| Condition Details / Information Notes |
| The development hereby permitted shall be begun before the expiration of 2 May 2026.
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 –
• 021096-RPS-SI-XX-DR-A-0100 Rev P01 entitled ‘Site Location Plan’
• 021096-RPS-SI-XX-DR-A-0101 Rev P01 entitled ‘Existing Site Plan’
• 021096-RPS-SI-XX-DR-A-0105 Rev P01 entitled ‘Existing Building Plan’
• 021096-RPS-SI-XX-DR-A-0102 Rev P01 entitled ‘Demolition Plan’
• 021096-RPS-SI-XX-DR-A-9205 Rev P01 entitled ‘Proposed Site Plan’
• 021096-RPS-SI-XX-DR-A-0120 Rev P01 entitled ‘Proposed Site Layout Plan – B2 Use’
• ARC30899-RPS-MB-ZZ-DR-A-1300 Rev C03 entitled ‘Proposed Elevations’
• 021096-RPS-SI-XX-DR-A-0112 Rev P01 entitled ‘Proposed Building Sections’
• 021096-RPS-SI-XX-DR-A-0113 Rev P01 entitled ‘Proposed Building Plan’
• 021096-RPS-SI-XX-DR-A-0114 Rev P01 entitled ‘Proposed Office Plans’
• 021096-RPS-MB-ZZ-DR-A-9202 Rev P01 entitled ‘Proposed Roof Plan’
• 021096-RPS-SI-XX-DR-A-0117 Rev P01 entitled ‘Proposed Aerial Visual’
• SCP/220554/D01 Rev A entitled ‘Site Access’
• HBH-SLCE-ZZ-XX-DR-E-6350 Rev P01 entitled ‘External Lighting Arrangement’
• HBH-SLCE-XX-DR-E-6351-S4 Rev P01 entitled ‘External Lighting Layout (Alternative)
• 1001 Rev 00 entitled ‘Boundary Sections’
• 1003 Rev 00 entitled ‘Boundary Sections -Option 2)
• 0371-05-03-2000-02 entitled ‘Detailed Planting Plan’
• 1002 Rev 00 entitled ‘Landscape Plan- Option 2’ Stephenson Halliday
• ARC30899-RPS-SI-XX-DR-A-1011-C05 entitled ‘Proposed Fence Gate Layout & Details’
• Planning Statement, Marrons Planning
• Design and Access Statement, RPS Harworth
• Transport Assessment, Rev 01 January 2023 SCP
• Travel Plan, January 2023, SCP
• Noise Impact Assessment January 2023 Rev 2, RSK Acoustics
• Economic Statement, Marrons Planning
• Energy Statement, Zed
• Part L Volume 2: Buildings other than dwellings Compliance Report, Revision P03, Zed
• Flood Risk Assessment, Rev 03 January 2023, RoC Consulting
• Sustainable Drainage Statement, Rev 02 January 2023, RoC Consulting
• Water Management Statement, Rev 02 January 2023, RoC Consulting
• Land Contamination Assessment Phase 1 Rev 04 January 2023, RoC Consulting
• Air Quality Assessment RSK Environment Ltd (RSK)
• Preliminary Ecology Assessment, Version 01 dated January 2023, RSK ADAS Ltd.
• Arboricultural Assessment Version B January 2023, RSK ADAS Ltd.
• Arboricultural Planning Statement, Version B January 2023, ADAS Ltd
• Landscape and Ecological Management Plan, April 2025.
• Appendix A: 30 Year Landscape Maintenance Programme
• Cover letter from Patrick Dewhirst (Harworth), dated 24th October 2025
Reason: In order to define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan and the National Planning Policy Framework. |
| The development shall be maintained in accordance with approved details as confirmed under decision reference W/25/00181/CCO, dated 3 July 2025.
Reason: To ensure that the new materials are in keeping with the surroundings and/or represent quality design in accordance with policy SWDP21 of the South Worcestershire Development Plan, 2016. |
| The materials for the hard landscaping of the site (including roads, paths, parking areas and other hard surfaces) shall be maintained in accordance with approved details as confirmed under decision reference W/25/00181/CCO, dated 3 July 2025.
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 and to ensure adequate drainage management of the site in accordance with Policy SWDP29 of South Worcestershire Development Plan, 2016 |
| Notwithstanding the submitted SuDS Statement (RoC consulting, Rev 02, 13 Jan 2023), the detailed surface water drainage approved in accordance with details confirmed under decision reference W/25/00181/CCO, dated 3 July 2025, shall be implemented prior to the first use of the development and thereafter maintained in accordance with the approved scheme.
Reason: To ensure adequate drainage in accordance with Policy SWDP 28, SWDP 29 and SWDP31 of the South Worcestershire Development Plan, 2016 and Water Management and Flooding SPD 2018.
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| The measures to prevent noise impacts shall be implemented and retained in accordance with the details approved under reference W/25/01293/CCO, dated 27 June 2025.
Reason: To ensure that the activities at the site does not result in a detrimental impact in accordance with Policy SWD21 and SWDP 31 of the South Worcestershire Development Plan, 2016.
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| All planting and seeding/turfing comprised in the submitted landscape scheme, hereby approved, shall be carried out in the first planting season following the first occupation/use of the development OR in accordance with the submitted implementation programme. All planting shall be watered as necessary and competitive weed growth controlled to ensure successful establishment. Any trees or plants that die, or are removed; or become seriously damaged or diseased within a period of five years from the completion of the planting, shall be replaced in the next planting season with others of similar size and species.
The landscape scheme areas pursuant to the above requirements and as shown on the approved plans listed under Condition 2 of this Decision Notice shall not be used for open storage or vehicular parking.
Reason: To ensure the proposed development does not have an adverse effect on the character and appearance of the area and to ensure the interests and enhancement of biodiversity in accordance with policies SWDP21 and SWDP25 together with SWDP 22 of South Worcestershire Development Plan 2016. |
| The Development hereby approved shall not be brought into use until the access, parking and turning facilities have been provided as shown on drawing no. 021096-RPS-SI-XX-DR-A-9205 Rev P01.
Reason: To ensure highways safety and to ensure that the development has adequate parking provision in accordance with Policy SWDP 4 and SWDP 21 of the South Worcestershire Development Plan, 2016 together with the provisions set out within the Worcestershire Streetscapes Design Guide, 2022. |
| The B2 Use development herby approved shall not be brought into use until the access, parking and turning facilities have been provided as shown on drawing 021096-RPS-SI-XX-DR-A-0120 Rev P01 entitled ‘Proposed Site Layout Plan – B2 Use’
Reason: To ensure highways safety and to ensure that the development has adequate parking provision in accordance with Policy SWDP 4 and SWDP 21 of the South Worcestershire Development Plan, 2016 together with the provisions set out within the Worcestershire Streetscapes Design Guide, 2022.
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| The development hereby approved shall not be brought into use until the visibility splays shown on the approved plan reference SCP/220554/D01 Rev A entitled ‘Site Access’ have been provided. The splays shall at all times be maintained free of level obstruction exceeding a height of 0.6m above adjacent carriageway.
Reason: In the interests of highway safety in accordance with Policy SWDP 4 and SWDP 21 of the South Worcestershire Development Plan, 2016.
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| The approved B8 use shall operate in accordance with approved layout drawing DR-A-9205 Rev. P01, entitled ‘Proposed Site Layout’ as now implemented. The vehicular accesses along the eastern site boundary shall remain permanently closed in accordance with these approved details.
Reason: To ensure the safe and free flow of traffic using the adjoining highway in the interests of highway safety in accordance with Policy SWDP 4 and SWDP 21 of the South Worcestershire Development Plan, 2016.
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| The Development hereby approved shall not be brought into use until the applicant has submitted a Travel Plan using Modeshift STARS Business. They must meet green level accreditation before occupation and bronze level accreditation within 12 months of occupation.
Reason: To reduce vehicle movements and promote sustainable access and to accord with Policies SWDP1, SWDP2 and SWDP4 of the South Worcestershire Development Plan and the provisions of the National Planning Policy Framework as a whole, and with particular regard to Chapter 9, that requires development to minimise the demand for travel and offer genuinely sustainable travel choices, and furthermore to contribute to wider Government aims and objectives including Net Zero and Carbon emission targets.
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| The development hereby permitted shall be carried out in accordance with the mitigation and enhancement requirements set out within ‘Preliminary Ecology Assessment’ produced by RSK ADAS Ltd.
Reason: To ensure safeguarding of protected species and biodiversity and to ensure that the development provides for adequate biodiversity enhancement in accordance with Policy SWDP 22 of the South Worcestershire Development Plan, 2016.
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| The development hereby approved shall be carried out in accordance with the submitted Energy Statement dated November 2022 prepared by Zed. to achieve minimum of 10% reduction.
The photovoltaic panels shall be maintained in accordance with approved details as confirmed under decision reference W/25/01255/CCO, dated 25 June 2025. The development shall not be occupied until those approved details have been implemented.
Reason: In the interests of safeguarding the environment and providing sustainable development in accordance with Policies SWDP1 and SWDP27 of the South Worcestershire Development Plan,2016 and Renewable and Low Carbon Energy SPD 2018
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| Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) the premises shall only be used for Class B2 or B8 use and for no other purpose of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.
Reason: To retain planning control over the use of the building hereby approved.
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| Positive and Proactive Statement. No problems have arisen in dealing with this application. The planning application sought an acceptable form of development consistent with the requirements of relevant policies and material considerations. No amendments or alterations were therefore required and no further positive or proactive action was deemed necessary. |
| Buildings are frequently used as roosting sites by bats. Bats and their 'roost' sites are protected under the 1981 Wildlife and Countryside Act and the Habitat Regulations 1994, the latter of which deems them a European Protected Species.
It is a criminal offence to recklessly disturb or destroy a bat 'roost'. Where a bat 'roost' is present a licence might be necessary to carry out the works. Further information about species licensing and legislation can be obtained from the Species Licensing Service on 0117 3728000. If evidence of bats is found during works, work should stop immediately and Natural England must be contacted on 01453 764450 for advice on the best way to proceed. |
| The formal consent of Severn Trent Water is required for the discharge of effluent from the bio-disc plant. |
| Alteration of highway to provide new or amended vehicle crossover
This permission does not authorise the applicant to carry out works within the publicly maintained highway since such works can only be carried out by the County Council’s Approved Contractor, Ringway Infrastructure Service who can be contacted by email worcestershirevehicle.crossing@ringway.co.uk. The applicant is solely responsible for all costs associated with construction of the access.
No Drainage to Discharge to Highway
Drainage arrangements shall be provided to ensure that surface water from the driveway and/or vehicular turning area does not discharge onto the public highway. No drainage or effluent from the proposed development shall be allowed to discharge into any highway drain or over any part of the public highway.
Protection of Visibility Splays
The applicant's attention is drawn to the need to ensure that the provision of the visibility splay(s) required by this consent is safeguarded in any sale of the application site or part(s) thereof.
Travel Plan Requirements
Worcestershire County Council has published guidance on how it expects travel plans to be prepared, this guidance is freely available from the County Councils Travel Plans Officer. As part of this process the applicant must register for Modeshift STARS Business and ensure that their targets have been uploaded so that progress on the implementation of the Travel Plan can be monitored. Worcestershire County Council can assist applicants with this process should they need. Modeshift STARS Business is a nationally accredited scheme which assists in the effective delivery of travel plans, applicant can register at www.modeshiftstars.org
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