| Conditions / Reason for Refusal: |
01
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 as shown on the approved plans (as set out below)
Environmental Impact Assessment Screening Request prepared by the CA, July 2024;
Site Location Plan - Dwg no. P001-70099350-SLP Rev P03;
Existing Site Layout Plan - Sheet 1 - Dwg no. P002-70099350-ESLP1 Rev P03;
Existing Site Layout Plan - Sheet 2 - Dwg no. P002-70099350-ESLP2 Rev P03;
Existing Site Layout Plan - Sheet 3 - Dwg no. P002-70099350-ESLP3 Rev P03;
Proposed Site Plan Sheet 1 - Dwg no. P003-70099350-PSP1 Rev P03;
Proposed Site Plan Sheet 2 - Dwg no. P003-70099350-PSP2 Rev P03;
Proposed Site Plan Sheet 3 - Dwg no. P003-70099350-PSP3 Rev P03;
Proposed Sections Sheet 1 Dwg no. P005-70099350-PS1 Rev P03;
Proposed Sections Sheet 2 Dwg no. P005-70099350-PS2 Rev P03;
Proposed Sections Sheet 3 Dwg no. P005-70099350-PS3 Rev P03;
Proposed Sections Sheet 4 Dwg no. P005-70099350-PS4 Rev P03;
Proposed Sections Sheet 5 [Proposed Cascade] Dwg no. P005-70099350-PS5 Rev P03;
Proposed Elevations [Site Levels] - Dwg no. P006-70099350-PE Rev P03;
Proposed Drainage & Utilities General Arrangement Dwg no. P004-70099350-PDUGA Rev P03;
Swept Path Analysis Dwg no. P003-70099350-SP Rev 01;
Public Right of Way Demarcation Dwg no. EV00160b-01-04 Rev D2; and
Proposed Landscape Dwg no. 70099350_WSP_XX_DR_LA_P008 Rev P02.
(received 28.06.24).
Reason
To define the permission and for the avoidance of doubt.
02
Prior to the above ground development taking place, a Transportation Statement detailing the number of vehicle trips, means of access, swept paths shall be submitted to and approved in writing by the Local Planning Authority and the approved details shall be implemented before the above ground construction works take place.
Reason
In the interests of highway safety and residential amenity.
Environment Agency
03
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the local planning authority. The remediation strategy shall be implemented as approved.
Reason
To ensure that the development does not contribute to, and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution from previously unidentified contamination sources at the development site. This is in line with paragraph 180 of the National Planning Policy Framework.
Landscaping
04
Prior to any above ground development taking place a detailed landscape mitigation scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape mitigation 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 ongoing maintenance and a schedule of
operations.
The scheme shall thereafter be implemented in accordance with the approved
landscape scheme and in accordance with the appropriate standards and codes of practice within a timescale agreed, in writing, by the Local Planning Authority.
Reason
In the interests of good visual amenity and to reduce visual impact on the Green Belt.
Replacement Planting
05
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 within the next planting season. 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
In the interests of good visual amenity and to reduce visual impact on the Green Belt.
Drainage
06
Above ground development shall not be begin until details of the surface water and
land drainage systems and all related works necessary to drain the site have been
submitted to and approved by the Local Planning Authority. These works shall be carried out concurrently with the development and the drainage system shall be operating to the satisfaction of the Local Planning Authority prior to the occupation of the development.
Reason
To ensure that the site is connected to suitable drainage systems and to ensure
that full details thereof are approved by the Local Planning Authority before any works begin and in accordance with Policy CS25 of the Local Plan.
Hours of construction
07
Except in case of emergency, operations should not take place on site other than between the hours of 07:00 - 19:00 Monday to Friday. There should be no working on Saturdays, Sundays or Public Holidays. At times when 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
In the interests of residential amenity of nearby properties.
INFORMATIVES
01
Rights of Way
The applicant is reminded to obtain any necessary temporary path closures required with the Rights of Way team.
02
Environment Agency Land contamination: risk management and good practice
We recommend that developers should:
Follow the risk management framework provided in Land Contamination: Risk
Management, when dealing with land affected by contamination
Refer to our Guiding principles for land contamination for the type of information
that we require in order to assess risks to controlled waters from the site - the
local authority can advise on risk to other receptors, such as human health
Consider using the National Quality Mark Scheme for Land Contamination
Management which involves the use of competent persons to ensure that land
contamination risks are appropriately managed
Refer to the contaminated land pages on gov.uk for more information
Waste on-site
The CL:AIRE Definition of Waste: Development Industry Code of Practice (version 2) provides operators with a framework for determining whether or not excavated material arising from site during remediation and/or land development works is waste or has ceased to be waste. Under the Code of Practice:
excavated materials that are recovered via a treatment operation can be reused
on-site providing they are treated to a standard such that they are fit for purpose
and unlikely to cause pollution
treated materials can be transferred between sites as part of a hub and cluster
project
some naturally occurring clean material can be transferred directly between sites
Developers should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on-site operations are clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.
We recommend that developers should refer to:
the position statement on the Definition of Waste: Development Industry Code of
Practice
The waste management page on GOV.UK
Waste to be taken off-site
Contaminated soil that is (or must be) disposed of is waste. Therefore, its handling,
transport, treatment and disposal are subject to waste management legislation, which includes:
Duty of Care Regulations 1991
Hazardous Waste (England and Wales) Regulations 2005
Environmental Permitting (England and Wales) Regulations 2016
The Waste (England and Wales) Regulations 2011
Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standard BS EN 14899:2005 'Characterization of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.
If you receive (or reject) any hazardous waste, you must send a report to the
Environment Agency. These are known as returns. If you dispose of hazardous waste at the premises where its produced you may also need to send returns. You should follow the guidance provided here: Hazardous waste: consignee returns guidance
Trees
03
If any tree felling is necessary for the preparation and improvement of the site access, soft felling techniques should be used for any tree felling.
Positive and Proactive Statement
Whilst the applicant did not enter into any formal pre application discussions with the Local Planning Authority, the proposals were in accordance with the principles of the National Planning Policy Framework and following clarifications and corrections did not require any alterations or modification.
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