construction works as set out within the license, which may include:
b. Identification and prior preparation of a receptor site for GCN found
c. Erection of amphibian fencing around construction area
d. Trapping and translocation exercise within the construction area
e. Sensitive vegetation removal / ground clearance strategy
f. Direct ecological supervision by the Named Ecologist / Accredited Agent of any works with potential to encounter GCN
ii. Compensation for the loss of terrestrial habitat will form part of this strategy and will ensure that connectivity between the ponds and further ponds / suitable habitat is maintained through the placement of the open space and creation of suitable habitats within this area to provide continued opportunities for GCN e.g. other neutral grassland, native hedgerow, SUDS etc
iii. Integration of further features within the scheme, as appropriate (e.g. dropped kerbs, drain ladders)
iv. Monitoring will be carried out for GCN post-development
v. A landscape ecological management plan (LEMP) or similar, will be written and implemented at the site, together with monitoring of habitats, to ensure habitats are appropriately managed and retain suitable habitat for GCN.
Full details of a mitigation & compensation strategy would form part of the licence application to Natural England or RAMS Statement for works on site.
Seasonal GCN Surveys
Unless further seasonal GCN surveys from March to June 2026 are undertaken that conclude the absence of GCN populations in the identified private pond, then written agreement will be sought from the local authority to discharge this condition without further works.
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, Policy SWDPR 29 of the South Worcestershire Development Plan Review, the relevant aims and objectives of the National Planning Policy Framework, and in order to meet the Derogation Tests in accordance with the Natural England Guidance Note European protected Species and the Planning Process and associated relevant legistation.
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| Notwithstanding the details shown on the approved plans, details of the public open space, play area, and football kick around area hereby approved shall be submitted to and approved in writing by the Local Planning Authority before the development becomes operative. The details to be submitted/approved shall include a implementation timetable for the delivery of the public open space/play area /kick around area. The development shall be carried out in accordance with the approved details/timetable.
Reason: To ensure the development incorporates adequate green infrastructure and outdoor recreation space in accordance with policies SWDP 5 and SWDP 39 of the South Worcestershire Development Plan, and Policy SWDPR 05, SWDPR 07 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant sections of the National Planning Policy Framework. |
| No works in connection with the site access road, internal street network or site drainage shall commence until details of the provision for the sustainable disposal of surface water within the site so as to prevent its discharge onto the highway have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the drainage scheme has been implemented in full accordance with the approved details.
REASON: In the interests of ensuring adequate surface water drainage and in the interests of highway safety, in accordance with Local Plan Policy SWDP 29, Policy SWDPR 39 of the South Worcestershire Development Plan Review, and the relevant sections of the National Planning Policy Framework. |
| Construction Phase
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.
Development Stage
SUDS
No works in connection with site drainage shall commence until details of the design, implementation, maintenance and management of sustainable urban drainage/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 Drainage Strategy (24059-C102 Rev. P3). The scheme shall provide detailed design drawings for all drainage asset, including a levels plan.
The submitted details shall also include:
1. 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.
4. The volumetric coefficent (Cv) needs to be representative of the surface areas in drainage model calculations. Appropriate urban creep will need to be applied and the open surface area of SuDS will need to be included as they form part of the catchment. A catchment area plan corresponding to each node should accompany the drainage model output.
5. 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.
6. 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.
7. The approved drainage works shall be implemented in accordance with the approved details before the first occupation/use of the development hereby permitted and shall be retained thereafter.
Reason: To ensure development would not result in unacceptable risk of pollution or harm to the environment and 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 SWDP 28, SWDP 29 and SWDP 30 of the South Worcestershire Development Plan, Policies SWDPR 38, SWDPR 39, SWDPR 40 of the South Worcestershire Development Plan Review, and the relevant sections of the National Planning Policy Framework, and in accordance with the non-statutory technical standards for SuDS (Defra 2015) and the Drainage Strategy (24059-C102 Rev. P3.
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| Before the development hereby permitted is first occupied/used, details of any external lighting to be provided in association with the development shall be submitted to and approved in writing by the Local Planning Authority. The details shall include times when the external lighting will not be switched on. Only external lighting in accordance with approved details shall be provided on the application site. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) there shall be no other external lighting provided on the application site.
Reason: To ensure the proposed development does not have an adverse effect on the character and appearance of the area in accordance with policies SWDP1, SWDP21 and SWDP25 of South Worcestershire Development Plan, Policy SWDPR 35 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework.
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| Before Development commences, a detailed schedule of works and design for the site access at Plough Road, including pedestrian footways, tactile-paved dropped crossings and advance warning signage, shall be submitted to and approved in writing by, the Local Planning Authority.
The development shall not be first occupied until the submitted detailed scheme, which is broadly in accordance with drawing Highway Layout Plan LS0064-P2-017C, subject to any non-material modifications identified during the detailed design and Road Safety Audit processes, has been agreed in writing by the Local Planning Authority and has been implemented in full.
Reason: In the interests of achieving safe and suitable highway access for all users, in accordance with Policy SWDP7 of the South Worcestershire Development Plan, Policies SWDPR 06 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
| Before the first use/occupation of the development hereby permitted, the hard landscaping of the site (including roads, paths, parking areas and other hard surfaces) as detailed in drawing LS0064-P2-015C (Rev C) shall be completed on site.
Development shall be carried out in accordance with the approved details.
Reason: To ensure the proposed development represents high quality design and 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, Policies SWDPR 05 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework.
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| Before the first use/occupation of the development hereby permitted a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the local planning authority. The schedule shall include details of the arrangements for its implementation, long-term design objectives, management responsibilities and maintenance schedules for all landscape areas (excluding domestic gardens). The approved landscape maintenance schedule shall be fully implemented.
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, Policies SWDPR 05, SWDPR 07 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework.
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| 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, Policies SWDPR 01, SWDPR 05 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework.
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| Prior to the first occupation of the dwelling hereby approved secure parking for 2 cycles to comply with the Council’s standards shall be provided within the curtilage of each dwelling and these facilities shall thereafter be retained for the parking of cycles only.
Reason - To comply with the Council’s parking standards and encourage sustainable modes of transport, in accordance with SWDP 4 of the South Worcestershire Development Plan, Policies SWDPR 06 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant sections of the National Planning Policy Framework.
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| The Development hereby approved shall not be occupied until visibility splays, as shown on drawing Visibility Assessment – Northern Access 230193-RAP-XX-XX-DR-TP-3204 P02 are provided from a vertical point 1.05m above carriageway level at the centre of the site vehicular access at Plough Road and 2.4m back from the near side edge of the adjoining carriageway, (measured perpendicularly), for 53.5m to the north and 48.9m south, measured along the nearside edge of the adjoining carriageway (vertical off set of 0.6m).
Nothing shall be planted, erected and/or allowed to grow on the triangular areas of land so formed which would obstruct the visibility described above.
Reason: In the interests of highway safety, particularly that driver visibility splays and stopping sight distances at the vehicle access on Plough Road are commensurate with the legal speed limit. In the interests of achieving safe and suitable highway access for all users, in accordance with Policy SWDP7 of the South Worcestershire Development Plan, Policies SWDPR 06 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
| The Development hereby approved shall be carried out generally in accordance with drawing Highway Layout Plan LS0064-P2-017C, subject to any non-material modifications identified during the detailed design process.
Reason: In the interests of sustainable development and highway safety, in accordance with Policy SWDP7 of the South Worcestershire Development Plan, Policies SWDPR 06 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
| The junctions of all internal side roads, parking courts, private drives and shared surface roads, as shown on drawing Highway Layout Plan LS0064-P2-017C, shall be provided with informal pedestrian crossings comprising dropped kerbs and tactile paving and constructed in accordance with the standard specifications of Worcestershire County Council Highways.
Reason: In the interest of safe and suitable access for pedestrians in accordance with Policy SWDP7 of the South Worcestershire Development Plan, Policies SWDPR 06 and SWDPR 28 of the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
| No development shall take place which obstructs the existing public right of way crossing the application site until or unless an order has been made for it to be diverted or stopped up.
a) The lawful (definitive) line of a PROW must be respected unless and until it is altered by a legal order; any obstruction along that line is unlawful regardless of intention or convenience (as established in Herrick v Kidner and Somerset County Council [2010]).
b) The width of the PROW extends the whole width of the existing path. There must be no reduction in the available width of the footpath. Keep planting at least 1m from the PROW.
c) The owner or occupier of the land is responsible for maintaining trees and other vegetation to prevent obstruction or danger to users of the right of way.
d) Any proposed planting must not disturb the surface.
e) Any change in the surface of the PROW must be approved by the Highway Authority, contact the PROW team for details.
f) Surface reinstatement following development must be approved by the Highway Authority , contact the PROW team for details.
Reason: To ensure the public right of way is not obstructed, and that the network connects to the development in accordance with
Policy SWDP7 of the South Worcestershire Development Plan, Policies SWDPR 05 and SWDPR 28 of the South Worcestershire Development Plan Review, 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 approved by the Local Planning Authority. Thereafter, the pack shall be provided to each dwelling prior to first 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 Local Plan Policy SWDP 7, and Policy SWDPR 06 of the South Worcestershire Development Plan Review, 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 & SWDP 22 of the South Worcestershire Development Plan, Policies SWDPR 05, SWDPR 28 and SWDPR 35 in South Worcestershire Development Plan Review, 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 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 traffic management arrangements; 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 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, to comply with Policy SWDP 4 in South Worcestershire Development Plan, Policy SWDPR 06 in the South Worcestershire Development Plan Review, and the relevant aims and objectives of the National Planning Policy Framework. |
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The granting of this planning permission does not remove any obligations on the applicant to undertake a technical design check of the proposed highway improvement works with the Highway Authority (Worcestershire County Council, WCC), nor does it confirm detailed design approval by the Highway Authority until the design check process has been concluded. Upon the satisfactory completion of the technical check the design would be suitable to allow relevant conditions imposed under this permission to be discharged but works to the public highway cannot take place until a legal agreement under Section 278 of the Highways Act 1980 has been entered into to allow the works and the applicant has complied with the requirements of the New Roads and Streetworks Act 1991 (NRSWA) and Traffic Management Act 2004. The person or organisation shall follow the necessary procedure by applying to WCC Streetworks Team for road space for a period to be agreed. |
| 1. WRS would generally expect a minimum of 6 monitoring rounds, with at least one with falling air pressure. However, a determination of CS1 seems reasonable in this instance given the results of existing testing, lack of potential sources, low flow rates and high groundwater levels.
2. WRS records indicate an area of FMD disinfectant disposal close to WS1 (390400, 257410) which should be considered.
3. Should the option for clean cover be advanced, WRS recommend consideration is given to removal of any hotspots in addition to clarification of the area(s) identified for proposed clean cover, proposed depth and any requirement for a no dig barrier in garden spaces. WRS would seek clarification of any proposed remediation in the public open spaces.
4. WRS would suggest the above comments are considered with clarification and justification where necessary within an updated Phase 2 report or the proposed standalone RMS with the preferred remedial option. |
| The safety of the public using the rights of way must be ensured at all times.
If Public Safety demands a temporary closure, application should be made at least 6 weeks in advance to: the Public Rights of Way Mapping Team at Worcestershire County Council prowclosures@worcestershire.gov.uk.
Under Section 34 of the Road Traffic Act 1988, it is an offence for any person to drive a motor vehicle on a PROW without lawful authority. The applicant is responsibility for ensuring any visitors and customers have the appropriate rights.
No additional barriers can be placed across the rights of way without written consent from the Highway Authority. This includes gates, stiles, bars, and any other objects.
Vehicle movements and parking must be managed to avoid unreasonable interference with the public’s use of PROW.
The granting of planning permission does not authorise developers to obstruct a PROW.
The impact of development on a public right of way is a material consideration in the assessment of planning applications; Department of Environment Circular 1/09 (Defra) June 2011, Part 7.
NPPF, Para 105 Planning policies and decisions should protect and enhance public rights of way and access, including taking opportunities to provide better facilities for users, for example by adding links to existing rights of way networks including National Trails.
The working copy of the Definitive Map can be found at Public Rights Of Way | Worcestershire County Council. The Definitive Map is a minimum record of public rights of way and does not rule out the possibility that unrecorded public rights may exist, nor that higher rights may exist other than those shown. |
| It has also been noted, the applicant intends to re-route an existing ditch / watercourse.
The applicant will need to apply for Ordinary Watercourse Land Drainage Consent for this diversion and the proposed outfall headwall from the pond.
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. |
