| 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. Outstanding reserved matters include appearance, landscaping, layout and scale.
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 outstanding details of the appearance, layout, scale and landscaping (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.
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| 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 provided on the application form and the following plans/drawings/documents:
• Site Location Plan Location plan - 1001 – Rev D
• Parameters Plan Access and Movement – 2003 Rev C
• Access General Arrangement – 07570 - CI - A – 0109 – P03
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.
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| (A) A 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 has been completed in accordance with the programme set out within 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 and approved by the local planning authority.
Reason:
In accordance with the requirements of paragraphs 200 and 211 of the National Planning Policy Framework 2012 (as amended) and SWDP 6 & 24 of the South Worcestershire Development Plan 2016.
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| Prior to the commencement of development, a detailed schedule of works and design for the site access works at the B4085 Birmingham Road, including pedestrian footway provision shared-use access path, streetlighting and the relocation of the 30mph speed limit, 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 07570-CI-A-0109 P03 General Arrangement, 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, in consultation with Worcestershire County Council Highways, and has been implemented in full.
Reason:
In the interests of achieving safe and suitable highway access for all users in accordance with the NPPF and Policy SWDP04 of the South Worcestershire Development Plan.
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| Prior to the commencement of development, a detailed schedule of works and design for the enhancement of pedestrian and cycle facilities, including streetlighting, on the B4085 Birmingham Road, the B4035 Bretforton Road, Banks Road and Oak Close, as generally shown on drawings 07570-CI-A-0109 P03 General Arrangement, 07570-CI-A-0123 P01 Pedestrian Crossing Geometry Plan, 07570-CI-A-0122 P04 Pedestrian Crossing Location Assessment, 07570-CI-A-0123 P01 Footway Connection and Long Section and 07570-CI-A-0125 P01 Footway Connection Cross Section, subject to any non-material modifications which may be identified during the detailed design and Road Safety Audit processes, shall be submitted to and approved in writing by, the Local Planning Authority. The development shall not be first occupied until the approved scheme has been implemented in full.
Reason:
To ensure the development site is provided with a genuine choice of sustainable travel modes, to maximise accessibility to Badsey village by active travel modes and in the interests of highway safety particularly vulnerable pedestrians and cyclists in accordance with the NPPF and Policy SWDP04 of the South Worcestershire Development Plan.
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| Prior to the commencement of development, 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 any temporary construction accesses and their 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 and in accordance with the NPPF and Policy SWDP04 of the South Worcestershire Development Plan.
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| Prior to the commencement of development, a Construction and Ecological Management Plan for biodiversity (CEMPB) shall be submitted to and agreed in writing by the Local Planning Authority. The content of the CEMPB shall be based on the recommendations made in the EcIA by CSA Environmental. It shall be guided by the requirement to achieve a Biodiversity Net Gain, and the development undertaken in accordance with the approved document and shall maintain this after implementation.
Reason:
To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site, and to ensure the proposal harmonises with the surroundings in accordance with policies SWDP21, SWDP22 and SWDP25 of the South Worcestershire Development Plan 2016.
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| Prior to the commencement of development, a scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:- (i) a plan(s) showing details of all existing trees and hedges on the application site. The plan should include, for each tree/hedge, the accurate position, canopy spread and species, together with an indication of any proposals for felling/pruning and any proposed changes in ground level, or other works to be carried out, within the canopy spread. (ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting and grass areas. (iii) a schedule of proposed planting - indicating species, sizes at time of planting and numbers/densities of plants. (iv) a written specification outlining cultivation and other operations associated with plant and grass establishment. (v) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting. All planting and seeding/turfing shall be carried out in accordance with the approved details in the first planting and seeding/turfing seasons following the completion or first occupation/use of the development, whichever is the sooner. The planting shall be maintained in accordance with the approved schedule of maintenance. Any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason:
To ensure the proposed development does not have an adverse effect on the character and appearance of the area or its biodiversity in accordance with policies SWDP21, SWDP22 and SWDP25 of South Worcestershire Development Plan.
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| Prior to the commencement of development, a detailed Boundary Treatment Plan shall be submitted to an approved in writing by the Local Planning Authority. The plan shall make provision for openings in fences to create hedgehog highways through the built development.
Reason:
To ensure the proposed development does not have an adverse effect on the character and appearance of the area or its biodiversity in accordance with policies SWDP21, SWDP22 and SWDP25 of South Worcestershire Development Plan.
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| Prior to the commencement of development, a Habitat Management and Monitoring Plan (the HMMP), has been prepared in accordance with the approved Biodiversity Gain Plan and the approved landscape scheme, submitted to and approved in writing by the Local Planning Authority. 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) details of bat roosting and bird nesting opportunities and log piles as outlined in paragraph 4.42. of the Ecological Impact Assessment dated September 2024, ref. CSA/6744/05, by CSA Environmental;
(e) 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
(f) 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
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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.
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| Prior to the commencement of development, a "Lighting Design Strategy for Biodiversity" shall be submitted to and approved in writing by the local planning authority. The strategy shall follow the recommendations in paragraph 5.3. of the EcIA addendum dated November 2024, and 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 of the South Worcestershire Development Plan and the National Planning Policy Framework.
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| The Development hereby approved shall not be first occupied until visibility splays, as shown on drawing 07570-CI-A-0109 P03 General Arrangement are provided from a vertical point 1.05m above carriageway level at the centre of the site vehicular access at the B4085 Birmingham Road and 2.4m back from the near side edge of the adjoining carriageway, (measured perpendicularly), for 109m to the north and 106m to the 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 the B4085 Birmingham Road are commensurate with the legal speed limit and in accordance with the NPPF and Policy SWDP04 of the South Worcestershire Development Plan.
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| The Development hereby approved shall not be first occupied until a Travel Plan prepared in accordance with Worcestershire County Council’s prevailing guidelines for residential travel plans, has been submitted to and approved in writing by the Local Planning Authority. This Plan will thereafter be implemented, monitored for a minimum of 5 years and shall be updated in agreement with Worcestershire County Council’s Travel Plan Officer and thereafter implemented as updated.
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 and in accordance with the NPPF and Policy SWDP04 of the South Worcestershire Development Plan.
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| The Development hereby approved shall not be occupied until the applicant has submitted to and had approval in writing from the Local Planning Authority a residential travel welcome pack promoting sustainable forms of access to the development, prepared in accordance with Worcestershire County Council’s Guidelines for Travel Welcome Packs. The pack shall be made available for each dwelling hereby approved prior to first occupation.
Reason:
To ensure the 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 the NPPF and Policy SWDP04 of the South Worcestershire Development Plan.
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| 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 include the results of an assessment into the potential of disposing of surface water by means of a sustainable drainage system (SuDS) and the Sustainable Drainage Statement (LAB-BWB-ZZ-XX-RP-CD-0001_SDS, Rev P03). 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.
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| No works in connection with the site access or offsite highway works comprising pedestrian and cyclist enhancements, shall commence until a detailed streetlighting design has been submitted to, and approved in writing by the Local Planning Authority. The development shall not be occupied until the streetlighting scheme has been implemented in full accordance with the approved details. The design shall include, and have been influenced by a "lighting design strategy for biodiversity" shall be submitted to and approved in writing by the local planning authority prior to the commencement of development. The strategy shall include the following:
a. Identification of 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, to minimise impacts on with protected species in accordance with Policy SWDP22 and in the interests of highway safety in accordance with the NPPF and Policy SWDP04 and SWDP22 of the South Worcestershire Development Plan
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| No development shall take place until a Biodiversity Gain Plan required by paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented and maintained in accordance with the timescales approved in the Biodiversity Gain Plan.
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
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| In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. The applicant is advised to immediately seek the advice of an independent geo-environmental consultant experienced in contaminated land risk assessment, including intrusive investigations and remediation.
No further works should be undertaken in the areas of suspected contamination, other than that work required to be carried out as part of an approved remediation scheme, unless otherwise agreed by the Local Planning Authority, until requirements 1 to 4 below have been complied with:
a. Detailed site investigation and risk assessment must be undertaken by competent persons in accordance with the Environment Agency's 'Land Contamination: Risk Management' guidance and a written report of the findings produced. The risk assessment must be designed to assess the nature and extent of suspected contamination and approved by the Local Planning Authority prior to any further development taking place.
b. Where identified as necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
c. The approved remediation scheme must be carried out in accordance with its terms prior to the re-commencement of any site works in the areas of suspected contamination, other than that work required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
d. Following completion of measures identified in the approved remediation scheme a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings on site.
Reason:
To ensure that the risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecosystems, 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
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| (A) Gas protection measures complying with Characteristic Situation 2 as set out in BS8485:2015 and CIRIA C665 as a minimum requirement must be incorporated within the foundations of the proposed structure(s). Following installation of these measures, and prior to the first occupation of the development, a verification report shall be submitted to and approved in writing by the Local Planning Authority. Verification of the installation of gas protection measures must be carried out in accordance with current UK guidance and best practice.
Or
(B) A risk assessment should be undertaken to establish whether the proposed development is likely to be affected by landfill or ground gas or vapours. The risk assessment must be provided to and approved in writing by the Local Planning Authority, prior to the commencement of development. The assessment shall be carried out in accordance with current UK guidance and best practice.
Where the approved risk assessment (required by condition (b) above) identifies ground gases or vapours posing unacceptable risks, no development shall commence until a detailed remediation scheme to protect the development from the effects of such ground gases or vapours has been submitted to and approved in writing by the Local Planning Authority. Following approval, the remediation scheme shall be implemented on site in complete accordance with approved details unless otherwise agreed in writing by the Local Planning Authority.
Following implementation and completion of the approved remediation scheme (required by condition (c) above) and prior to the first occupation of the development, a verification report shall be submitted to and approved in writing by the Local Planning Authority to confirm completion of the remediation scheme in accordance with approved details. Verification of the installation of gas protection measures must be carried out in accordance with current UK guidance and best practice.
Reason:
To ensure that the risk to buildings and their occupants from potential landfill or ground gases are adequately addressed in accordance with Policy SWDP31 of the South Worcestershire Development Plan.
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| Biodiversity Net Gain Plan – Condition 18
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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| 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. |
| 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.
WCC normally use Section 278 to allow the developer to employ a contractor and for that contractor to work on the existing public highway in the same way as if WCC were conducting the works.
When any work is undertaken by a party acting on behalf of a developer on the existing adopted highway it will also be necessary to electronically provide notices to WCC (start date, location, workspace area) to allow these works to take place in accordance with NRSWA. Also, details regarding temporary traffic management controls for works in the public highway are to be submitted to WCC for approval using the online application process.
The applicant is urged to engage with WCC as early as possible to ensure that the approval process is started in a timely manner to achieve delivery of the highway works in accordance with the above-mentioned conditions.
The term “highway improvement works” includes, but is not limited to, a proposed junction or access arrangement, highway drainage, street lighting, structures in or adjacent to highway, and any necessary traffic regulation orders or statutory notice.
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| If it is the Applicant's intention to request the County Council, as Highway Authority, to adopt the proposed roadworks as maintainable at the public expense, then details of the layout and alignment, widths and levels of the proposed roadworks, which shall comply with any plans approved under this planning consent unless otherwise agreed in writing, together with all necessary drainage arrangements and run off calculations shall be submitted to the County Council's Network Control Manager, Worcestershire County Council, County Hall, Spetchley Road, Worcester, WR5 2NP. No works on the site of the development shall be commenced until these details have been approved by the County Council as Highway Authority and an Agreement under Section 38 of the Highways Act, 1980, entered into. |
| It is not known if the proposed roadworks can be satisfactorily drained to an adequate outfall. Unless adequate storm water disposal arrangements can be provided, the County Council, as Highway Authority, will be unable to adopt the proposed roadworks as public highways.
The Applicant is, therefore, advised to submit the engineering details referred to in this conditional approval to the County Council's County Network Control Manager, Worcestershire County Council, County Hall, Spetchley Road, Worcester, WR5 2NP at an early date to enable surface water disposal arrangements to be assessed.
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| 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. |
| 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. |
| Any work involving the removal or disturbance of ground or structures supporting or abutting the publicly maintained highway should be carried out in accordance with details to be submitted to and approved in writing by the Highway Authority.
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| This consent does not authorise the erection of temporary direction signs on the public highway.
Should the Applicant wish to direct traffic to the development site they should seek the consent of the Highway Authority. All temporary directional sign proposals should be submitted to the Network Control Manager, Worcestershire County Council, County Hall, Spetchley Road, Worcester, WR5 2NP. No signs should be erected without the consent of the Highway Authority.
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| It is expected that contractors are registered with the Considerate Constructors scheme and comply with the code of conduct in full, but particular reference is made to "respecting the community" this says:
Constructors should give utmost consideration to their impact on neighbours and the public
• Informing, respecting and showing courtesy to those affected by the work;
• Minimising the impact of deliveries, parking and work on the public highway;
• Contributing to and supporting the local community and economy; and
• Working to create a positive and enduring impression and promoting the Code.
The CEMP should clearly identify how the principal contractor will engage with the local community; this should be tailored to local circumstances. Contractors should also confirm how they will manage any local concerns and complaints and provide an agreed Service Level Agreement for responding to said issues.
Contractors should ensure that courtesy boards are provided, and information shared with the local community relating to the timing of operations and contact details for a site coordinator in the event of any difficulties.
This does not offer any relief to obligations under existing Legislation.
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| In addition to obtaining planning permission any works, in, over or under, or within 8 metres of the top of the bank of any Main River may require a FRAP from us under the Environmental Permitting (England and Wales) Regulations 2016. |
| Gas protection measures must be designed in accordance with current UK guidance and best practice. The type of gas protection measures required at a site will vary depending on the specific circumstances of the site in question. Typical gas protection measures complying with Characteristic Situation 2 in CIRIA C665 are outlined below for information.
The applicant should have regard to current UK guidance and best practice before designing and installing any gas protection measures.
Measures typically complying with Characteristic Situation 2 as outlined in CIRIA C665 are as follows:
For Residential Development:
• Reinforced concrete cast in situ floor slab with at least 1200 g DPM and underfloor venting or
• Beam and block or pre-cast concrete and 2000 g DPM/reinforced gas membrane and underfloor venting.
• All joints and penetrations sealed.
Please refer to BS8485:2015 "Code of Practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings" and CIRIA C665 (2007) "Assessing risks posed by hazardous ground gases to buildings" for further information.
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| Verification is required to demonstrate that the site is suitable for use in terms of risks associated with ground gases. Verification of installed gas protection measures is necessary to demonstrate that gas protection measures are appropriate for the level of risk associated with the site, that they have been installed correctly and provide the required level of protection for the lifetime of the development.
The testing and verification of the installation of gas protection measures must be carried out in accordance with current guidance and best practice, namely:
• CIRIA C735 "Good practice on the testing and verification of protection systems for buildings against hazardous ground gases; and
• BS8485:2015 "Code of practice for the design of protection measures for methane and carbon dioxide ground gases for new buildings"
• Verification should always been carried out by an appropriate independent third party such as an experienced and suitably trained verification consultant or third party qualified and experienced installer. Examples include:
• assessors holding NVQ qualification in gas protection measures installation and/or NVQ qualification in verification of ground gas protection systems
• a suitably qualified and experienced geo-environmental consultant
• assessors accredited by the CL:AIRE Gas Protection Accreditation Scheme
Please refer to CIRIA C735 and BS8485:2015 for further information relating to verification requirements and minimum reporting requirements.
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| The applicant should be aware that polluting the nearby watercourse, for instance by allowing the discharge of sediment rich runoff from the construction site, might constitute an environmental offence. The applicant is expected to fully assess the risks from all pollution sources and pathways and take sufficient precautionary measures to mitigate these risks for this development. |
| 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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