| Conditions / Reason for Refusal: |
Conditions
General
01
Application for approval of the first reserved matters must be made not later than the
expiration of three years from the date of this permission, applications for approval of all subsequent reserved matters relating to all plots shall be made to the Local Planning Authority before the expiration of three years from the date of approval of the reserved matters.
The development must be begun not later than whichever is the later of the following dates:
A) the expiration of five years from the date of this permission for the first reserved matters
B) the expiration of ten years from the date of this permission for all further reserved matters
C) the expiration of two years from the final approval of the reserved matters or, in the case of approval of the reserved matters on different dates, the final approval of the last such matter to be approved.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
Before the commencement of the development on each Phase, details of the layout, scale, appearance, siting and landscaping of the sites shall be submitted to and approved by the Local Planning Authority and the development shall be carried out in accordance with the approved details.
Reason
No details of the matters referred to having been submitted, they are reserved for the subsequent approval of the Local Planning Authority.
03
The permission hereby granted shall relate to the area shown outlined in red on the approved site plan and the development shall only take place in accordance with the submitted details and specifications and as shown on the approved plans (as set out below)
14693A-100 – Location Plan, received 28 October 2020
14693A-101 – Existing Site Plan, received 28 October 2020
14693A-110, rev E – Parameters Plan, received 3 March 2021
Reason
To define the permission and for the avoidance of doubt.
Materials
04
No above ground development shall take place within each area or sub area as identified on plan ref: 14693A-110, rev E until details of the materials to be used in the construction of the external surfaces of the development of that area or sub area hereby permitted have been submitted or samples of the materials have been left on site, and the details/samples have been approved in writing by the Local Planning Authority. The development of that area or sub area shall thereafter be carried out in accordance with the approved details/samples.
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity.
Transport
05
Before the development is brought into use, that part of the site to be used by vehicles shall be constructed with either;
a/ a permeable surface and associated water retention/collection drainage, or;
b/ an impermeable surface with water collected and taken to a separately constructed water retention/discharge system within the site.
The area shall thereafter be maintained in a working condition.
Reason
To ensure that surface water can adequately be drained and to encourage drivers to make use of the parking spaces and to ensure that the use of the land for this purpose will not give rise to the deposit of mud and other extraneous material on the public highway in the interests of the adequate drainage of the site and road safety.
06
Car parking shall be provided within the curtilage of each unit in accordance with the Council’s maximum car parking standards.
Reason
In the interests of highway safety.
07
No gates shall be erected across the site access road without the prior consent of the Local Planning Authority.
Reason
In the interests of highway safety.
08
Before each unit is brought into use, a Travel Plan shall have been submitted to and approved by the Local Planning Authority. The plan shall include clear and unambiguous objectives, modal split targets together with a programme of implementation, monitoring, validation and regular review and improvement. The Local Planning Authority shall be informed of and give prior approval in writing to any subsequent improvements or modifications to the Travel Plan following submission of progress performance reports as time tabled in the monitoring programme. For further information please contact the Transportation Unit (01709) 822186.
Reason
In order to promote sustainable transport choices.
09
With the submission of the first reserved matters application, details of the `M1 Junction 31 Scheme` (extension of the existing part-time signals operation at the southbound off-slip approach to the junction to operate during the weekday AM commuter peak periods (between the times of 0700-1000)), shall be submitted and approved in writing by the local planning authority. The scheme shall include a timetable for implementation. Once approved it shall be implemented in line with the approved scheme.
Reason
In the interests of ensuring the safe and efficient operation of the Strategic Road Network.
Amenity
10
Prior to the commencement of development on each area or sub-area as identified on 14693A-110, rev E, a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan shall include:
- details of the proposed access to the site for all vehicles associated with the development on the application site;
- traffic management measures during the construction work;
- the location of the site compound and staff parking;
- measures to deal with dust;
- measures to deal with mud in the highway;
- details of proposed hours of construction on/deliveries to the site;
- measures to prevent exposure of the water environment from dust, debris or silt-laden run-off from the construction site;
The Plan shall have regard to BS5228 Code of Practice; 'Noise Control on Construction and Open Sites’ and shall, where necessary, detail any required noise mitigation methods.
The approved measures shall be implemented throughout the construction period.
Reason
In the interests of highway safety and amenity.
11
Prior to the occupation of each Unit, a report on the potential for vibration from industrial machinery to affect neighbouring businesses or residential properties. The report shall address any remedial works that need to be carried in order to avoid any adverse impact on nearby noise sensitive receptors.
Reason
In the interests of the amenity of the locality.
12
Except in case of emergency, construction operations should not take place on site other than between the hours of 08:00 - 18:00 Monday to Friday and between 09:00 - 13:00 on Saturdays. No construction works should take place on Sundays or Public Holidays. At times when construction operations are not permitted, work shall be limited to maintenance and servicing of plant or other work of an essential or emergency nature. The Local Planning Authority should be notified at the earliest opportunity of the occurrence of any such emergency and a schedule of essential work shall be provided.
Reason
To protect the amenity of the locality, especially for people living and/or working nearby, in accordance with Local Planning Policy.
13
Heavy goods vehicles associated with the construction phase of the development should only enter or leave the site between the hours of 08:00 - 18:00 on weekdays and 09:00 - 13:00 Saturdays and no such movements should take place during the construction phase on or off the site on Sundays or Public Holidays (this excludes the movement of private vehicles for personal transport).
Reason
To protect the amenity of the locality, especially for people living and/or working nearby, in accordance with Local Planning Policy.
14
No noise generating plant including mechanical ventilation or refrigeration/air conditioning, extraction plant shall be installed in any part of the development until full and precise details have been submitted to and approved in writing by the Local Planning Authority. The details shall include a BS4142:2014 noise assessment and 1/3 octave frequency analysis with appropriate corrections for acoustic features and shall detail any mitigation measures, physical or operational to achieve no more than 0dB(A) above the prevailing background levels, outside the windows of the nearest noise sensitive property during the quietest measured period.
Reason
In the interests of the amenity of the locality.
15
All subsequent applications for the approval of reserved matters shall be accompanied by details of a sensitive lighting scheme where applicable which avoids lighting the trees and parkland to the west of the site. The principles of this scheme shall show how the lighting meets the guidance provided by The Institute of Lighting engineers in their document ‘Guidance Notes for the Reduction of Light Pollution’ and shall thereafter be implemented and retained for the lifetime of the development.
Reason
To ensure the development is carried out in an appropriate manner and to protect local nature conservation and the amenity of the local residents from any unwanted light.
16
No part of the land with the Application Site, other than that identified as `Areas of Employment Development`, on Approved Plan 14693A-110, rev E – Parameters Plan, received 3 March 2021, shall be used for the permanent storage of goods, components, parts, waste materials or equipment without the prior written approval of the Local Planning Authority.
Reason
To prevent the land from becoming unsightly in the interests of visual amenity.
Drainage
17
Notwithstanding the submitted drawings, a drainage strategy and masterplan for the whole of the allocation and a foul and surface water drainage scheme for the site, shall be submitted with the first reserved matters application. Construction of buildings shall not begin until such approval has been received. The strategy shall be based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development. The scheme shall include the construction details and shall subsequently be implemented in accordance with the approved details before the development is completed. Until the approved scheme has been fully implemented, temporary arrangements shall be put in place to limit foul discharge to rates agreed by Yorkshire Water and surface water runoff to the approved discharge rates, based on the area of site currently developed. The scheme to be submitted shall demonstrate:
• The utilisation of holding sustainable drainage techniques;
• The limitation of surface water run-off to equivalent greenfield rates (i.e. maximum of 5 litres/second/Ha);
• The ability to accommodate surface water run-off on-site up to the critical 1 in 100 year event plus an allowance for climate change, based upon the submission of drainage calculations; and
• A maintenance plan including responsibility for the future maintenance of drainage features and how this is to be guaranteed for the lifetime of the development.
Reason
To ensure that the development can be properly drained and facilitates a comprehensive drainage scheme for the whole allocation in accordance with the Local plan and the NPPF.
18
Notwithstanding the submitted documents, at reserved matters stage a flood route drawing shall be submitted to and approved in writing by the Local Planning Authority. Construction of buildings shall not begin until such approval has been received. The drawing shall show how exceptional flows generated within or from outside the site will be managed, including overland flow routes, internal and external levels and design of buildings to prevent entry of water. The development shall not be brought into use until such approved details are implemented.
Reason
To ensure that the development can be properly drained and will be safe from flooding in accordance with the Local plan and the NPPF.
19
No building or similar structure shall be erected within 5m of the top of the near bank of the watercourse on the northern edge of the site. Sufficient access to allow maintenance of this watercourse shall be provided.
Reason
To ensure that the development does not increase flood risk from this watercourse and allows for future maintenance.
20
The site shall be developed with separate systems of drainage for foul and surface
water on and off site.
Reason
In the interest of satisfactory and sustainable drainage.
Trees and Landscapes
21
The detailed plans to be submitted in accordance with the requirements of this permission shall include a tree survey in accordance with BS 5837:2005 Trees in Relation to Construction Recommendations section 4.2 to 4.5.to include all the existing trees on and adjacent to the site that may be affected by any development and the following details;
1. Reference number (to be recorded on the tree survey plan to a scale and level of accuracy appropriate to the proposal);
2. Species (common and scientific names, where possible);
3. Height in metres;
4. Stem diameter in millimetres at 1.5 m above ground level (on sloping ground to be taken on the upslope side of the tree base) or immediately above the root flare for multi-stemmed trees;
5. Branch spread in metres taken at the four cardinal points to derive an accurate representation of the crown (to be recorded on the tree survey plan);
6. Height in metres of the crown clearance above adjacent ground level (to inform on ground clearance , crown stem ratio and shading);
7. Age class (young, middle aged, mature, over-mature, veteran);
8. Physiological condition (e.g. good, fair, poor, dead);
9. Structural condition, e.g. collapsing, the presence of any decay and physical defect;
10. Preliminary management recommendations, including further investigation of suspected defects that require more detailed assessment and potential wildlife habitat;
11. Estimated remaining contribution in years (e.g. less than 10, 10-20, 20-40, more than 40)
12. R or A to C category grading (see table 1) to be recorded and indicated on the tree survey plan
In addition the following details shall also be submitted for consideration and approval.
• root protection areas (RPA)
• a tree constraints plan (TCP)
• construction exclusion zones
• tree protection plan (TPP)
• arboricultural implication assessment (AIA)
• arboricultural method statement (AMS)
• existing and proposed contours and levels
Reason
In order that the Local Planning Authority may consider the desirability of retaining trees in the interests of amenity.
22
The detailed plans to be submitted in accordance with this outline permission shall include details of a scheme of advance planting to provide a minimum 5m native buffer planting to the North, East and Southern site boundaries as shown in draft on 14693A-VL_L03 rev E, and structure planting along access roads and associated with key entrances and junctions, shall be submitted to and approved in writing by the Local Planning Authority. The said planting shall thereafter be implemented in accordance with the approved details:
i. Prior to each area or sub-area being brought into use, or
ii. In accordance with an implementation timetable agreed in writing with the Local Planning Authority.
This planting shall be maintained for the lifetime of the development.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity.
23
Prior to commencement of part or a phase of development to which it relates, a detailed landscape scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape scheme should reflect the Landscape Management Plan. The landscape scheme shall be prepared to a minimum scale of 1:200 and shall clearly identify through supplementary drawings where necessary:
• The extent of existing planting, including those trees or areas of vegetation that are to be retained, and those that it is proposed to remove.
• The extent of any changes to existing ground levels, where these are proposed.
• Any constraints in the form of existing or proposed site services, or visibility requirements.
• Areas of structural and ornamental planting that are to be carried out.
• The positions, design, materials and type of any boundary treatment to be erected.
• A planting plan and schedule detailing the proposed species, siting, quality and size specification, and planting distances.
• A written specification for ground preparation and soft landscape works.
• The programme for implementation.
• Written details of the responsibility for maintenance and a schedule of operations, including replacement planting, that will be carried out for a period of 5 years after completion of the planting scheme.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity.
24
Any plants or trees which within a period of 5 years from completion of planting die, are removed or damaged, or that fail to thrive shall be replaced. Assessment of requirements for replacement planting shall be carried out on an annual basis in September of each year and any defective work or materials discovered shall be rectified before 31st December of that year.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity.
25
Notwithstanding the submitted documents, a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas shall be submitted with the first reserved matters application. The approved details shall be implemented prior to the completion or first occupation of the part or phase of development to which it relates, whichever is the sooner. The management shall thereafter be carried out in accordance with the agreed management scheme.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity.
Ecology
26
The development shall be carried out in accordance with the recommendations set out in Section 4 of the submitted Preliminary Ecological Appraisal (Wardell Armstrong, September 2020). Thereafter such approved measures shall be retained and maintained unless otherwise agreed with the Local Planning Authority.
Reason
In order not to disturb any bats or owls and to make adequate provision for species protected by the Wildlife & Countryside Act 1981.
27
Notwithstanding the submitted documents, a Construction Environment Management Plan (CEMP) shall be submitted with the first reserved matters application which provides measures to protect the value of retained and adjacent habitats in order to avoid the spread of invasive species. The recommendations / mitigation measures outlined in the CEMP shall be implemented at each phase of the development before the each building is occupied, unless otherwise agreed in writing with the Local Planning Authority.
Reason
In order not to disturb any bats or owls and to make adequate provision for species protected by the Wildlife & Countryside Act 1981.
Sustainability
28
Each and every building hereby approved shall be designed to achieve BREEAM Very Good rating as a minimum. Prior to the commencement of the development of each building a BREEAM Assessors report shall be submitted to and approved in writing by the Local Planning Authority. The building shall subsequently be developed in accordance with the approved details.
Reason
To achieve a sustainable form of development in accordance with the NPPF.
29
Prior to each building being brought into use details of the provision of electric vehicle charging point infrastructure (cabling routes) to serve every car parking space and a minimum of 20% of parking spaces to have charging points for each building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details on the number, specification, location and maintenance schedule for electric vehicle recharge infrastructure. The approved details shall be implemented prior to each building being brought into use and shall thereafter be retained and maintained.
Reason
In the interests of climate change and improving air quality and emissions.
Land Contamination
30
Notwithstanding the submitted documents, the first reserved matters application shall be submitted with a detailed Phase II Intrusive Site Investigation to confirm the nature, presence and extent of contamination/mining legacies across the site and the risk it presents to human health, controlled waters, proposed structures and all other receptors. The scope for investigation works will be forwarded to the Local Authority for review and comment prior to any investigation works commencing. The investigation and subsequent risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
The above should be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’ and Contaminated Land Science Reports (SR2 -4).
The site investigation should take account of but not be limited to the following:
• Past site investigation works (linked to the adjacent Gullivers Site) suggest that some sources of contamination may have been concealed, removed or redistributed within the Pit House West Site when opencast operations were undertaken hence a thorough site investigation should be undertaken
• There may be areas on site with high calorific value contamination which requires investigation.
• A thorough investigation of the ground gassing regime will be required. Potential fugitive gas emissions and/or oxygen depletion within deep excavation or confined spaces may be an issue across the majority of the site associated with shallow coal/coal workings, mine entries, opencast backfill, colliery spoil material and any buried structures – evidence of future monitoring regimes and safe working practices must be provided along with proposed mitigation measures to safeguard development and end users.
• Made ground / Former Opencast Backfill - Accurate detail as to the nature of made ground/backfill material which is expected, along with competent remediation strategies specific to each structure/phase of development.
• Mine Entries (Un-recorded) - Evidence of adequate investigation and/or ‘watching’ briefs should be provided for future development in areas of natural ground, particularly where coal may be at shallow depth. Appropriate measures must be undertaken to safeguard future development and end users from any mine entry encountered and supporting evidence must be provided of the required Coal Authority permissions/approvals of any treatment/design/stand-off specifics.
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.
31
Subject to condition 30 above and prior to development commencing on each area or sub area, a Remediation Method Statement shall be provided and approved by this Local Authority prior to any remediation works commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters, the site must not qualify as contaminated land under Part 2A of the Environment Protection Act 1990 in relation to the intended use of the land after remediation. The approved Remediation works shall be carried out in accordance with the findings identified within the Phase II Intrusive Investigation Report and under a full quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. The Local Authority must be given two weeks written notification of commencement of the remediation works.
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.
32
If subsoils/topsoils are required to be imported to site for remedial works/areas of soft landscaping, then these soils will need to be tested at a rate and frequency to be agreed with the Local Authority to ensure they are free from contamination.
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.
33
In the event that during development works unexpected significant contamination is encountered, the local planning authority shall be notified in writing immediately. Any requirements for remedial works shall be submitted to and approved in writing by the Local Authority.
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.
34
Until a detailed gas risk assessment report is provided, gas protection measures will be installed within each new build. Details of the gas protection membrane to be used along with drawings to show how the membrane will fit into the overall building design and how it will be validated following installation, shall be forwarded to this Local Authority for review and comment.
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.
35
Following completion of any remedial/ground preparation works a Validation Report will be forwarded to the Local Authority for review and comment. The validation report shall include details of the remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the validation report together with the necessary documentation detailing what waste materials have been removed from the site. Each phase of the site shall not be brought into use until such time as all validation data has been approved by the Local Authority.
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.
Coal Authority
36
The first reserved matters application shall be submitted with a scheme of intrusive investigations for the whole site and the investigations shall be been carried out to establish the risks posed to the development by past coal mining activity. The scheme should seek to define the alignment and profile of the buried opencast highwall and to establish the presence or otherwise of shallow mine workings beneath the site.
Reason
To ensure the risk from historic coal mining are minimised.
37
Any remediation works and/or mitigation measures to address land instability arising from coal mining legacy (as identified by the scheme of intrusive investigations required by Condition 1) in order to ensure that the site is made safe and stable for the proposed development, shall be implemented on site prior to, or during development, as required.
The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance.
Reason
To ensure the risk from historic coal mining are minimised.
38
Prior to the first occupation of the development, or it being taken into beneficial use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity.
Reason
To ensure the risk from historic coal mining are minimised.
39
Any application for the approval of reserved matters relating to the layout of the development shall include a layout plan, which identifies the alignment of the buried highwall and defines an appropriate ‘no build’ zone over this feature
Reason
To ensure the risk from historic coal mining are minimised.
Waste Management
40
Prior to each area or sub area being first occupied a Waste Management Plan for that area or sub area shall be submitted to and approved in writing by the Local Planning Authority. The Plan will need to include:
1) information on the amount and type of waste that will be generated from the site;
2) measures to reduce, re-use and recycle waste within the development, including the provision of on-site separation and treatment facilities (using fixed or mobile plants where appropriate);
3) design and layouts that allow effective sorting and storing of recyclables and recycling and composting of waste and facilitate waste collection operations during the lifetime of the development;
4) measures to minimise the use of raw materials and minimise pollution of any waste;
5) details on how residual waste will be disposed in an environmentally responsible manner and transported during the construction process and beyond;
6) construction and design measures that minimise the use of raw materials and encourage the re-use of recycled or secondary resources (particularly building materials) and also ensure maximum waste recovery once the development is completed; and
7) details on how the development will be monitored following its completion.
The agreed details shall be implemented and thereafter maintained.
Reason
To minimise the amount of waste used during the construction and lifetime of the project and to encourage the re-use and recycling of waste materials on site.
Restrictions
41
The buildings which relate to this application shall first be used for B2 (General Industry), B8 (Storage and Distribution) and E(g)(ii) (Research and Development) and E(g)(iii) (Light industry) uses only and for no other purpose (including any other purpose in Class E of the Schedule to the Town and Country Planning (Use Classes) Order, 1987, (or any Order revoking and re-enacting that Order with or without modification).
Reason
The premises are not considered suitable for general use within Class E due to its out of centre location and requirement to assess the impact of wider Class E developments on the vitality and viability of allocated town centres and for highway and amenity reasons.
Public Right of Way
42
Notwithstanding the submitted drawings, details of the resurfacing and improvements to the existing footpath that will remain unaffceted by the works through to Mansfield Road shall be submitted with the first reserved matters application. The details shall include a simple stone surface of a 100mm subbase consiting of 20mm clean stone and a 25mm blinding of inch to dust compacted to 1.8m wide. The approved details shall be implemented before the first building is occupied and shall thereafter be retained and maintained.
Reason
In the interests of promoting sustainable modes of travel and to enhance the current provision.
Informative(s)
01
You should note that the Council’s Neighbourhood Enforcement have a legal duty to investigate any complaints about noise or dust which may arise during the construction phase. If a statutory nuisance is found to exist they must serve an Abatement Notice under the Environmental Protection Act 1990. Failure to comply with the requirements of an Abatement Notice may result in a fine of up to £20,000 upon conviction in the Magistrates' Court. It is therefore recommended that you give serious consideration to reducing general disturbance by minimising dust and preventing mud, dust and other materials being deposited on the highway.
02
Nature conservation protection under UK and EU legislation is irrespective of the planning system and the applicant should therefore ensure that any activity undertaken, regardless of the need for any planning consent, complies with the appropriate wildlife legislation. If any protected species are found on the site then work should halt immediately and an appropriately qualified ecologist should be consulted. For definitive information primary legislative sources should be consulted.
Furthermore, vegetation removal should be undertaken outside of the bird breeding season, March to September inclusive. If any clearance work is to be carried out within this period, a nest search by a suitably qualified ecologist should be undertaken immediately preceding the works. If any active nests are present, work which may cause destruction of nests or, disturbance to the resident birds must cease until the young have fledged.
03
The South Yorkshire Police Architectural Liaison Officer has indicated that the development would greatly benefit from being built to Secured by Design standards, www.securedbydesign.com
04
The Coal Authority have advised that the proposed site investigation should be designed by a competent person to properly assess ground conditions and to establish the exact situation regarding coal mining legacy affecting the site. Permission is required from the Coal Authority Permit and Licensing Team before undertaking any activity, such as ground investigation and ground works, which may disturb Coal Authority property, i.e. coal seams and associated workings.
The findings of these intrusive site investigations should inform any mitigation measures, such as grouting stabilisation works and foundation solutions, which may be required in order to remediate mining legacy affecting the site and to ensure the safety and stability of the proposed development.
05
Under the Coal Industry Act 1994 any intrusive activities, including initial site investigation boreholes, and/or any subsequent treatment of coal mine workings/coal mine entries for ground stability purposes require the prior written permission of The Coal Authority, since such activities can have serious public health and safety implications. Failure to obtain permission will result in trespass, with the potential for court action. In the event that you are proposing to undertake such work in the Forest of Dean local authority area our permission may not be required; it is recommended that you check with us prior to commencing any works. Application forms for Coal Authority permission and further guidance can be obtained from The Coal Authority’s website at: www.gov.uk/get-a-permit-to-deal-with-a-coal-mine-on-your-property
06
Cotoneaster horizontalis has been identified on site. This species can be dealt by burning, or adding to on site rot within habitat piles. Care must be taken not to transfer cut material off site where it may spread.
07
An Open Mosaic Habitat has been identified on the site and adjacent, given its status the presence of this habitat will require that any losses are appropriately considered. Compensatory landscaping elements should be designed in a way which acts to recreate this diversity of habitats, with key features including (gorse) scrub, species rich grassland and standing open water.
08
The granting of this planning permission does not authorise any signage to be erected related to the development. Such signage is controlled by the Town and Country Planning (Control of Advertisements) (England) Regulations 2007 and a separate application for advertisement consent may be required.
09
With regard to the formulation / implementation of a local employment strategy, advice can be sought from the Academy of Construction Trades on 01709 709525.
POSITIVE AND PROACTIVE STATEMENT
The applicant and the Local Planning Authority engaged in pre application discussions to consider the development before the submission of the planning application. The application was submitted on the basis of these discussions, or was amended to accord with them. It was considered to be in accordance with the principles of the National Planning Policy Framework.
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