| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
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)
• Proposed Location plan, drawing number REX RCA 02 XX D A 0150
• Preliminary Ecological Appraisal & Biodiversity Net Gain Assessment: CEPAC Substation, dated March 2026 by Beamsley Ecology
• Proposed Site plan, drawing number REX RCA 02 XX D A 0151
• Proposed Substation Plan, drawing number REX RCA 03 XX D A 0152, amended plan received on 06.05.2026
• Switchroom GA’s, drawing number REX RCA 03 XX D A 0153, amended plan received on 06.05.2026
Reason
To define the permission and for the avoidance of doubt.
03
No development shall commence on site until:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The details shall be implemented in accordance with the timescales set out in the approved Biodiversity Gain Plan.
For guidance on the contents of the Biodiversity Gain Plan that must be submitted and agreed by the Council prior to the commencement of the consented development please see the link: Submit a biodiversity gain plan – GOV.UK (www.gov.uk)
Reason
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), to ensure Biodiversity Net Gain.
04
No development shall take place (including vegetation/site clearance) until a Precautionary Working Method Statement (PWMS) for amphibians and small mammals has been submitted to and approved in writing by the Local Planning Authority. The PWMS will be completed by a suitably qualified ecologist and the approved PWMS shall be implemented in full according to the specified timescales, unless otherwise agreed in writing by the Local Planning Authority.
Reason
In the interests of wildlife protection/In order to safeguard existing wildlife habitat as defined within SP33 ‘Conserving and Enhancing the Natural Environment’ and Policy SP34 ‘Sites Protected for Nature Conservation’.
05
The materials to be used in the construction of the external surfaces of the development hereby permitted shall be in accordance with the details provided in the submitted application form and details provided in email correspondence with the applicant’s agent dated 21.05.2026:
• Buff brickwork shall be used for the external walls of the substation and switch room
• Grey profiled metal sheet shall be used for the roofs of the substation and switch room
• Boundary fence shall be green and 2.4 metres in height
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity.
06
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.
Positive and Proactive Statement
Whilst the applicant did not enter into any pre application discussions with the Local Planning Authority, the proposals were in accordance with the principles of the National Planning Policy Framework and did not require any alterations or modification.
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