Agenda item

Report No: DEV/WS/21/041

 

Hybrid Planning Application - A. Full planning for 205 dwellings, garages, new vehicular accesses, pedestrian/cycle accesses, landscaping and associated open space and B. Outline planning - early years education facility

(Councillor Roger Dicker asked that it be noted, in the interests of transparency, that he was acquainted with the landowner purely by way of the individual in question being a patron at the shop/Post Office he operated in Kenford.)

 

Hybrid Planning Application - A. Full planning for 205 dwellings, garages, new vehicular accesses, pedestrian/cycle accesses, landscaping and associated open space and B. Outline planning - early years education facility

 

This application was originally referred to the Development Control Committee in September as the Officer’s recommendation of approval was contrary to the view of Exning Parish Council.

 

The Senior Planning Officer had advised that the site in question was allocated in the Site Allocations Local Plan (SALP) 2019 under Policy SA12(a) which was adopted in September 2019. This site was known in the SALP document as Land South of Burwell Road and West of Queens View. Policy SA12(a) of the SALP 2019 document sets out that 15 hectares of land is allocated for residential development, with an indicative capacity of 205 dwellings.

 

At the September meeting of the Committee Members resolved to defer consideration of the application in order to allow Officers additional time in which to work with the applicant to address some of the concerns raised by the Committee relating to:

•        The wider highways concerns and impact;

•        The conflict with the landscape buffer and perceived overdevelopment; and

•        To allow the applicant and Officers to engage with Exning Parish Council.

 

Following the September Committee amended plans had been submitted by the applicant revising the width of the landscape buffer along the western boundary, the inclusion of a permissive footpath to the south and relocation of a substation. Additional information was also provided in relation to off-site cycle routes into the centre of Exning.

 

As part of her presentation to the meeting the Senior Planning Officer went through the changes made to the application in detail. She also advised that the applicants had met with Exning Parish Council and had undertaken extensive local engagement.

 

Attention was drawn to the supplementary ‘late papers’ which set out a technical note submitted by the Highways Authority in relation to the application.

 

Members were also informed that an additional representation had been received from 26 Glebe Close after the late papers had been issued; the Senior Planning Officer read this out in full to the meeting.

 

Officers were continuing to recommend that the application be approved subject to the completion of a Section 106 Agreement Heads of Terms and conditions, as set out in Paragraph 83 of Report No DEV/WS/21/041, with the addition of a further plan to be added to condition 2 which had been omitted from the list.

 

Speakers:    Dr Jean Whitaker (local resident) spoke against the application

                   Councillor Terry Wood (Chair of Exning Parish Council) spoke against the application

                   Darren Cogman (agent) spoke in support of the application

                   (Dr Whitaker did not attend the meeting to personally address the Committee and instead the Democratic Services Officer read out a pre-prepared statement on her behalf.)

 

Councillor James Lay raised specific concerns in relation to the wider, long-term highways impact the application could have on the roads into neighbouring Burwell and Newmarket.

 

He also stressed the need to ensure that effective dialog took place between all local authorities concerned in respect of applications that were sited on county and district boundaries. In response, the Senior Planning Officer assured the Committee that the consultation between Suffolk County Council, Cambridgeshire County Council, East Cambridgeshire District Council and West Suffolk Council in relation to the application in question and the original allocation in the SALP had been very extensive.

 

Considerable discussion took place on the application, with Members posing a number of questions to the Case Officer who responded in respect of:

·         Electric charging points – a condition was listed to ensure charging points were provided at all properties;

·         Sustainable Drainage System (SuDS) – the SuDS proposed was considered acceptable and could be controlled by way of conditions;

·         Cycle routes – had been looked at extensively; and

·         Education – the proposed scheme would allow an increase in much needed School and Early Years places, which would mitigate the impact of the additional pupils arising from the proposed development.

 

Councillor Peter Stevens proposed that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Ian Houlder.

 

Upon being put to the vote and with 10 voting for the motion, 3 against and with 2 abstentions it was resolved that

 

Decision

 

Planning permission be GRANTED subject to:

 

A Section 106 Agreement Heads of Terms:

DC/21/0153/FUL – Land South of Burwell Road, Exning – S106 Heads of Terms
Item	Detail	Provision	Contribution
Affordable Housing	On-site dwellings and off-site contribution	30% Mix - 40 rented & 21 shared ownership 0.5commuted sum	£51,708
Education	Early Years Primary School Secondary School Sixth Form	-	£389,652 £846,132 £832,125 £166,425
Library	Enhancement of local provision	-	£44,280
Open Space	Off-site contribution to improve existing facilities	-	£60,000
Travel Plan	Monitoring and engagement process	Travel Plan Evaluation and Support Contribution	£1,000 per annum - from first occupation for a minimum of five years, or one year after occupation of the final dwelling (whichever is the longest duration).
NHS	Health care capacity	-	£123,200
Cross Boundary Cycle Link – Burwell to Exning	Off-site cross boundary cycle link contribution required as set out in SALP.	-	£162,430

 

And the following conditions:

 

IN RESPECT OF THE FULL PLANNING APPLICATION FOR 205 DWELLINGS AND ASSOCIATED INFRASTRUCTURE:

 

1             The development hereby permitted shall be begun not later than three years from the date of this permission.

2             The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

3             No development shall take place on site until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.  The scheme of investigation shall include an assessment of significance and research questions; and: 

a.  The programme and methodology of site investigation and recording.

b.  The programme for post investigation assessment.

c.  Provision to be made for analysis of the site investigation and recording.

d.  Provision to be made for publication and dissemination of the analysis and records of the site investigation.

e.  Provision to be made for archive deposition of the analysis and records of the site investigation.

f.  Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

g. Timetable for the site investigation to be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

 4       No building shall be occupied or otherwise used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 3 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

 5       Prior to commencement of development details of the strategy for the disposal of surface water on the site shall be submitted to and approved in writing by the Local Planning Authority.

 6       Prior to commencement of development details of the implementation, maintenance and management of the strategy for the disposal of surface water on the site shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall be implemented and thereafter managed and maintained in accordance with the approved details.

 7       Within 28 days of practical completion of the last dwelling or unit, a surface water drainage verification report shall be submitted to the Local Planning Authority, detailing and verifying that the surface water drainage system has been inspected and has been built and functions in accordance with the approved designs and drawings. The report shall include details of all SuDS components and piped networks in an agreed form, for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.

8        Prior to commencement of development details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) shall be submitted to and agreed in writing by the Local Planning Authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include:

          a.       Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:-

               1.Temporary drainage systems

              2.  Measures for managing pollution / water quality and protecting controlled waters and watercourses

              3.  Measures for managing any on or offsite flood risk associated with construction.

 9       Prior to the construction above damp proof course, a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to and approved in writing by the Local Planning Authority. Prior to the occupation of any phase, the foul water drainage works relating to that phase must have been carried out in complete accordance with the approved scheme.

10      Prior to construction above damp proof course a Phasing Plan setting out the details of the phasing of the development shall be submitted to, and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in complete accordance with the approved Phasing Plan.

11      No occupation of dwellings approved by this permission shall occur until the agreed scheme for improvement and/or extension of the existing sewage system has been completed.

12      No other part of the development hereby permitted shall be commenced until the new vehicular access complete with footways and cycleways has been laid out and completed in broad accordance with drawing number 203-20 0101 P1. Thereafter the access shall be retained thereafter in its approved form.

13      No part of the development shall be commenced until details of the proposed access link into Glebe Drive and Mallard Way have been submitted to and approved in writing by the Local Planning Authority. The approved access shall be laid out and constructed in its entirety prior to any occupation of dwellings accessed from these roads. Thereafter the access shall be retained in its approved form. The details shall show how the two cycle links will safely link to each other giving cyclists a safe and sustainable link.

14      Before the development is commenced, details of the estate roads and footpaths, (including layout, levels, gradients, surfacing, lighting, traffic calming and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority.

15      No dwelling shall be occupied until the carriageways and footways serving that dwelling have been constructed to at least base course level or better, in accordance with the approved details except with the written agreement of the Local Planning Authority.

16      No development shall be commenced until an estate road phasing and completion plan has been submitted to and approved in writing by the local planning authority. The estate road phasing and completion plan shall set out the development phases and the standards of construction that the estate roads serving each phase of the development will be completed to and maintained at.

17      Before the development hereby permitted is commenced a Construction Management Plan and Statement shall have been submitted to and approved in writing by the Local Planning Authority. Construction of the development shall not be carried out other than in accordance with the approved plan. The Construction Management Plan shall include the following matters:

          a) parking and turning for vehicles of site personnel, operatives and visitors

          b) loading and unloading of plant and materials

          c) piling techniques

          d) storage of plant and materials

          e) provision and use of wheel washing facilities

          f) programme of site and all associated works such as utilities including details of traffic management

          necessary to undertake these works

          g) site working and delivery times

          h) a communications plan to inform local residents of the program of works

          i) provision of boundary hoarding and lighting

          j) details of proposed means of dust suppression

          k) details of measures to prevent mud from vehicles leaving the site during construction

          l) haul routes for construction traffic on the highway network and

          m) monitoring and review mechanisms.

          n) Details of deliveries times to the site during construction phase.

o) pre and post construction photographic survey of the adopted highway off Burwell Road

p. The erection and maintenance of security hoarding including external safety and information signage, interpretation boards, decorative displays and facilities for public viewing, where appropriate 

q. Measures to control the emission of dust and dirt during construction 

r. A scheme for recycling/disposing of waste resulting from demolition and construction works

s. Hours of construction operations including times for deliveries and the removal of excavated materials and waste

t. Noise method statements and noise levels for each construction activity including piling and excavation operations

u. Access and protection measures around the construction site for pedestrians, cyclists and other road users including arrangements for diversions during the construction period and for the provision of associated directional signage relating thereto.

           v. monitoring and auditing facilities

w. complaints response procedures and community liaison procedures

18      The dwellings hereby permitted shall not be occupied until the area(s) within the site shown on drawing numbers 203-20 0101 P1 and 203-20 0102 P1 for the purpose of loading, unloading, manoeuvring and parking of vehicles shall be provided.  Thereafter the area(s) shall be retained and used for no other purpose.

19      The areas to be provided for the storage and presentation of refuse and recycling bins shall be implemented in its entirety before the dwellings are occupied and shall be retained thereafter for no other purpose.

20      Before the new access is first used clear visibility at a height of 0.6 metres above the carriageway level shall be provided and thereafter permanently maintained in that area between the nearside edge of the metalled carriageway and a line 2.4 metres from the nearside edge of the metalled carriageway at the centre line of the access point (X dimension) and a distance of 215 metres in a direction towards the village of Burwell and 43m in the direction of Exning village centre, along the edge of the metalled carriageway from the centre of the access (Y dimension) [or tangential to the nearside edge of the metalled carriageway, whichever is the more onerous]. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no obstruction to visibility shall be erected, constructed, planted or permitted to grow over 0.6 metres high within the areas of the visibility splays.      

21      The development herby permitted shall not be first occupied until cycle storage details have been submitted to and approved in writing by the Local Planning Authority. Thereafter these facilities shall be retained in accordance with the approved details and continue to be available for use unless the prior written consent of the Local Planning Authority is obtained for any variation to the approved details.

22      Before any dwelling is first occupied, a cycle signing and lighting strategy should be submitted to and approved in writing by the Local Planning Authority and Highway Authority which include:

          a) signing strategy to and from the site to local amenities

          b) types of signs to be provided

          c) location of signs and posts

          d) methodology of lighting the routes.

23      All ecological mitigation & enhancement measures and/or works shall be carried out in accordance with the details contained in the Updated Ecology Report (Wild Frontier Ecology, September 2020) and Landscape and Ecological Management and Maintenance Plan (James Blake Associates, Nov 2020) for Phase 2 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination, unless otherwise agreed in writing.

          This may include the appointment of an appropriately competent person e.g. an ecological clerk of works (ECoW,) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.

24      Prior to commencement of development (including demolition, ground works, vegetation clearance) a construction environmental management plan (CEMP: Biodiversity) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:

                   a. Risk assessment of potentially damaging construction activities

                   b. Identification of "biodiversity protection zones"

          c. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements)

d. The location and timing of sensitive works to avoid harm to biodiversity features

e. The times during construction when specialist ecologists need to be present on site to oversee works

                   f. Responsible persons and lines of communication

          g. The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person

                   h. Use of protective fences, exclusion barriers and warning signs.

          The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

25      Prior to development commencing above ground level, a Biodiversity Enhancement Strategy for Protected and Priority species shall be submitted to and approved in writing by the local planning authority.

          The content of the Biodiversity Enhancement Strategy shall include the following:

          a) Purpose and conservation objectives for the proposed enhancement measures;

          b) detailed designs to achieve stated objectives;

          c) locations of proposed enhancement measures by appropriate maps and plans;

          d) persons responsible for implementing the enhancement measures;

          e) details of initial aftercare and long-term maintenance (where relevant).

          The works shall be implemented in accordance with the approved details and shall be retained in that manner thereafter."

26      Prior to occupation, a "lighting design strategy for biodiversity" shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall:

          a. Identify those areas/features on site that are particularly sensitive for bats and that are likely to be disturbed by lighting;

b. Show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) to demonstrate that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.

          All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. No other external lighting be installed without prior consent from the Local Planning Authority.

27      Prior to development commencing, a Farmland Bird Mitigation Strategy shall be submitted to and approved by the local planning authority to compensate the loss or displacement of any Farmland Bird territories identified as lost or displaced. This shall include provision of offsite compensation measures to be secured by legal agreement, in nearby agricultural land, prior to commencement.

          The content of the Farmland Bird Mitigation Strategy shall include the following:

          a) Purpose and conservation objectives for the proposed compensation measure e.g. Skylark nest plots;

          b) detailed methodology for the compensation measures e.g. Skylark nest plots must follow Agri-Environment Scheme option: 'AB4 Skylark Plots';

          c) locations of the compensation measures by appropriate maps and/or plans;

          d) persons responsible for implementing the compensation measure.

          The Farmland Bird Mitigation Strategy shall be implemented in accordance with the approved details and all features shall be retained for a minimum period of 10 years.

28      Prior to occupation, on site measures to avoid impacts from the development alone to the Stour and Orwell Estuaries SPA and Ramsar site shall be submitted to, and be approved in writing by, the local planning authority prior occupation of the development.

The content of the of the onsite measures will be in line with the approved Habitats Regulations Assessment and shall include the following:

a) Purpose and conservation objectives for the proposed measures;

b) Detailed designs of the interpretation board to promote circular dog walking routes

within 3km of at least 2.7km1 in length;

c) Timetable for implementation demonstrating that measures are aligned with any proposed phasing of development;

d) Locations of proposed interpretation boards by appropriate maps and plans; and

e) details of initial aftercare and long-term maintenance.

The measures shall be implemented in accordance with the approved details and shall be retained in that manner thereafter.

29      All planting comprised in the approved details of landscaping shall be carried out in the first planting season following the commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.

30      No development above ground level shall take place until, a landscape and ecological management plan (LEMP) has been submitted to and be approved in writing by the Local Planning Authority. The LEMP shall include the following:

                             a. Description and evaluation of features to be managed

          b. Ecological trends and constraints on site that might influence management

                   c. Aims and objectives of management

          d. Appropriate management options for achieving aims and objectives

                   e. Prescriptions for management actions

          f. Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)

g. Details of the body or organization responsible for implementation of the plan

                   h. Ongoing monitoring and remedial measures.

          The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery.

          The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.

31      No development above ground level shall take place until details of the treatment of the boundaries of the site have been submitted to and approved in writing by the Local Planning Authority. The details shall specify the siting, design, height and materials of the screen walls/fences to be constructed or erected and/or the species, spacing and height of hedging to be retained and / or planted together with a programme of implementation.

          All boundary treatments shall include hedgehog highway gaps.

          Any planting removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by soft landscaping of similar size and species to those originally required to be planted.  The works shall be completed prior to first use/occupation in accordance with the approved details.

32      No development above ground level shall take place until a Public Open Space (POS) Management Plan has been submitted to and approved in writing by the Local Planning Authority. The POS shall be in implemented in accordance with the approved POS Management Plan prior to each phasing and retained thereafter in perpetuity.

33      No development above ground floor slab level of any part of the development hereby permitted shall take place until the travel arrangements to and from the site for residents of the dwellings, in the form of a revised Travel Plan in accordance with the mitigation measures identified in the submitted Transport Assessment (dated October 2020), Interim Residential Travel Plan (dated October 2020) and Technical Note [DATED] shall be submitted for the approval in writing by the local planning authority in consultation with the highway authority. This Travel Plan must contain the following:

o        Baseline travel data based upon the information provided in the Transport Assessment, with suitable measures, objectives and targets identified targets to reduce the vehicular trips made by residents across the whole development, with suitable remedial measures identified to be implemented if these objectives and targets are not met

o        Appointment of Travel Plan Coordinator to implement the Travel Plan in full and clearly identify their contact details in the Travel Plan

o        A commitment to monitor the vehicular trips generated by the residents using traffic counters and resident questionnaires and submit a revised (or Full) Travel Plan one year after occupation of the first dwelling

o        A further commitment to monitor the Travel Plan annually on each anniversary of the approval of the Full Travel Plan and provide the outcome in a revised Travel Plan to be submitted to and approved in writing by the Local Planning Authority for a minimum of five years, or one year after occupation of the final dwelling (whichever is the longest duration) using the same methodology as the baseline monitoring

o        A suitable marketing strategy to ensure that all residents on the site are engaged in the Travel Plan process

o        A Travel Plan budget that covers the full implementation of the Travel Plan

o        A copy of a residents travel pack that includes a multi-modal voucher to incentivise residents to use sustainable travel in the local area

          No dwelling within the site shall be occupied until the Travel Plan has been agreed. The approved Travel Plan measures shall be implemented in accordance with a timetable that shall be included in the Travel Plan and shall thereafter adhered to in accordance with the approved Travel Plan.

34      Prior to commencement of development a scheme for the provision of fire hydrants within the application site shall be submitted to and approved in writing by the Local Planning Authority. No part of the development shall be occupied or brought into use until the fire hydrants have been provided in accordance with the approved scheme. Thereafter the hydrants shall be retained in their approved form unless the prior written consent of the Local Planning Authority is obtained for any variation.

35      The site preparation and construction works including deliveries to the site and the removal of excavated materials and waste from the site shall not take place outside the hours of 8am to 6pm hours Mondays to Fridays and 8am to 1:30pm hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

36      No plant or equipment associated with the development shall be installed until details thereof have first been submitted to and approved in writing by the Local Planning Authority. The details shall include specifications of the design, location and screening of the proposed plant or equipment. The plant or equipment shall be installed in complete accordance with the approved details before being first brought into use. Following installation the plant or equipment shall be retained in accordance with the approved details unless the prior written consent of the Local Planning Authority is obtained for any variation of the approved details or specifications.

37      No generators shall be used in external areas on the site shall be used outside of the hours of 8am to 6pm on Monday to Friday and 8am to 1:30pm Saturdays and at any time on Sundays, Bank or Public Holidays.

38      No floodlights or other means of external lighting shall be erected on the site until details have been submitted to and agreed in writing by the Local Planning Authority. Such details shall include the position, height and illumination levels of all lighting.

39      Prior to first occupation, all dwellings with off street parking shall be provided with an operational electric vehicle charge point at reasonably and practicably accessible locations, with an electric supply to the charge point capable of providing a 7kW charge. 

40      The dwelling(s) hereby approved shall not be occupied until the requirement for water consumption (110 litres use per person per day) in part G of the Building Regulations has been complied with and evidence of compliance has been obtained.

41      The development hereby approved shall be carried out in accordance with the approved Sustainability Statement and achieve a reduction of CO2 emissions by at least 14%.

42      No development above slab level shall take place until samples/details of the facing and roofing materials have be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

IN RESPECT OF THE OUTLINE PLANNING APPLICATION FOR EARLY YEARS FACILITY:

 

43      Application for the approval of the matters reserved by conditions of this permission shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.  The development hereby permitted shall be begun not later than whichever is the latest of the following dates:-

          i)       The expiration of three years from the date of this permission; or

          ii)       The expiration of two years from the final approval of the reserved matters; or,

          In the case of approval on different dates, the final approval of the last such matter to be approved.

44      Prior to commencement of development details of the access, appearance, landscaping, layout, and scale (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved.

45      The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

46      No development shall take place on site until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.  The scheme of investigation shall include an assessment of significance and research questions; and: 

          a.  The programme and methodology of site investigation and recording.

          b.  The programme for post investigation assessment.

          c.  Provision to be made for analysis of the site investigation and recording.

          d.  Provision to be made for publication and dissemination of the analysis and records of the site investigation.

          e.  Provision to be made for archive deposition of the analysis and records of the site investigation.

          f.  Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

          g. Timetable for the site investigation to be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

47      No building shall be occupied or otherwise used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 48 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

48      Concurrent with the first reserved matters application(s) a surface water drainage scheme shall be submitted to, and approved in writing by, the local planning authority (LPA). The scheme shall be in accordance with the approved FRA and include:

          a. Dimensioned plans and drawings of the surface water drainage scheme;

          b. Further infiltration testing on the site in accordance with BRE 365 and the use of infiltration as the means of drainage if the infiltration rates and groundwater levels show it to be possible;

          c. If the use of infiltration is not possible then modelling shall be submitted to demonstrate that the surface water runoff will be restricted to Qbar or 2l/s/ha for all events up to the critical 1 in 100 year rainfall events including climate change as specified in the FRA;

          d. Modelling of the surface water drainage scheme to show that the attenuation/infiltration features will contain the 1 in 100 year rainfall event including climate change;

          e. Modelling of the surface water conveyance network in the 1 in 30 year rainfall event to show no above ground flooding, and modelling of the volumes of any above ground flooding from the pipe network in a 1 in 100 year rainfall event including climate change, along with topographic plans showing where the water will flow and be stored to ensure no flooding of buildings or offsite flows;

          f. Topographical plans depicting all exceedance flow paths and demonstration that the flows would not flood buildings or flow offsite, and if they are to be directed to the surface water drainage system then the potential additional rates and volumes of surface water must be included within the modelling of the surface water system;

          g. Details of the maintenance and management of the surface water drainage scheme shall be submitted to and approved in writing by the local planning authority.

          h. Details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include: Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:-

          i. Temporary drainage systems

          ii. Measures for managing pollution / water quality and protecting

          controlled waters and watercourses

          iii. Measures for managing any on or offsite flood risk associated with

          construction

          The scheme shall be fully implemented as approved.

49      Within 28 days of practical completion of the Early Years Facility, a Sustainable Drainage System (SuDS) verification report shall be submitted to the LPA, detailing that the SuDS have been inspected, have been built and function in accordance with the approved designs and drawings. The report shall include details of all SuDS components and piped networks have been submitted, in an approved form, to and approved in writing by the LPA for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.

50      All ecological mitigation & enhancement measures and/or works shall be carried out in accordance with the details contained in the Updated Ecology Report (Wild Frontier Ecology, September 2020) and Landscape and Ecological Management and Maintenance Plan (James Blake Associates, Nov 2020) for Phase 2 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

          This may include the appointment of an appropriately competent person e.g. an ecological clerk of works (ECoW,) to provide on-site ecological expertise during construction. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.

51      Concurrent with the first reserved matters application(s) A construction environmental management plan (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority.

          The CEMP (Biodiversity) shall include the following.

          i) Risk assessment of potentially damaging construction activities.

          j) Identification of "biodiversity protection zones".

          k) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).

          l) The location and timing of sensitive works to avoid harm to biodiversity features.

          m) The times during construction when specialist ecologists need to be present on site to oversee works.

          n) Responsible persons and lines of communication.

          o) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.

          p) Use of protective fences, exclusion barriers and warning signs.

          The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

52      Concurrent with the first reserved matters application(s), a Biodiversity Enhancement Strategy for Protected and Priority species shall be submitted to and approved in writing by the local planning authority.

          The content of the Biodiversity Enhancement Strategy shall include the following:

          f) Purpose and conservation objectives for the proposed enhancement measures;

          g) detailed designs to achieve stated objectives;

          h) locations of proposed enhancement measures by appropriate maps and plans;

          i) persons responsible for implementing the enhancement measures;

          j) details of initial aftercare and long-term maintenance (where relevant).

          The works shall be implemented in accordance with the approved details and shall be retained in that manner thereafter.

53      No development above ground level shall take place until a scheme of soft landscaping for the site drawn to a scale of not less than 1:200, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include accurate indications of the position, species, girth, canopy spread and height of all existing trees and hedgerows on and adjacent to the site and details of any to be retained, together with measures for their protection during the course of development. Any retained trees removed, dying or becoming seriously damaged or diseased within five years of commencement shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.  The works shall be completed in accordance with the approved plans and in accordance with a timetable to be agreed with the Local Planning Authority.

54      Prior to first operational use of the site, at least 15% of car parking spaces shall be equipped with working electric vehicle charge points, which shall be provided for staff and/or visitor use at locations reasonably accessible from car parking spaces. The Electric Vehicle Charge Points shall be retained thereafter and maintained in an operational condition.

55      The site preparation and construction works including deliveries to the site and the removal of excavated materials and waste from the site shall not take place outside the hours of 8am to 6pm hours Mondays to Fridays and 8am to 1:30pm hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

56      No plant or equipment associated with the development shall be installed until details thereof have first been submitted to and approved in writing by the Local Planning Authority. The details shall include specifications of the design, location and screening of the proposed plant or equipment. The plant or equipment shall be installed in complete accordance with the approved details before being first brought into use. Following installation the plant or equipment shall be retained in accordance with the approved details unless the prior written consent of the Local Planning Authority is obtained for any variation of the approved details or specifications.

57      No floodlights or other means of external lighting shall be erected on the site until details have been submitted to and agreed in writing by the Local Planning Authority. Such details shall include the position, height and illumination levels of all lighting.

58      No development above ground level shall take place until details of the treatment of the boundaries of the site have been submitted to and approved in writing by the Local Planning Authority. The details shall specify the siting, design, height and materials of the screen walls/fences to be constructed or erected and/or the species, spacing and height of hedging to be retained and / or planted together with a programme of implementation. Any planting removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by soft landscaping of similar size and species to those originally required to be planted.  The works shall be completed prior to first use/occupation in accordance with the approved details.

59      No development above slab level shall take place until samples/details of the facing and roofing material have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

60      The opening hours of the Early Years Facility hereby approved shall be restricted to the following hours: 

          8am-6pm Monday to Friday

          The premises shall not be open at any time on Saturdays, Sundays, Bank or Public Holidays

61      Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 as amended (or any Order revoking and re-enacting that Order) and the Town and Country Planning (General Permitted Development) Order 2015, as amended, the use shall be only as an Early Years Facility and for no other purpose.