Agenda item

1

The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.

REASON:  To comply with the provisions of Section 92 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

2

3

The affordable houses on that part of the site with full planning permission shall be substantially completed prior to occupation of 130 of the open market houses on that part of the site with full planning permission.

REASON:  To ensure the appropriate and timely delivery of the affordable  housing for the site.

A scheme for the marketing of the eastern employment land shall be submitted to and agreed in writing by the LPA prior to occupation of the 130 open market homes on that part of the site with full planning permission.

REASON:  To ensure the appropriate and timely delivery of the employment for the site.  

4

No development (other than demolition and site clearance works) shall commence on the employment land, the enterprise hub and associated workshop units, the veteran's accommodation and the neighbourhood retail store until details relating to the following reserved matters relating to each of these developments have been submitted to and approved in writing by the local planning authority:

(a)       The layout and scale of the development;

(b)       The external appearance of the development; and

(c)       The landscaping of the site.

Each development shall then be carried out in accordance with the approved details.

REASON:  The application was made IN PART for outline planning permission and is granted to comply with the provisions of Section 92 of the Town and Country Planning Act 1990 and Article 3(1) of the Town and Country Planning (General Development Procedure) Order 1995.

5

There shall be a minimum of 30 conventional affordable homes on that part of the site with full planning permission, and a minimum of 30 veterans' homes (meeting the definition of a dwellinghouse under Class C3 of the Town and Country Planning (Use Classes) Order) in the veterans' accommodation.  For the purposes of this condition "veterans' homes" comprise homes occupied by veterans as defined in the planning application or occupied as conventional affordable housing being defined as social rented, affordable rented and intermediate housing provided to specified eligible households whose needs are not met by the market.

REASON:  To clarify the terms of the planning permission and to ensure appropriate delivery of affordable housing in accordance with the proposal and the policies of the development plan.

6

The details of the development which are required pursuant to Condition no.3 above shall generally accord with the illustrative site layout plan  and the indicative details contained within the planning statement and the design and access statement that have been submitted in amplification of, but do not form part of, the outline aspects of the application.

REASON: For the avoidance of doubt.

7

An application for the approval of all of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

REASON:  To comply with the provisions of Section 92 of the Town and Country Planning Act 1990.

8

Prior to first occupation a capacity improvement scheme for the A36 / The Avenue roundabout as outlined on Mayer Brown plan b/RHSalisbury.1/05/A  shall have been completed in accordance with details to be first submitted to and approved by the Local Planning Authority.

REASON:  In the interest of highway safety

9

Prior to first occupation a parking bay layby on The Avenue as outlined on Mayer Brown plan b/RHSalisbury.1/04 shall have been provided in accordance with details to be first submitted to and approved by the Local Planning Authority.

REASON:  In the interest of highway safety

10

Prior to first occupation of the employment units a full travel plan for the employment uses, based on the framework travel plan, shall have been submitted to and approved by the Local Planning Authority. The travel plan shall then be implemented.

REASON:  In the interest of highway safety

11

No development shall commence until a detailed scheme for the widening of the existing footway on the east side of The Avenue to provide a width of 3 metres (except at the existing road bridge over the rail line) for pedestrian and cycle use including a signing scheme, has been submitted to and approved in writing by the LPA; and the scheme shall be constructed in accordance with the approved design before the first occupation of the development or to an agreed programme.

REASON:  In the interest of highway safety

12

No development shall commence until details of 3 bus stops  along the Avenue, (one northbound and two south bound) including a southbound stop located close to and south of the existing Park and Ride roundabout on The Avenue, and two stops to serve the southern development parcel towards the southern end of The Avenue, with bus shelters and real time information systems for the two southbound stops, and with a half width layby for the southbound stop near the Park and Ride roundabout have been submitted to and approved by the LPA; the bus stops and shelters to be provided in accordance with the approved details prior to first occupation of the development.

REASON:  In the interest of highway safety

13

The four vehicular access points shall be constructed and made available for use prior to first occupation of any part of the development which gains access to the particular access point.

REASON:  In the interest of highway safety

14

No development of the northern parcel of development shall commence until full engineering drawings for the roundabout access point to the northern parcel of development has been submitted to and approved in writing by the Local Planning Authority, and the access point shall be constructed in accordance with the approved details before first occupation of that part of the development which gains access via the roundabout access.

REASON: In the interest of highway safety

15

Prior to the first occupation of each dwelling, the internal access roads within the site, including footpaths and turning spaces, that provides vehicular, cycle and /or pedestrian access to it shall be constructed, properly consolidated and surfaced to at least base course level between the dwelling and the existing adopted highway.    

REASON: In order to ensure that an adequate means of access is available when the dwellings are occupied in the interests of sustainable development, highway safety and residential amenities.

16

As part of each reserved matters application, a schedule of materials to be used for the external walls and roofs of all buildings relating to that reserved matters application shall be submitted to the local planning authority for approval in writing, and where so required by the local planning authority samples and/or sample panels of the materials shall be made available and/or constructed on site for inspection.  The development shall thereafter be carried out in accordance with the approved details.

REASON: In the interests of the character and appearance of the development and to ensure that it visually integrates with the surrounding area

17

All soft landscaping comprised in the approved details for any subsequent reserved matters submission for the landscaping of the site shall be carried out in the first planting and seeding season following the commencement of the development relating to that reserved matters submission or in accordance with a timetable for implementation that shall have been submitted to, and approved in writing by, the local planning authority prior to the commencement of development within that reserved matters submission.

All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the Local Planning Authority. 

All hard landscaping shall also be carried out in accordance with the approved details for any subsequent reserved matters submission for the landscaping of the site prior to the occupation of any of the development relating to that reserved matters submission or in accordance with a programme to be agreed in writing with the local planning authority prior to the commencement of development within that reserved matters submission.

REASON: To ensure the satisfactory implementation of all approved landscaping works, in the interests of visual amenity.

18

No development shall take place on any area of land within any subsequent reserved matters approval until such time that details of the required earthworks, that shall include details of the proposed grading and mounding of land areas including the levels and contours to be formed showing the relationship of proposed mounding to the existing surrounding landform, the re-use/disposal of the existing spoil heaps within the site and the location of the storage of excavated materials, relating to that particular area of land have been submitted to, and approved in writing by, the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details.

REASON: To ensure that the proposed earthworks will relate satisfactorily to existing features within the site and its surroundings in the interests of visual amenity.

19

No development shall take place until such time that a lighting scheme for the site to include details of all street lighting, lighting for footpaths, communal parking areas and public areas and including details of the intensity of the lighting and the design of all lighting columns and lanterns relating to that particular area of land has been submitted to, and approved in writing by, the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details prior to the first occupation of the dwellings within that particular area of land and shall thereafter be retained.

REASON: To ensure that the lighting scheme respects the overall design qualities required from the development and to minimise the impact of the lighting scheme in the interests of visual amenity.

20

No development shall take place until such time that a scheme for the provision of foul drainage works to serve the development, hereby approved, has been submitted to, and approved in writing by, the Local Planning Authority.  No dwelling shall subsequently be first occupied until all necessary works for the drainage of foul water from that dwelling have been implemented in accordance with the approved scheme and made available for use.

REASON: To ensure that the development is provided with a satisfactory means of foul drainage.

21

No development shall take place until such time that a scheme for the discharge and attenuation of surface water from the buildings, roads and other hard surfaced areas, together with details of a maintenance schedule of the surface water drainage scheme, have been submitted to, and approved in writing by, the Local Planning Authority.  Such scheme shall include details of the temporary infiltration basin and the pollution prevention measures, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development.  The surface water drainage scheme shall subsequently be implemented in accordance with the approved scheme and made available for use as those parts of the site become occupied and shall thereafter be maintained and retained in accordance with the maintenance schedule in perpetuity. 

REASON: To ensure that the development is provided with a satisfactory means of surface water drainage, to prevent the increased risk of flooding and to minimise the risk of pollution and to protect the groundwater and the interest features of the River Avon Special Area of Conservation (SAC) and the River Avon System Site of Special Scientific Interest (SSSI).

22

23

24

25

No development shall commence on site until a scheme to deal with contamination of the land has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the public, buildings and the environment when the site is developed. The site shall be fully decontaminated in accordance with the approved scheme before any part of the development is first brought into use.

REASON: In the interests of public health and safety.

Prior to the commencement of development a scheme of acoustic insulation and ventilation to protect the dwellings affected by noise from the railway shall be submitted to and approved in writing prior to development taking place.  This scheme should be designed to address night time and day time noise levels.

REASON: In the interest of public health and safety

Prior to the commencement of development specific proposals for B2 use containing specific and detailed assessment of the impact of the uses on adjacent uses shall have been submitted to and approved in writing by the LPA.

REASON: In the interest of public health and safety

No burning of waste shall take place on the site during the demolition and construction phase of the development.

REASON: In the interest of public health and safety

No d

26

If during development, contamination not previously identified, is found to be present at the site no further development shall be carried out until a remediation strategy detailing the nature and extent of the unforeseen contamination, any remedial works to be undertaken to deal with the unsuspected contamination and a timetable for these works has been submitted to, and approved in writing by, the Local Planning Authority.  The remediation strategy shall be approved in writing by the Local Planning Authority prior to the remediation works being carried out on site.  The remediation works to deal with the unforeseen contamination shall thereafter be implemented in accordance with the approved details and timetable of works.

On completion of the works, a validation report detailing the implementation of the agreed remedial works and measures shall be submitted to, and approved in writing by, the Local Planning Authority prior to the first occupation of any of the dwellings hereby approved.

REASON: In the interests of the protection of Controlled Waters and to protect the interest features of the River Avon Special Area of Conservation (SAC) and the River Avon System Site of Special Scientific Interest (SSSI).

27

Details of a scheme of water efficiency measures to reduce the water consumption of the dwellings relating to any reserved matters application shall be submitted to, and approved in writing by, the Local Planning Authority.  The approved measures shall subsequently be implemented and made available for use prior to the first occupation of the dwellings and shall thereafter be retained.

REASON: In the interests of sustainable development and prudent use and conservation of water resources.

28

Vegetation clearance works will be undertaken in accordance with the recommendations in paragraphs 5.6 and 5.7 of the Reptile Survey Report (Hankinson Duckett Associates, December 2013).

REASON:  In the interest of ecology

Breeding birds:

Breeding birds may occur in vegetation and buildings due to be cleared. All birds are protected during the breeding period and given the size of the site, there is potential for harm to local populations of birds. It is appropriate to include a condition to ensure that birds and their nests etc are not harmed during the works.

29

Before any demolition or vegetation clearance works commence, all areas of the site which may support breeding birds will be identified by a professional ecologist who will prepare a written plan for avoiding harm to breeding birds taking into account the constraints that other species such as bats and reptiles may also impose. The works will be completed in accordance with the written plan.

REASON:  In the interest of ecology

30

The development, hereby approved, shall be carried out in accordance with the recommendations and mitigation measures detailed within the submitted ecological survey reports prepared by Hankinson Duckett Associates and dated October 2013 and December 2013. On completion of the works, no development shall take place until such time that a validation report detailing the mitigation works that have been undertaken at the site that has been prepared by the ecologist that has overseen the implementation of the mitigation works has been submitted to, and approved in writing by, the Local Planning Authority.

REASON: To ensure adequate protection of protected species in the interests of nature conservation.

31

No development shall commence on site until a scheme for the provision and management of compensatory habitat creation has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be completed in accordance with the approved details, before the development is first brought into use or in accordance with the approved timetable detailed in the approved scheme.

REASON: To mitigate against the loss of existing biodiversity and nature habitats.

32

No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following: 

a)         the parking of vehicles of site operatives and visitors;

b)        loading and unloading of plant and materials;

c)         storage of plant and materials used in constructing the development;

d)        the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

e)         wheel washing facilities;

f)          measures to control the emission of dust and dirt during construction;

g)        a scheme for recycling/disposing of waste resulting from demolition and construction works; and

h)        measures for the protection of the natural environment.

i)          hours of construction, including deliveries;

have been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement without the prior written permission of the Local Planning Authority.

REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

33

No deliveries before and during the construction period shall be taken at or dispatched from the site and no construction works shall take place other than between the hours of 7:00am and 6:30pm on Mondays to Fridays, 8:00am and 1:00pm on Saturdays and at no time on Sundays or public holidays, unless otherwise agreed in writing by the LPA. This condition shall not apply to the internal fitting out of the dwellings.

REASON: To minimise the disturbance which noise during the construction of the proposed development could otherwise have upon the amenities of the immediate surrounding neighbourhood.

34

The first submission of reserved matters shall include the submission of a waste audit identifying the waste generated by the development together with measures to be implemented to reduce, re-use and recycle any waste produced by the development and a scheme for the provision of facilities for the recycling of waste within the development for approval in writing by the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details and the provision of facilities thereafter retained.

REASON:

In the interests of sustainable development.

35

36

No development shall commence until a written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and the approved programme of archaeological work has been carried out in accordance with the approved details.

REASON:  To enable the recording of any matters of archaeological interest.

The reserved matters application associated with the enterprise hub shall be accompanied by a feasibility study for a district heating scheme relating to the employment area, as referred to in the submitted energy statement dated 25 February 2014.  Alternative approaches to achieve energy saving or carbon emission reductions may be presented where low or renewable energy technologies are not commercially or technically viable.

REASON:   In the interests of sustainability.

37

The development hereby approved shall be carried out in complete accordance with the plans and specifications set out in the following List and Table:

Planning Statement, including a Cultural heritage Statement, received 14/10/13

Design and Access Statement October 2013, received 114/10/13 (as updated - see amended plans)

Ecology Appraisal October 2013, received 14/10/13

Residential Travel Plan, October 2013, received 14/10/13

Proposed Site Redevelopment Transport Assessment, October 2013, received 14/10/13

Energy Statement, received 14/10/13

Air Quality Assessment, September 2013, received 14/10/13

Noise and vibration Assessment, September 2013, received 14/10/13

Ground Condition Assessment Report, September 2013, received 14/10/13

Ground Condition Desk Top Study, October 2013, received 14/10/13

Arboricultural Impact Appraisal and Method Statement, dated October 2013, received 14/10/13

Outline Waste Audit, September 2013, received 14/10/13

Employment Report, October 2013, received 14/10/13

Proposed Employment Uses, Wilton Hill, Framework Travel Plan, September 2013, received 14/10/13

Statement of Community Involvement, October 2013, received 14/10/1

Flood Risk Assessment April 2011

Water Study Report, April 2011

The Amended and Additional documents and drawings - all received 2014:

Design & Access Statement Addendum A, dated February 2014

Supplemental Employment Land Statement, dated February 2014

BREEAM Pre-assessment Report, dated 21^st February 2014

Energy Statement, dated 25^th February 2014

Phase 2 Contamination Assessment, dated March 2014

Material Planning Considerations Statement, dated 22^nd January 2014

Drawing  /documenttitle

Drawing  no.

Architecturaldrawings(fullapplication)

Wholesite

Sitelayout– detailedplanning application

CSL.01RevC

Affordablehousinglayout – submitted 4^th April 2014

AHL.01

Southern  parcel:

Sitelayout

SL.01RevG

Boundarymaterialslayout

BML.01RevA

Dwellingmaterialslayout

DML.01RevB

HouseTypeBrunswickElevations

HT.BRU.e

HouseTypeBrunswickFloorPlans

HT.BRU.p

HouseTypeCavendishElevations

HT.CAV.e

HouseTypeCavendishFloorPlans

HT.CAV.p

MEWS3-AElevations– Sheet1

MEWS3-A.e1RevA

MEWS3-AElevations– Sheet2

MEWS3-A.e2RevA

MEWS3-AFloorPlans– Sheet1

MEWS3-A.p1

MEWS3-AFloorPlans– Sheet2

MEWS3-A.p2

MEWS3-BElevations– Sheet1

MEWS3-B.e1RevA

MEWS3-BElevations– Sheet2

MEWS3-B.e2RevA

MEWS3-BFloorPlans

MEWS3-B.p

MEWS3-CElevations– Sheet1

MEWS3-C.e1RevA

MEWS3-CElevations– Sheet2

MEWS3-C.e2RevA

MEWS3-CFloorPlans

MEWS3-C.p

MEWS4-AElevations– Sheet1

MEWS4-A.e1RevA

MEWS4-AElevations– Sheet2

MEWS4-A.e2RevA

MEWS4-AFloorPlansSheet1

MEWS4-A.p1RevA

MEWS4-AFloorPlansSheet2

MEWS4-A.p2RevA

MEWS4-CElevations– Sheet1

MEWS4-C.e1

MEWS4-CElevations– Sheet2

MEWS4-C.e2

MEWS4-CFloorPlans- Sheet1

MEWS4-C.p1

MEWS4-CFloorPlans- Sheet2

MEWS4-C.p2

Plots32-40Elevations– Sheet1 of2

P.32-40.e1RevA

Plots32-40ElevationsSheet2 of2

P.32-40.e2RevA

Plots32-40FloorPlans- Sheet1 of3

P.32-40.p1  RevA

Plots32-40FloorPlans- Sheet2 of3

P.32-40.p2RevA

Plots32-40FloorPlans- Sheet3 of3

P.32-40.p3RevA

Plots62-73Elevations- Sheet1 of2

P.62-73.e1

Plots62-73Elevations- Sheet2 of2

P.62-73.e2

Plots62-73FloorPlans– groundfloor

P.62-73.p1

Plots62-73FloorPlans– firstfloor

P.62-73.p2

Plots62-73FloorPlans– secondfloor

P.62-73.p3

Plots74-85Elevations- Sheet1 of2

P.74-85.e1

Plots74-85Elevations- Sheet2 of2

P.74-85.e2

Plots74-85FloorPlans– groundfloor

P.74-85.p1

Plots74-85FloorPlans– firstfloor

P.74-85.p2

Plots74-85FloorPlans– secondfloor

P.74-85.p3

Plots99-110Elevations– Sheet1 of2

P.99-110.e1

Plots99-110Elevations– Sheet2 of2

P.99-110.e2

Plots99-110FloorPlans– groundfloor

P.99-110.p1

Plots99-110FloorPlans– firstfloor

P.99-110.p2

Plots99-110FloorPlans– secondfloor

P.99-110.p3

Bin/CycleStores FloorPlansandElevations

BSC01.pe

Bin/CycleStores FloorPlansandElevations

BSC02.pe

Northern  parcel:

SiteLayout

SL.02RevG

Boundarymaterialslayout

BML.02RevC

Dwellingmaterialslayout

DML.02RevC

StreetElevations– Sheet1

SE.02-1RevA

StreetElevations– Sheet2

SE.02-2RevA

SiteSections

SS.02

HouseTypeCambridgeFloorPlans& Elevations

HT.CAM.pe

HouseTypeCambridgeVariationA Plans/ Elevs

HT.CAM-A.pe

HouseTypeHenleyElevations

HT.HEN.e

HouseTypeHenleyFloorPlans

HT.HEN.p

HouseTypeKenilworth4 FloorPlans/ Elevations

HT.KEN4.peRevB

HouseTypeLetchworthElevations

HT.LET.eRevA

HouseTypeLetchworthVariationA Elevations

HT.LET-A.e

HouseTypeLetchworthFloorPlans

HT.LET.p

HouseTypeMarlboroughElevations

HT.MAR.eRevB

HouseTypeMarlboroughFloorPlans

HT.MAR.pRevB

HouseTypeOxfordFloorPlans& Elevations

HT.OXF.pe

HouseTypeOxfordVariationA Plans/ Elevations

HT.OXF-A.pe

HouseTypeRichmondElevations

HT.RIC.e

HouseTypeRichmondVariationA Elevations

HT.RIC-A.eRevA

HouseTypeRichmondFloorPlans

HT.RIC.pRevA

HouseTypeShaftesburyFloorPlans& Elevations

HT.SHA.peRevA

HouseTypeWarwickFloorPlans& Elevations

HT.WAR.pe

HouseTypeWorcesterFloorPlans& Elevations

HT.WOR.pe

HTMalvern-Ledbury BlockElevationsSheet1 of2

HT_MAL-LEDe1

RevA

HTMalvern-Ledbury BlockElevationsSheet2 of2

HT_MAL-LEDe2

RevA

HTMalvern-Ledbury BlockFloorPlans

HT_MAL-LEDpRev

A

Plots279-288ElevationsSheet1 of3

P.279-288.e1RevA

Plots279-288ElevationsSheet2 of3

P.279-288.e2RevA

Plots279-288ElevationsSheet2 of3

P.279-288.e3RevA

Plots279-288FloorPlansSheet1 of3

P.279-288.p1Rev

A

Plots279-288FloorPlansSheet2 of3

P.279-288.p2Rev

Plots279-288FloorPlansSheet3 of3

P.279-288.p3Rev

A

HouseTypeShaftesbury-A FloorPlans& Elevations

HT.SHA-A.pe

HouseTypeWindsor+FloorPlans& Elevations

HTR.WIN+.pe

HouseTypeWindsor+VariationA Plans& Elevs

HT.WIN+-A.pe

HouseTypeWindsor+VariationB Plans& Elevs

HT.WIN+-B.pe

HouseTypeWindsor+VariationC Plans& Elevs

HT.WIN+-C.pe

Plot 117– HouseTypeWarwickFloorPlans&

Elevations

P117.pe

HouseTypeHighgate5Elevations

HT.High5.e

HouseTypeHighgate5Elevations

HT.High5-A.e

HouseTypeHighgate5Plans

HT.High5.p

HouseTypeTemeElevatons

HT_TEMEe

HouseTypeTemePlans

HT_TEMEp

HouseTypeDaqrt+Tavy3+TavyElevationsSheet1

of2

P165-168_18-

185e1

HouseTypeDaqrt+Tavy3+TavyElevationsSheet2 of2

P165-168_18-

185e2

HouseTypeDaqrt+Tavy3+TavyPlans

P165-168_18-

185ep

Drawings originallysubmittedremainingpartoftheapplication

LocationPlan

LP.01

TetlowKing

SiteSurvey(existing)Sheet1

701EB01A(sheet1)

Site line

SiteSurvey(existing)Sheet2

701EB01A(sheet2)

Site line

Architecturaldrawings(outlineapplication)

TetlowKing

Landuseplan/sitelayout(indicative)

Sections3 and5 ofdesignandaccessstatement

Highway  drawings(fullapplication)

MayerBrown

Southernsiteaccess(seeAppx6 oftransportassessment)

b/RHSalisbury.1/01

Secondary northernsiteaccess(seeAppx6 oftransportassessment)

b/RHSalisbury.1/02

Northernsiteaccessroundabout(seeAppx6 oftransportassessment)

b/RHSalisbury.1/03

Proposedroadlongitudinalsections(northern parcel)sheet 1of2

548-1300-SK-005 revA

Proposedroadlongitudinalsections(northern parcel)sheet 2of2

548-1300-SK-006 revA

Proposedroadcrosssections(northernparcel)

sheet1 of2

548-1300-SK-007 revA

Proposedroadcrosssections(northernparcel)

sheet2 of2

548-1300-SK-008 revA

Proposedroadlongitudinalsections(southern parcel)

548-1300-SK-009

Proposedroadcrosssections(southernparcel)

548-1300-SK-010