Agenda item

N13/01747/FUL - Hunters Moon, Easton Lane, Chippenham, SN14 0RW

Meeting of Strategic Planning Committee, Wednesday 22 January 2014 10.30 am (Item 8.)

A report by the Case Officer is attached.

Minutes:

The following people spoke against the proposal:

Mr Paul Martin, a local resident

Cllr Peter Pearson, representing Corsham Town Council

The following spoke in favour of the proposal:

Mr Lawrence Turner, planning consultant, representing the applicant

Mr Nick Puntis, a local resident

Cllr Linda Packard, representing Chippenham Town Council

The Committee received a presentation by the Case Officer which set out the

main issues in respect of the application. He introduced the report which

recommended that the planning application be approved, subject to all parties entering into a Section 106 legal agreement and planning conditions.

Members of the Committee then had the opportunity to ask technical questions after which the Committee received statements from members of the public as detailed above, expressing their views regarding the planning application.

Members then heard the views of Cllr Peter Whalley, the local Member, objecting to the proposal on the grounds that the application site was not identified in the draft Wiltshire Core Strategy as a site for strategic development and considered that a decision on the current planning application should be deferred until strategic development sites had been identified.

Cllr Peter Hutton, an adjoining local Councillor, spoke in favour of the application, which although technically was situated within the Corsham Town Constituency was in reality much closer associated with Chippenham.

After discussion, during which several Members considered that the application site should be limited to a maximum of 450 homes and that a standard archaeological condition should be included,

Resolved:

Subject to all parties entering into an agreement under s106 of The Act (as amended) in relation to the following matters:

· The delivery of affordable housing

· The delivery and maintenance of on-site play and public open space

· The delivery of site access works, cycleways, off-site works including works to Pheasant roundabout, and provision of new bus to allow dedicated service to run through the site

· The delivery of costs associated with proposed Travel Plan

· The delivery of a contribution towards strategic highways works

· The delivery of 1.2 hectare of land for the provision of a single-form entry primary school

· The delivery of a contribution towards local education provision

to delegate to the Area Development Manager to grant planning permission, subject to the following conditions:-

1. The detailed element (ie. the part of the site befitting from full planning permission) of the development hereby permitted shall be begun before the expiration of three years from the date of this permission.

REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

2. The outline element of 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.

3. No development shall commence on site until details of the following matters (in respect of which approval is expressly reserved) have been submitted to, and approved in writing by, the Local Planning Authority:

(a) The scale of the development;

(b) The layout of the development;

(c) The external appearance of the development;

(d) The landscaping of the site;

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

REASON: The application was made 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.

4. 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.

5. The development hereby permitted shall be implemented in accordance with the submitted plans and documents listed below. No variation from the approved plans should be made without the prior approval of the local planning authority. Amendments may require the submission of a further application.

- SW-0005-12-MAS.01J – Phase 1 Layout, received 22^nd November 2013

- SW-0005-12-MAT.01C – Phase 1 Materials Plan, received 22^nd November 2013

- GA010-1 A – Proposed improvements, received 22^nd November 2013

- GA10-2 C – Extension from Methuen Business Park, received 22^nd November 2013

- GA10-3 E – Easton Lane Employment Access, received 22^nd November 2013

- GA10-4 E – Easton Lane Site Access, received 22^nd November 2013

- GA10-5 B – Proposed footway / cycleway, received 22^nd November 2013

- GA10-6 C – Proposed footway / cycleway, received 22^nd November 2013

- GA10-7 A – Pheasant roundabout proposed toucan crossings, received 22^nd November 2013

- SW-0005-12-HWY.01B – Highway Adoption, received 22^nd November 2013

- 2B4P-3B5P-4B6P.01 Rev B – Elevations Affordable, received 19^th November 2013

- 2B4P-3B5P-4B6P.02 Rev B – Floor plans Affordable, received 19^th November 2013

- 2B4P-3B5P.01 Rev B – Floor plans and elevations affordable block, received 19^th November 2013

- SW-0005-12-AFF.01B – Affordable housing, received 19^th November 2013

- 303.01 Rev B – Floor plans and elevations cottage brick, received 19^th November 2013

- 1BF03-2B4P-3B5P.01 Rev A – Elevations affordable, received 8^th November 2013

- 2B4P.02 Rev A – Floor plans and elevations affordable brick, received 8^th November 2013

- 504.03 Rev A – Elevations cottage brick, received 8^th November 2013

- 1BF01-2B4P-3B5P.01 Rev A – Elevations affordable, received 8^th November 2013

- 1BF01-2B4P-3B5P.02 Rev A – Floor plans affordable, received 8^th November 2013

- 1BF01.01 – Floor plans and elevations, received 8^th November 2013

- 410.01 Rev A – Floor plans and elevations arts and crafts stone, received 8^th November 2013

- 420.01 – Floor plans and elevations arts and crafts brick, received 8^th November 2013

- 415.02 Rev A – Floor plans and elevations arts and crafts brick, received 8^th November 2013

- 412.02 Rev A – Floor plans and elevations arts and crafts stone, received 8^th November 2013

- 415.03 – Floor plans and elevations cottage brick, received 8^th November 2013

- 421.01 Rev A – Elevations arts and crafts stone, received 8^th November 2013

- 421.02 Rev A – Floor plans arts and crafts stone, received 8^th November 2013

- 411.01 Rev A – Floor plans and elevations cottage brick, received 8^th November 2013

- 406.01 Rev A – Elevations cottage stone, received 8^th November 2013

- 412.01 Rev A – Floor plans and elevations cottage stone, received 8^th November 2013

- 400.01 Rev A – Floor plans and elevations cottage brick, received 8^th November 2013

- 2B4P-3B5P.05 – Elevations affordable brick, received 8^th November 2013

- 2B4P-3B5P.04 – Floor plans affordable brick, received 8^th November 2013

- 1BF03-2B4P-3B5P.02 Rev A – Elevations affordable, received 8^th November 2013

- 420.02 Rev A – Floor plans and elevations cottage brick, received 8^th November 2013

- 504.04 Rev A – Floor plans cottage, received 8^th November 2013

- 418.01 Rev A – Elevations cottage brick, received 8^th November 2013

- 418.02 Rev A – Floor plans cottage brick, received 8^th November 2013

- 415.01 Rev A – Floor plans and elevations cottage brick, received 8^th November 2013

- 304-305.01 Rev A – Elevations arts and crafts stone and render, received 8^th November 2013

- 304-305.02 Rev A – Floor plans arts and crafts stone and render, received 8^th November 2013

- 206-301-305.01 Rev A – Elevations arts and crafts brick and stone, received 8^th November 2013

- 206-301-305.02 Rev A – Elevations arts and crafts brick and stone, received 8^th November 2013

- 206-301-305.03 Rev A – Floor plans arts and crafts brick and stone, received 8^th November 2013

- 2B4P.01 Rev A – Floor plans and elevations affordable brick, received 8^th November 2013

- 2B4P-3B5P.03 Rev A – Floor plans and elevations affordable brick, received 8^th November 2013

- 410.03 Rev A – Floor plans and elevations cottage stone, received 8^th November 2013

- 3B5P.01 – Floor plans and elevations

- 400.02 Rev A – Floor plans and elevations cottage stone, received 8^th November 2013

- 303-351-350.01 Rev A – Elevations arts and crafts and cottage, received 8^th November 2013

- 303-351-350.02 Rev A – Elevations arts and crafts and cottage, received 8^th November 2013

- 303-351-350.03 Rev A – Floor plans arts and crafts and cottage, received 8^th November 2013

- 303-351-350.04 Rev A – Floor plans arts and crafts and cottage, received 8^th November 2013

- 303-351-350.05 Rev A – Floor plans arts and crafts and cottage, received 8^th November 2013

- SW-0005-12-STESC-01 Rev A – Streetscenes, received 8^th November 2013

- Garage.01 – Floor plans and elevations garage stone and brick

- Garage.02 – Floor plans and elevations garage stone and brick

- Garage.03 – Floor plans and elevations garage brick

- 504.01 – Elevations arts and crafts stone

- 504.02 – Floor plans arts and crafts stone

- 410.02 – Floor plans and elevations arts and crafts brick

- 1BF01-2B4P.02 – Floor plans affordable brick

- 1BF01-2B4P.01 – Elevations affordable brick

- 410.01 – Floor plans and elevations arts and crafts stone

- 425.01 – Floor plans and elevations arts and crafts brick

- 304-351.01 – Elevations arts and crafts

- 304-351.02 – Floor plans arts and crafts

- 303-305.01 – Elevations cottage brick and render

- 303-305.02 – Floor plans cottage brick and render

- 303.03 – Floor plans and elevations cottage brick

- 2B4P.03 – Floor plans and elevations affordable brick

- 411.02 – Floor plans and elevations arts and crafts brick

- 2B4P-3B5P.02 – Floor plans and elevations affordable brick

- 303.02 – Floor plans and elevations cottage brick

- 301-305.01 – Elevations cottage brick and stone

- 301-305.02 – Floor plans cottage brick and stone

- 303-306.01 – Elevations cottage brick and render

- 303-306.02 – Floor plans cottage brick and render

- 301.01 – Floor plans and elevations cottage brick

- 306-400.01 – Elevations cottage brick and render

- 306-400.02 – Floor plans cottage brick and render

- 9050 – Site location plan

- SW-0005-12-B1-01 – B1 units – block 1

- SW-0005-12-B1-02 – B1 units – block 2

REASON: To ensure that the development is implemented as approved.

6. No development shall commence on site until details and samples of the materials to be used for the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

REASON: In the interests of visual amenity and the character and appearance of the area.

7. There shall be no access to Saltersford Lane, except for buses, cyclists and pedestrians, and no access to the A350 West Cepen Way.

REASON: In the interests of highway safety, and to deter rat-running through the site.

8. Prior to the commencement of development, details of the proposed access to Saltersford Lane adjacent Plot 68/69 shall be submitted to and approved in writing by the local planning authority. The access link to Saltersford Lane shall be carried out in complete accordance with the details so agreed and shall be completed prior to the occupation of the 20^th dwelling served by the road to which the new access (to which this condition refers) is linked.

REASON: In the interests of sustainable transport and to secure the link at an appropriate time in the development.

9. No development shall take place until Easton Lane has been widened to a minimum width of 6.5 metres between Saltersford Lane and the access to the employment land in Phase 1, together with the provision of a 3 metre wide footway / cycleway on the southern side of Easton Lane, in accordance with details which shall first have been submitted to and agreed in writing by the local planning authority beforehand.

REASON: In the interests of highway safety, to secure an acceptable access to serve construction of phase 1 of the development, and to make proper provision for cyclists on National Cycle Route 403.

10.Prior to the commencement of the development a detailed drawing showing the network of cycle / footpaths to serve the site, with particular emphasis on access to the proposed primary school and the employment areas, shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in complete accordance with those details so agreed.

REASON: In the interests of sustainable transport and to ensure that a comprehensive approach to movement within to and from the site has been secured.

11.The gradient of all private drives on the site shall not at any point be steeper than 7% for a distance of 5 metres from its junction with the prospectively maintainable highway.

REASON: In the interests of highway safety.

12.There shall be no gates provided on any private accesses within the site served from the prospectively maintainable highways.

REASON: In the interests of highway safety.

13.Notwithstanding the details submitted on Drg SW-005-12-MAS.01J, no development within any individually approved phase of the development shall commence on site until details of the estate roads, footways, footpaths, unsegregated pedestrian / cycle routes, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture, including the timetable for provision of such works within any particular phase, have been submitted to and approved by the local planning authority. The development of each phase of development shall not be first occupied until the estate roads, footways, footpaths, unsegregated pedestrian / cycle routes, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture have all been constructed and laid out in accordance with the approved details, unless an alternative timetable is agreed in the approved details.

REASON: To ensure that the roads are laid out and constructed in a satisfactory manner, and are of adequate amenity for users.

14.The roads, including footpaths and turning spaces, shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.

REASON: To ensure that the development is served by an adequate means of access.

15.No dwelling shall be occupied until the parking space(s) for that dwelling, together with the access thereto, have been provided in accordance with the approved plans. Parking provision for all dwellings shall meet the minimum parking standards set out in the Wiltshire LTP3 2011-2026 Car Parking Strategy, March 2011, and any garages counting towards parking spaces shall be provided with minimum internal dimensions of 3 metres by 6 metres per vehicle space; in relation to cycles the parking provision shall be in accordance with Appendix 4 of the LTP 2001-2026 Cycling Strategy.

REASON: In the interests of highway safety and the amenity of future occupants.

16. No development shall commence on site until details of secure covered cycle parking and, in the case of employment land, changing and shower facilities have been submitted to and approved in writing by the local planning authority. These facilities shall be provided in accordance with the approved details and made available for use prior to the first occupation of the buildings to which they relate and shall be retained for use at all times thereafter.

REASON: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car.

17.Prior to the first occupation of any dwelling within Phase 1 (the detailed element of the permission) of the development a scheme for the improvement of Public Right of Way CORM122 shall have been submitted to and approved in writing by the local planning authority and the improvement completed in accordance with the approved scheme.

REASON: In the interests of sustainable transport and to secure a surface finish compatible with intensified pedestrian use.

18.Prior to the commencement of Phase 2 of the development (the outline element of the permission) details of a footpath link between the site and the east side of Queensbridge shall be submitted to and approved by the local planning authority; the footpath link shall be completed in accordance with the details so agreed and prior to the occupation of more than 75% of the number of dwellings comprised in the phase of development to which the path connects in accordance with the approved details.

REASON: In the interests of sustainable transport and to secure a link between the development site and the Core Strategy strategic employment and housing sites to the south and east of Queensbridge respectively.

19.Prior to the commencement of Phase 2 of the development details of a connecting route between the site and the southern part of Saltersford Lane shall be submitted to and approved in writing by the local planning authority. The details shall include provision for vehicular access from the site to the cottages for serving and for a pedestrian and cycle link between the site and the Queensbridge junction. Development shall be carried out in complete accordance with those details so agreed.

REASON: In order to rationalise traffic movements at Queensbridge and effect a safer environment for pedestrian and cycle movements under the bridge, and to secure more efficient transport arrangements for servicing the existing dwellings on Saltersford Lane.

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

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

b) detailing of routing arrangements for lorry traffic associated with the development;

c) loading and unloading of plant and materials;

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

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

f) wheel washing facilities;

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

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

i) measures for the protection of the natural environment.

j) hours of construction, including deliveries;

k) measures for protection of retained habitat features

l) sensitive working protocols including vegetation clearance to avoid impacts upon protected species

has 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.

21. No development shall commence within the area indicated until:

a) 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

b) 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.

22. No development shall commence on site until an investigation of the history and current condition of the site to determine the likelihood of the existence of contamination arising from previous uses has been carried out and all of the following steps have been complied with to the satisfaction of the local planning authority:

Step 1 (i)A written report has been submitted to and approved by the local planning authority which shall include details of the previous uses of the site and any adjacent sites for at least the last 100 years and a description of the current condition of the sites with regard to any activities that may have caused contamination. The report shall confirm whether or not it is likely that contamination may be present on the site and the potential impact of any adjacent sites.

Step 2 (ii) If the above report indicates that contamination may be present on, under or potentially affecting the proposed development site from adjacent land, or if evidence of contamination is found, a more detailed site investigation and risk assessment should be carried out in accordance with DEFRA and Environment Agency’s ‘Model Procedures for the Management of Land Contamination CLR11’ and other authoritative guidance and a report detailing the site investigation and risk assessment shall be submitted to and approved in writing by the local planning authority.

Step 3 (iii) If the report submitted pursuant to step (i) or (ii) indicates that remedial works are required, full details must be submitted to the local planning authority and approved in writing and thereafter implemented prior to the commencement of the development or in accordance with a timetable that has been agreed in writing by the local planning authority as part of the approved remediation scheme. On completion of any required remedial works the applicant shall provide written confirmation to the local planning authority that the works have been completed in accordance with the agreed remediation strategy.

REASON: To ensure that land contamination can be dealt with adequately prior to the use of the site hereby approved by the local planning authority.

23. During the site preparation and construction of the development, activity which may give rise to noise audible beyond the site boundary shall not be undertaken outside the following hours unless written permission is obtained from the Local Planning Authority:

- 08:00 to 18:00 Monday to Friday

- 09:00 to 13:00 Saturday

- No working Sundays and Bank Holidays

This shall include, excavation, construction, loading, unloading, deliveries or any similar construction related activity.

REASON: To protect the amenity of nearby residents.

24. All building services plant shall be so sited and designed in order to achieve a Rating Level of -5dB below the lowest measured background noise level, determined at the nearest noise sensitive receptor.

REASON: To protect the amenity of nearby residents.

25. A dust suppression scheme shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development and shall be designed to minimise windblown dust from affecting adjoining neighbouring properties. This scheme should cover all the phases of the construction site, including earth works, spoil heap storage, vehicle movements and cutting of materials. All development shall be carried out in full accordance with the approved scheme and retained as such thereafter.

REASON: To protect the amenity of nearby residents.

26. A lighting scheme shall be submitted to and approved in writing by the local planning authority prior to the commencement of development and shall be so designed as to overcome glare, sky glow, spillage and intrusion. The scheme should aim to achieve Environmental Zone E2 as specified in the guidance issued by the Institution of Lighting Engineers. All development shall be carried out in full accordance with the approved lighting scheme and retained as such thereafter.

REASON: To protect the amenities of nearby residents.

27. (a) No retained tree/s shall be cut down, uprooted, or destroyed, nor shall any retained tree/s be topped or lopped other than in accordance with the approved plans and particulars without prior written approval of the Local Planning Authority. Any topping or lopping approval shall be carried out in accordance with BS 3998 2010 British Standard for Tree Work or arboricultural techniques where it can be demonstrated to be in the interest of good arboricultural practice.

(b) If any tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place at a size and species planted at such time that must be agreed in writing with the Local Planning Authority.

(c) No equipment, machinery or materials shall be brought onto the site for the purpose of development until a scheme showing the exact position of protective fencing to enclose all retained trees and hedgerows beyond the outer edge of overhang of their branches in accordance with British Standard 5837: 2005: Trees in Relation to Construction has been submitted to and approved in writing by the Local Planning Authority and protective fencing has been erected in accordance with the approved plans. The protective fencing shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations without prior written approval by the Local Planning Authority.

In this condition “retained trees” means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs above shall have effect until the expiration of five years from the first occupation or the completion of the development whichever is later.

REASON: To prevent trees being retained on or adjacent to the site from being damaged during the construction works and in the interest of visual amenity.

28. No development shall commence until a foul and surface water drainage strategy is submitted and approved in writing by the local planning authority. The drainage scheme shall be completed in accordance with the approved details and to a timetable agreed with the local planning authority.

REASON: To ensure that proper provision is made for sewerage of the site and that the development does not increase the risk of sewer flooding to downstream property.

29. No development approved by this permission shall be occupied or brought into use until a scheme for the future responsibility and maintenance of the surface water drainage system has been submitted to and approved by the Local Planning Authority. The approved drainage works shall be completed and maintained in accordance with the details and timetable agreed.

REASON: To ensure adequate adoption and maintenance and therefore better working and longer lifetime of surface water drainage schemes.

30. Prior to any reserved matters approval, details of a surface water drainage masterplan shall be submitted to, and agreed in writing by, the local planning authority. The masterplan shall be in accordance with the Flood Risk Assessment and include details of the phasing of surface water drainage infrastructure including source control measures. The development shall be implemented in accordance with the approved scheme.

REASON: To prevent the increased risk of flooding as a result of the development.

31. No development shall take place on land to which reserved matters relate until the detailed drainage design for each plot, phase or parcel of land, incorporating sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, have been submitted to and approved by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the plot or parcel is completed.

REASON: To prevent the increased risk of flooding as a result of the development.

32 No development shall commence on site until details of the storage of refuse, including details of location, size, means of enclosure and materials, have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the approved refuse storage has been completed and made available for use in accordance with the approved details and it shall be subsequently maintained in accordance with the approved details thereafter.

REASON: In the interests of public health and safety.

33. No development shall commence on phase 1 until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include:

(a) all species, planting sizes and planting densities, spread of all trees and hedgerows within or overhanging the site, in relation to the proposed buildings, roads, and other works;

(b) finished levels and contours;

(d) hard surfacing materials;

(e) minor artefacts and structures (e.g. furniture, play equipment, refuse and other storage units, signs, lighting etc); and

(f) proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc indicating lines, manholes, supports etc).

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

34. All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; 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 prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

35. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting or amending that Order with or without modification), the garage(s) hereby permitted shall not be converted to habitable accommodation.

REASON: To secure the retention of adequate parking provision, in the interests of highway safety.

36. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting or amending that Order with or without modification), there shall be no additions / extensions / external alterations to any building forming part of the development hereby permitted and no plant or machinery shall be installed outside any such building on the site on the approved plans.

REASON: In the interests of the amenity of the area and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions/extensions or external alterations, or the installation of any outdoor plant/machinery.

37. No materials, goods, plant, machinery, equipment, finished or unfinished products/parts of any description, skips, crates, containers, waste or any other item whatsoever shall be placed, stacked, deposited or stored outside any building on the site.

REASON: In the interests of the appearance of the site and the amenities of the area.

38. Prior to the commencement of development, a scheme detailing measures to protect the amenities of the occupiers of Taffswell Farm shall be submitted to and approved in writing by the local planning authority. The scheme shall include consideration of the fenestration to plot 103 and details of a landscape buffer. The scheme shall be implemented in accordance with the approved details and within an agreed timetable.

REASON: To protect the amenities of the occupiers of Taffswell Farm.

39. Prior to the commencement of development, a scheme detailing measures to protect the amenities of the occupiers of Hunters Moon Farm shall be submitted to and approved in writing by the local planning authority. The scheme shall include consideration of the fenestration to plots 27-28 and details of a landscape buffer. The scheme shall be implemented in accordance with the approved details and within an agreed timetable.

REASON: To protect the amenities of the occupiers of Hunters Moon Farm.

40. Prior to submission of any application for reserved matters, the development site shall be subject to up to date surveys for protected species including:

· Dormouse

· Invertebrates

· Bats

· Habitats / botany

The survey results shall be included in a mitigation statement clearly setting out necessary measures to avoid and mitigate impacts upon protected species, including parameters for detailed designs. The mitigation statement shall be submitted to and approved in writing by the Local Planning Authority prior to submission of any application for reserved matters. Reserved matters applications will only be permitted where the design is in accordance with the parameters set out in the approved mitigation statement.

REASON: In the interests of securing ecological surveys required by legislation and so as to secure a form of development that does not unnecessarily impact upon protected species and their habitat.

41.Prior to commencement of development, a Landscape, Ecology and Arboricultural Management and Monitoring Plan (LEAMMP) shall be submitted to and approved in writing by the local planning authority. The LEAMMP shall include:

(i) details of any relevant up to date ecological surveys;

(ii) drawings clearly showing all landscaped areas and semi-natural habitats including mature trees to be managed under the LEAMMP;

(iii) any capital works such as habitat creation, tree / shrub planting, bat / bird boxes etc including creation of 1.13ha of traditional orchard habitat as shown on plan Drg Ref. 9903;

(iv) ongoing management prescriptions for semi-natural habitats and maintenance schedules for all landscaped areas clearly setting out timescales and responsibilities

(v) approach to management of all mature trees based on their ecological interest and an arboricultural protocol for carrying out tree works; and

(vi) a schedule of ecological monitoring work and plan review.

Upon commencement of development all capital works shall be carried out to the agreed timescales and all areas identified in the LEAMMP shall be managed in full accordance with the agreed prescriptions in perpetuity. All monitoring reports shall also be made available to the local planning authority.

REASON: In the interests of securing a form of development that does not unnecessarily impact upon protected species and their habitat. In particular, this condition is ensure that the loss of the existing mature orchard on the site early in the development process is also compensated at an appropriate and early stage of development, so as to allow for maximum mitigation.

42. No more than 450 dwellings shall be constructed on the site pursuant to this planning permission.

REASON: To define the limits of the planning permission and to set the maximum number of dwellings to be constructed on the application site

INFORMATIVES:
Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws the prior written consent (Flood Defence Consent) of the Environment Agency is required for any proposed works (permanent or temporary) or structures in, under, over or within 8 metres of the top of the bank of the Pudding Brook designated a ‘main’ river. The need for this consent is over and above the need for planning consent. The applicant is advised to contact Daniel Griffin on 01258 483421 to discuss the scope of our controls.

For the ‘southern catchment’ the discharge point is to the ordinary watercourse close to Queensbury Cottages. In addition, because an ordinary watercourse crosses the site of the proposed development we recommend the following informative.

There are ordinary watercourses within or in close proximity to your site. If you intend to obstruct the flow in the watercourse (permanently or temporarily, including culverting) you will require prior Land Drainage Consent from Wiltshire Council as the Lead Local Flood Authority. You are advised to contact the Drainage Team to discuss their requirements:-
http://www.wiltshire.gov.uk/communityandliving/civilemergencies/drainage/drainageordinarywatercourseconsent.htm

The applicant is reminded of their agreement to provide a marketing suite, so that new occupiers can see what school provision there is, GPs and local traders etc.

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