Agenda item

Hybrid planning application seeking (a) outline planning permission for 400 dwellings, a community facility of up to 1,077 sq m, sports provision and open space (all matters reserved except for means of access) and (b) full planning permission for an all-through school (Learning Village) providing nursery, primary, secondary, post 16 and SEN facilities, approximately 13 ha of Suitable Alternative Natural Greenspace (SANG) land, two vehicular accesses from Temple Way, a spine road through the development and a school drop-off/SANG car park.

Hybrid planning application seeking (a) outline planning permission for up to 400 dwellings, a community facility of up to 1,077 sq m, sports provision and open space (all matters reserved except for means of access) and (b) full planning permission for an all-through school (Learning Village) providing nursery, primary, secondary, post 16 and SEN facilities, approximately 13 ha of Suitable Alternative Natural Greenspace (SANG) land, two vehicular accesses from Temple Way, a spine road through the development and a school drop-off/SANG car park.

 

A site visit had been held on Saturday 21 May 2016 which had been attended by Councillors Angell, Mrs Angell, Dudley, Ms Gaw, Mrs Hayes, Hill, Mrs Ingham, Mrs Mattick, Mrs McKenzie-Boyle, Thompson and Turrell.

 

The Committee noted:

 

·         The supplementary report of the Head of Planning tabled at the meeting.

·         The comments of Binfield Parish Council.

·         52 letters of representation, a petition containing 33 signatures and a late emailed objection from Historic England, as summarised in the agenda papers and supplementary report.

 

RESOLVED:

 

i) that the Planning Committee confirm that the application 16/00020/OUT be considered to be substantially in accordance with policy SA7 of the Site Allocations Local Plan (July 2013); and,

 

ii) that the Head of Planning be authorised to:

 

A) APPROVE the application upon the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 broadly relating, but not restricted to:-

 

Affordable housing

Highway works and Highway Agreements

Car Parking Management

Sustainable Drainage Systems and Management

SPA Mitigation and SANG Management

Open Space of Public Value

Travel Plans

Waste Recycling Facility

 

The applicant to enter into a S278/S38 of the Highways Act 1980 for the construction of access roads and adoption of the relevant roads and footway/cycleways within the development.

 

and B) subject to the following conditions or such amendments, additions and deletions thereto as may be necessary:

 

SITE WIDE CONDITIONS

 

1. With the exception of Phase 1 and prior to the commencement of any Phase or Sub-phase, applications for the approval of the details relating to layout, scale, appearance and landscaping of the development hereby permitted (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority. The plans and particulars submitted in relation to these Reserved Matters shall be carried out in accordance with these reserved matters.

 

2. Applications for approval of all the Reserved Matters for the first Phase of residential development shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. Applications for approval of the Reserved Matters relating to subsequent phases shall be made to the Local Planning Authority before the expiration of eight years from the date of this permission.

 

3. The development approved by Reserved Matters shall begin no later than the expiration of three years from the final approval of the reserved matters for that Phase, or, in the case of approval on different dates for a single Phase, the final approval of the last such matter to be approved.

 

4. The development hereby permitted shall be carried out only in accordance with the following approved plans and documents:

 

10.124/P001 - site location plan

BLV-0100-00-ZZ-DR-A-00000/P4 - location plan

10.24/P021 Rev B - Plan showing the extents of the outline and full planning      application

    

Phase 1 Learning  Village Elevations and Layouts:

BLV-0107-00-ZZ-DR-L-00016/P6 - amended planting plan 01

BLV-0107-00-ZZ-DR-L-00003/ - general arrangements plan

BLV-0107-00-ZZ-DR-L-00002/P3 - tree retention and removal plan

BLV-0107-00-ZZ-DR-L-00001/P3 - landscape site plan

BLV-0100-Z1-ZZ-DR-A-21011/P1 - planning - typical bay detail - primary

BLV-0100-Z1-ZZ-DR-A-21010/P1 - planning - typical bay detail - secondary.

BLV-0100-Z1-ZZ-DR-A-00295/P1 - GA elevations - sports - planning

BLV-0100-Z1-ZZ-DR-A-00294/P2 - GA elevations - secondary - courtyard

BLV-0100-Z1-ZZ-DR-A-00293/P1 - GA elevations - secondary - courtyard.-...

BLV-0100-Z1-ZZ-DR-A-00292/P1 - GA elevations - secondary - north & west

BLV-0100-Z1-ZZ-DR-A-00291/P1 - GA elevations – secondary - south & east

BLV-0100-Z1-ZZ-DR-A-00290/P1 - GA elevations - primary - planning

BLV-0100-Z1-ZZ-DR-A-00206/P5 GA elevations - school buildings

BLV-0100-Z1-R1-DR-A-00194/P1 GA PLAN - primary - roof - level 01

BLV-0100-Z1-00-DR-A-00190/P1 GA PLAN - primary - level 00

BLV-0100-00-ZZ-DR-A-00311/P5 - sectional perspectives CC & DD

BLV-0100-00-ZZ-DR-A-00310/P4 - sectional perspectives

BLV-0100-00-ZZ-DR-A-00031/P3 - proposed site sections

BLV-0100-00-ZZ-DR-A-00020/P4 - demolition plan

BLV-0100-00-ZZ-DR-A-00010/P5 - amended out of hours community zone

BLV-0100-00-ZZ-DR-A-00001/P4 - block plan

BLV-0100-00-R4-DR-A-00195/P2 - GA PLAN - ROOF - LEVEL 04

BLV-0100-00-03-DR-A-00193/P1 - GA PLAN - LEVEL 03

BLV-0100-00-02-DR-A-00192/P1 - GA PLAN - LEVEL 02

BLV-0100-00-01-DR-A-00191/P1 - GA PLAN - LEVEL 01

13-274-013/B - AMENDED PROPOSED PLAZA LAYOUT

    

     Learning Village Drainage:

13-274-029 - amended drainage details sheet 2 of 2

13-274-028 - amended highway long section sheet 2

13-274-027 - amended highway long section sheet 1

Detail Drainage Strategy Sheet 1 of 10 Drawing No 13-274-014 Revision G

Detail Drainage Strategy Sheet 2 of 10 Drawing No 13-274-015 Revision G

Detail Drainage Strategy Sheet 3 of 10 Drawing No 13-274-016 Revision G

Drainage Details Sheet 1 Drawing No 13-274-019 Revision C

Detail Drainage Strategy Sheet 4 of 10 Drawing No 13-274-020 Revision F

Detail Drainage Strategy Sheet 5 of 10 Drawing No 13-274-021 Revision F

Detail Drainage Strategy Sheet 6 of 10 Drawing No 13-274-022 Revision B

Detail Drainage Strategy Sheet 7 of 10 Drawing No 13-274-023 Revision B

Detail Drainage Strategy Sheet 8 of 10 Drawing No 13-274-024 Revision C

Detail Drainage Strategy Sheet 9 of 10 Drawing No 13-274-025 Revision A

Detail Drainage Strategy Sheet 10 of 10 Drawing No 13-274-026 Revision A

      

13-274-018/E - Surface water maintenance plan

13-274-03 Revision E - Foul and Surface Water Drainage Report May 2016

13-274 Revision D - Flood Risk Assessment Report April 2016

13-274-04 - Designers Summary of Significant/Unusual Hazards & Risks within SANGS April 2016

1035 Revision P5 - D7 Binfield Learning Village Planning Drainage Statement April  2016

BLV-0200-00-XX-RP-C-00007

    

Highway Plans:

Drawing 13-274-005L – Proposed School Drop-Off & ‘SANG’ Car Park

Drawing 13-274-007D - Site Access & Spine Road General Arrangement

Drawing 13-274-008E – Site Access & Spine Road Construction Make-Up

Drawing 13-274-012B – Site Access – General Arrangement

13-274-006 proposed SANG pedestrian access

     

Outline Application Plans:

CSA/2311/117/A 

Site Location Plan – 10.124/P001,

Plan Showing the Extents of the Outline and Full Planning Application - 10.124/P4021 B

Parameter Land Use – 10.124/P401 Rev D,

Parameter Green Infrastructure – 10.124/P411 Rev E,

Parameter Building Heights – 10.124/P421 Rev B,

Parameter Density – 10.124/P431 Rev D

Parameter Access and Movement – 10.124/P441 Rev F

 

5. No residential development shall take place until a plan identifying the extent of each residential Phase or Sub-phase has been submitted to and approved in writing by the Local Planning Authority.

 

6. Prior to the submission of the first Reserved Matters application for a residential Phase a Masterplan and Design Code based on the principles in the Design and Access Statement shall be submitted to and approved in writing by the Local Planning Authority. The Masterplan and Design Code will set out design principles in relation to the following:

 

i. Layout, form, scale, and massing requirements for specific plots, character areas, Phases or Sub Phases of the development

ii. Sustainable design and construction, including energy efficiency

iii. Built form strategies including density and massing, orientation, street grain and permeability, street enclosure, active frontages, type and form of buildings including relationship to plot and landmarks

iv. External materials

v. Mix of dwelling types for each Phase or Sub Phase that contains residential development

vi. Hard and soft landscaping strategy including the retention of important trees

vii. Strategy for the design of the public realm including layout of streets, squares, areas of public open space and areas for play

ix. Boundary treatment / fencing / means of enclosure

x. Street lighting, signage, and other street furniture

xi. Alignment, width, gradient, and type of construction proposed for all footways, cycleways and highways

xii. On street and off street vehicle parking, loading and turning areas

xiii. Cycle parking and storage

xiv. Securing access to buildings for all

xv. Integration of strategic utility requirements, surface water drainage, landscaping and highway design

xvii. External lighting of non-residential buildings, circulatory routes, open spaces and parking areas

Thereafter all Reserved Matters applications relating to a residential Phase shall be submitted in accordance with the approved Masterplan and Design Code (as may be amended from time to time by written agreement with the Local Planning Authority).

REASON: To enable the Local Planning Authority to exercise appropriate control of the design of the development

 

7. With the exception of works in Phase 1 the development hereby permitted shall not be begun until a Construction Strategy for that Phase of the development, has been submitted to and approved in writing by the Local Planning Authority.

The Construction Strategy shall comprise the following information, where relevant.

1. A Demolition and Construction Programme which shall set out the anticipated sequence in which the following works will be carried out:

i. Demolition works

ii. Tree clearance works

iii. Earthworks

iv. Construction of development Phases and Sub-Phases

v. Highway works (including pedestrian/cyclist routes and alterations for construction access)

vii. Surface water drainage works

viii. Landscaping works

ix. Utility works

x. Recycling facilities

xi Environmental mitigation works identified in the Environmental Statement      

2. In relation to any residential development, a Planning Submission Programme which shall set out the anticipated sequence for the submission of the Masterplan and Design Code and other details as referred to in other conditions attached to this permission.

3. In relation to any residential development, Phasing Strategy Diagrams which shall include the following details:

i. The location of each Phase and Sub-phase of development

ii. The anticipated commencement date and order in which works are to be completed in the development Phases and Sub-phases

iii. Landscape (including areas of passive and active Open Space of Public Value), utility and highway works for each Phase and Sub-phase.

The development shall thereafter only be carried out in accordance with the approved Construction Strategy (as may be amended from time to time by agreement in writing of the Local Planning Authority).

4. In relation to any residential development, a list of the land use components (including number of dwellings and Open Space of Public Value) of each Phase or Sub-phase of the development. 

 

8. No residential development hereby permitted shall begin until a Construction Strategy for the implementation of the Suitable Alternative Natural Greenspace has been submitted to and approved in writing by the Local Planning Authority. The Construction Strategy shall comprise the following information, where relevant:

 

1. A Demolition and Construction Programme which shall set out the anticipated sequence in which the following works will be carried out:

i. Demolition works

ii. Tree clearance works

iii. Earthworks

iv. Construction of development Phases

vi. Highway works (including construction access)

vii. Surface water drainage works

viii. Landscaping works

viiix. Utility works

ix. Recycling facilities

xi Environmental mitigation works identified in the Environmental Statement      

The development shall thereafter only be carried out in accordance with the approved Construction Strategy (as may be amended from time to time by agreement in writing of the Local Planning Authority).

 

9. The development hereby permitted shall not exceed 403  dwellings.

 

10. The development hereby permitted shall be implemented in accordance with the mitigation measures contained in the Environmental Statement dated January 2016

           

11. No development within any Phase or Sub-phase, shall take place, including any works of demolition, until a Construction Environmental Management Plan (CEMP) for that Phase or Sub-phase has been submitted to and approved in writing by the Local Planning Authority.            

Each CEMP shall include as a minimum:     

(i) a Construction Logistics/ Site Organisation plan

(ii) The location of construction access for the relevant Phase or Sub phase of demolition and construction

(iii) The routing of construction traffic (including directional signage and appropriate traffic management measures) to minimise the impact on local residents and other road users;

(iv) Details of the parking of vehicles of site operatives and visitors         

(v) Areas for loading and unloading of plant and materials

(vi) Areas for the storage of plant and materials used in constructing the development

(vii) The erection and maintenance of security hoarding

(viii) External lighting of the site      

(ix) Method of piling for foundations           

(x) Measures to control the emission of dust, dirt, noise and odour during construction

(xi) Measures to control surface water run-off      

(xii) Measures to prevent ground and water pollution from contaminants on-site

(xiii) construction and demolition working hours and hours during which delivery vehicles or vehicles taking materials away are allowed to enter or leave the site;

(xiv) Details of wheel-washing facilities;    

(xv) details in respect of measures to minimise, re-use and re-cycle waste, including materials and waste arising from demolition; minimise the pollution potential of unavoidable waste; and dispose of unavoidable waste in an environmentally acceptable manner;         

(xvi) details of measures to mitigate the impact of demolition and construction activities on ecology as set out in paragraphs 7.8.34, 7.8.35, 7.8.42, 7.8.44, 7.8.45, 7.8.47 of the Environmental Statement; and  

(xvii) Details of a monitoring regime to demonstrate compliance with the CEMP including timings for reports to be submitted to the Local Planning Authority.

The approved Construction Environmental Management Plans shall be adhered to throughout the construction period unless otherwise agreed in writing by the Local Planning Authority.

 

12. No site clearance shall take place on any Phase or Sub-phase during the main bird nesting period of 1st March to 31st August inclusive, unless a scheme to minimise the impact on nesting birds during the construction of that Phase of the development has been submitted to and approved in writing by the Local Planning Authority. Any agreed scheme shall be carried out in accordance with the minimisation measured agreed and retained as such thereafter.

 

13. All planting comprised in the soft landscaping works within all Phases or Sub-phases of development shall be carried out and completed in full accordance with the approved scheme for that particular Phase, in the nearest planting season (1st October to 31st March inclusive) to the completion of the relevant Phase or Sub-phase, or prior to the occupation of any part of the approved development, whichever is sooner, or as may otherwise be agreed in writing by the Local Planning Authority. All hard landscaping works shall be carried and completed prior to the occupation of any part of the approved development. As a minimum, the quality of all hard and soft landscape works shall be carried out in accordance with British Standard 4428:1989 'Code Of practice For General Landscape Operations' or any subsequent revision. All trees and other plants included within the approved details shall be healthy, well formed specimens of a minimum quality that is compatible with British Standard 3936:1992 (Part 1) 'Specifications For Trees & Shrubs' and British Standard 4043 (where applicable) or any subsequent revision. Any trees or other plants which within a period of 5 years from the completion of the relevant Phase or Sub-phase, die, are removed, uprooted, are significantly damaged, become diseased or deformed, shall be replaced during the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved.

 

14. Other than works within Phase 1, the development hereby permitted (including initial site-clearance) shall not be begun until a detailed scheme, and programme for its implementation for the protection of existing trees, hedgerows and groups of mature shrubs to be retained for that particular Phase in accordance with British Standard 5837:2012 ‘Trees In Relation To Construction Recommendations’ (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority.  The submitted scheme shall include proposals for the phasing of its implementation so that protection is provided from the commencement of demolition or site clearance works (whichever is the sooner), through to the construction works and the completion of hard landscaping works.  The submitted scheme shall include the following for that particular Phase : -

a) Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development where the root protection zone extends into the site.

b) Positions and spreads of existing hedgerows and groups of mature shrubs.

c) All proposed tree, hedge, shrub removal and retention.

d) Minimum ‘Root Protection Areas’ of all existing retained trees within the site and on neighbouring land adjacent to the approved development, calculated in accordance with BS 5837 recommendations.

e) Plans of a minimum scale of 1:200 (unless agreed otherwise by the Local Authority) showing the proposed locations of 2.3m high protective barrier/s, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of BS 5837:2012, to include appropriate weatherproof tree protection area signage (such as “Keep Out - Construction Exclusion Zone”) securely fixed to the outside of the protective fencing structure at regular intervals.

f) Proposed ground protection measures in accordance with Section 9 (Figure 3) of BS 5837:2012.

g) Annotated minimum distances between fencing and trunks of retained trees at regular intervals.

h) Illustration/s of the proposed fencing structure/s to be erected.

The development shall be carried out in accordance with the approved scheme and programme.

   

15. The protective fencing and other protection measures specified by condition 14 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of each Phase of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on that Phase of the site. No activity of any description must occur at any time within these protected areas including but not restricted to the following: -

a) No mixing of cement or any other materials.

b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

c) Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.

d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.

e) Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting.

f) Parking/use of tracked or wheeled machinery or vehicles of any description.

In addition to the protection measures specified above, 

g) No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow shown to be retained.

h) No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retained tree.

 

16. If any tree or hedgerow shown to be retained on any plan approved by this permission or on any plan approved under any subsequent reserved matter or condition of this consent, is removed, uprooted, destroyed, dies or becomes diseased during the course of the development or within a period of 5 years of the completion of the Phase or Sub-phase, another tree or hedgerow of the same species and size as that originally planted shall be planted at the same place.

 

17.  If more than 2 years elapse between the previous protected species surveys and the due commencement date of works, an updated protected species survey shall be carried out by a suitably qualified ecologist. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on site.

 

18. Prior to the commencement of any Phase of the development, the applicant, or their agents, or successors in title, will secure the implementation of a programme of archaeological works in accordance with a written scheme of investigation for that Phase of the development, which has been submitted by the applicant and approved in writing by the local planning authority. The preliminary archaeological results for each Phase shall inform archaeological mitigation measures that may be required for each Phase, to be agreed by the local planning authority. Mitigation measures will be implemented in accordance with those agreed in writing with the local planning authority.’

 

19. No works associated with the residential development other than substructure works shall take place until full details of recycling facilities (including details of screening) are submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be implemented prior to the occupation of any dwelling and shall thereafter be retained.

 

20. No residential development shall be occupied until a detailed Landscape Management Plan for that particular Phase or Phases has been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

(a) long term design objectives;

(b) management responsibilities; and

(c) maintenance schedules for all landscape areas within the development.

The Landscape Management Plan shall be carried out as approved.

 

21. Prior to the commencement of any Phase or Sub-phase, full details showing the finished floor levels of any new buildings in that Phase hereby approved in relation to a fixed datum point shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

  

22. Other than works within Phase 1, prior to the commencement of any new building, an Energy Demand Assessment for that particular building or buildings shall be submitted to and approved in writing by the Local Planning Authority. This Assessment shall demonstrate how (a) the development in that relevant Phase will reduce carbon dioxide emissions by at least 10% and detail what specific measures will be carried out to ensure this, and (b) where relevant will outline, what proportion of the buildings energy requirements will be provided from onsite renewable energy production (which proportion shall be 20% unless otherwise agreed in writing by the Local Planning Authority).

The buildings shall be constructed in accordance with the approved Energy Demand Assessment and retained in accordance therewith, unless the Local Planning Authority gives prior written consent to any variation.

    

23. No residential development shall commence until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of 110 litres/person/day, has been submitted to, and agreed in writing by the Local Planning Authority. The development shall be implemented in accordance with the Sustainability Statement, as approved, and retained as such thereafter.   

24. No building shall be occupied until:

(a) means of vehicular access;

(b) means of pedestrian and cycle access; and

(c) vehicle and cycle parking spaces;

associated with that particular building have been constructed in accordance with the approved details which have been submitted to and approved in writing by the Local Planning Authority.

Such accesses and parking spaces shall thereafter be retained.

 

25. If Avenue A is identified within any Construction Environmental Management Plan submitted to discharge condition 11 as being required to provide access for construction vehicles, no development (other than the construction of the access) shall take place until Avenue A  ( as shown on plan Parameter Plan :Access and Movement 10.124/P441 Rev  D) has been constructed to provide a safe means of access to any required construction vehicles in accordance with the details to be submitted to and approved in writing by the Local Planning Authority.

      

26. If Avenue A is identified within any Construction Environmental Management Plan submitted to discharge condition 11 as being required to provide access for construction vehicles,  before any other part of the development  commences  the proposed vehicular access from Avenue A to Temple Way shall be formed and provided with visibility splays  and temporary drainage to the west of Avenue A (as detailed in the Detail Drainage Strategy Sheet 2 of 10 Drawing No 13-274-015 Revision F) shall be completed.  in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.  The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway and at all times maintained clear of any obstruction exceeding 0.6 metres in height.

REASON: In the interests of highway safety and to ensure the provision of adequate drainage works to serve the development.

 

27. No buildings within any Phase or Sub-phase of the development hereby permitted shall be occupied until a plan showing visibility splays within that Phase or Sub-phase 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.  The visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the adjacent carriageway.

 

28. The dwelling(s) shall not be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway and the adjacent footway.  The dimensions shall be measured along the edge of the drive and the back of the footway from their point of intersection.  The visibility splays shall at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.

 

29. No dwellings shall be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway and the adjacent carriageway.  The dimensions shall be measured along the edge of the drive and the edge of the carriageway from their point of intersection.  The visibility splays shall at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.

    

30. No building shall be occupied until a temporary 3 metre wide footway/cycleway has been constructed between Avenue A and Temple Way in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.

    

31. Before any other part of the development hereby permitted is commenced details of the vertical alignment and construction of Avenue A shall be submitted to and approved in writing by the Local Planning Authority.

    

32. The gradient of private residential drives shall not exceed 1 in 12.

    

33. No residential development in any Phase or Sub-phase hereby permitted shall commence until

(a) details of the location of visitor car parking spaces, and

(b) details of the signing for the spaces

have been submitted to and approved in writing by the Local Planning Authority.  The car parking spaces shall be provided and signed in accordance with the approved details and the spaces and signage shall thereafter be retained.

 

34. There shall be at least 6.0 metres between the garage door (when shut) of any dwelling and the highway boundary.

 

35. Any garage accommodation shall be retained for the use of the parking of vehicles at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

36. Any car ports hereby approved shall be retained for the use of the parking of vehicles at all times and, notwithstanding the provisions of the Town and Country (general Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car port, and no gate or door shall be erected to the front of the car port, unless otherwise agreed in writing by the Local Planning Authority.

 

37. With the exception of Phase 1, the development hereby permitted shall not commence until a scheme for that particular Phase has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities.  The Phase shall not be occupied until the approved cycle parking facilities have been implemented and retained thereafter.

    

38. No gates shall be provided at the vehicular access to any residential Phase. 

 

39. Prior to the commencement of works to construct Avenue A

a scheme shall  be submitted to and approved in writing by the Local Planning Authority for off site highway works for:

Access into the site from Temple Way as shown on plan 13-274-008 Rev E

The buildings provided by the carrying out of the development shall not be occupied until the off site highway works have been completed in accordance with the scheme.

Prior to the commencement of each of the works below a scheme shall be submitted to and approved in writing by the Local Planning Authority for each of the works to include:

* Wood Lane/Temple Way/Popeswood Roundabout junction works

* Wood Lane enhancements including road and footway improvements to the site and the footway/cycleway improvements north of the site linking to Forest Road

* Toucan crossing on Temple Way

* Works to Forest Road to provide access to car park and bus stop enhancements

 

No building shall be occupied until the off site highway works have been completed in accordance with the scheme.

 

 

40. Other than works within Phase 1 no part of the development within any phase or sub phase  shall commence until details for the design of the sustainable drainage scheme for that particular Phase or Sub-phase in accordance with the approved drainage strategy have been submitted to and approved in writing by the Local Planning Authority. 

 

Those details shall include:

a) how the design meets the Defra Non-Statutory Technical Standards and the Lead Local Flood Authority’s Local Flood Risk Management Strategy

b) how the design meets National and Local planning polices and guidance.

c) any works required on-site to prevent flooding and pollution of the receiving groundwater and/or surface waters.

d) any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts and headwalls where relevant)

 

41. Other than works within Phase 1 no part of the development within any phase or sub phase   shall be occupied until a management plan containing details of the maintenance and operation of the sustainable drainage scheme for the lifetime of the development in that particular Phase or Sub-phase have been submitted to and approved in writing by the Local Planning Authority.

 

Those details shall include:-

(a) arrangements for adoption by any public body or statutory undertaker, or;

(b) arrangements to secure management by a private/residents management company or suitable other arrangements;

(c) maintenance schedule for the sustainable drainage scheme;

(d) operation of the sustainable drainage scheme including repair, replacement and servicing.

 

The scheme shall thereafter be operated and maintained in accordance with the approved management plan for the lifetime of the development.

    

42. Other than Phase 1 of the development, no building hereby permitted shall be occupied until the sustainable drainage scheme serving that building has been implemented in accordance with the submitted and approved details..

 

43. No Phase or Sub-phase of the development shall be occupied until details of the proposed bus stops have been submitted to and approved in writing by the Local Planning Authority. The bus stops shall be constructed in accordance with the approved plans.

 

PHASE 1 conditions only

44. Phase 1 of the development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

45. Prior to the commencement of any superstructure works in respect of Phase 1, full details of all external facing materials and hard landscaping  for the Phase 1 buildings, and surfacing materials for Avenue A shall be submitted to and approved in writing by the Local Planning Authority for each part of the works. The samples shall be made available on-site for inspection and details to be submitted shall include:-

a) A sample panel for each facing material and surfacing materials

b) Supporting drawings;

c) Manufacturer's specifications where relevant;

d) Any necessary illustrative material in the form of photographic examples, and supporting textual material.

The development shall be carried out strictly in accordance with the approved details and maintained as such thereafter.

 

46. The development hereby permitted shall not be occupied until a scheme for the design of car parking areas to serve the Learning Village and community facilities has been submitted to and approved in writing by the Local Planning Authority and shall include details of:

(a) directional signs and their locations to each car park and section of car park

(b) surface markings

(c) pedestrian routes within the car park

(d) location and design of cycle parking

(e) car parking for people with disabilities including Signage

(f)  gradients of the pedestrian and access routes

The approved scheme shall be implemented prior to the first occupation of the part of the development to be served by the parking areas   shall thereafter be retained.

 

47. Prior to the commencement of any superstructure works in respect of Phase 1 a scheme for covered and secure cycle parking facilities (including shower facilities and lockers for employees) shall be submitted to and approved in writing by the Local Planning Authority. No building shall be occupied until the approved scheme has been implemented.  Save as otherwise agreed in writing by the Local Planning Authority, the facilities shall be retained.

 

48. The car parking indicated on the approved plans as car parking for people with disabilities shall be marked out, signed and provided prior to the first occupation of the building that the parking relates to and shall thereafter be retained, unless otherwise agreed in writing by the Local Planning Authority.

 

49. Prior to the commencement of any superstructure works in respect of Phase 1, a full lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall provide details of all freestanding external site lighting, including details of the lighting units and levels of illumination, for all adopted and unadopted roads required to serve the buildings in Phase 1 of the development, car parking areas and sports pitches and facilities associated with the Learning Village. The lighting scheme shall include as a minimum:

 

- Details of lighting columns within the northern section of Wood Lane to ensure that the top of the Wood Lane vegetation is not lit

- Details of cowls and/or screens to block light

- Details of sensor lighting or restricted lighting hours

- Avoiding light wavelengths <500nm

- Lux lighting levels and any light wavelengths

 

No lighting shall be provided at the site other than in accordance with the approved details. The approved lighting scheme shall be installed prior to the first occupation of Phase 1.

 

50. Within three months of the final occupation of Phase 1, a Post Construction Review Report shall be carried out by an independent assessor licensed by the Building Research Establishment and a Final Code Certificate shall be submitted to the Local Planning Authority which demonstrates that the development has been constructed to meet a minimum BREEAM standard of “Very Good”.

 

51. Prior to the first occupation of any building within Phase 1, full details of facilities for the separation and collection of different types of waste (including details of screening) shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be implemented prior to the occupation of any building in Phase 1 and shall thereafter be retained.

 

52. Prior to the first occupation of any building within Phase 1, full details of cycle parking facilities to serve Phase 1 of the development  shall be submitted to and approved in writing by the Local Planning Authority. The details shall comprise of covered and secure parking provision and no building shall be occupied until the approved scheme has been implemented. The approved details shall be retained as such thereafter.

 

53. All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected by 2.3m high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Figure 2 of British Standard 5837:2012, or any subsequent revision. 

 

54. The development hereby permitted (including initial site-clearance) shall not be begun until the protective fencing and other protection measures specified by condition 53 has been erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). No activity of any description must occur at any time within these protected areas including but not restricted to the following: -

a)   No mixing of cement or any other materials.

b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

c)  Siting of any temporary structures of any description including site office/sales    buildings, temporary car parking facilities, porta-loos, storage compounds or hard    standing areas of any other description.

d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.

e) Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting.

f) Parking/use of tracked or wheeled machinery or vehicles of any description.

In addition to the protection measures specified above, 

g) No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow shown to be retained.

h) No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retained tree.

 

55. No superstructure works in respect of Phase 1 shall begin until:-

1) details of both hard and soft landscaping works, and

2) a comprehensive five year post planting maintenance schedule

have been submitted to and approved in writing by the Local Planning Authority. The approved post-planting maintenance schedule shall be performed and complied with.

The details in respect of 1), above shall include:

a) Comprehensive planting plans that provide adequate clarity including details of

ground preparation and all other operations associated with plant and grass

establishment, full schedules of plants, noting species, and detailed plant sizes/root

stock specifications, planting layout, proposed numbers/densities locations.

b) Details of native planting and biodiversity friendly planting;

c) Details of semi mature tree planting to include tree planting in the vicinity of Wood Lane.  Details of tree planting in the vicinity of Wood Lane to be agreed following consultation with Historic England

d) Comprehensive 5 year post planting maintenance schedule.

e) Underground service and external lighting layout (drainage, power,

communications cables, pipelines etc. indicating lines, manholes etc.), both existing

reused and proposed new routes.

f) Paving including paths, patios, proposed materials and

construction methods, cycle routes, parking signage and marking,

h) Other landscape features.

Phase 1 shall be landscaped and completed in full accordance with the approved landscape scheme, prior to its first occupation. As a minimum, the quality of all hard

and soft landscape works shall be carried out in accordance with British Standard

4428:1989 'Code Of practice For General Landscape Operations' or any subsequent revision. All trees and other plants included within the approved details shall be healthy, well formed specimens of a minimum quality that is compatible with British Standard 3936:1992 (Part 1) 'Specifications For Trees & Shrubs' or any subsequent revision. Any trees or other plants which within a period of 5 years from the completion of Phase 1 die, are removed, uprooted, are significantly damaged, become diseased or deformed, shall be replaced during the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved.

 

56. The level of noise emitted from plant on the premises shall not exceed the noise levels set out in the Operational Noise section of Chapter 11 of the submitted Environmental Statement, dated January 2016

 

57. Prior to the pitch provision and sports facilities within Phase 1 being brought into use, details of its community use shall be submitted to and approved in writing by the Local Planning Authority. The details shall apply to pitch provision, sports facilities and ancillary provision including car parking and changing facilities and include details of pricing policy, hours of use, access, management responsibilities and a mechanism for review, and anything else which the Local Planning Authority in consultation with Sport England considers necessary in order to secure the effective community use of the facilities.

REASON: To secure well managed, safe community access to the sports facility / facilities, to secure sufficient benefit to the development of sport and accord with Development Plan policy.

 

58. No superstructure works associated with the development shall commence  until the surface water drainage connecting Avenue A to the SANG as detailed in Detail Drainage Strategy Sheet 1 of 10 Drawing No 13-274-014 Revision G and  Detail Drainage Strategy Sheet 2 of 10 Drawing No 13-274-015 Revision G has been completed.

 

59. Prior to the  commencement of superstructure works in Phase 1, the surface water drainage connecting the Learning Village  to the SANG as detailed in Detail Drainage Strategy Sheet 4 of 10 Drawing No 13-274-020 Revision F shall be completed.

 

60. Prior to the commencement of any superstructure works in Phase 1,  the construction of temporary drainage to the west of Avenue A as detailed in the Detail Drainage Strategy Sheet 2 of 10 Drawing No 13-274-015 Revision G shall be completed.

 

61. Buildings within Phase 1 shall not be occupied until the sustainable drainage scheme serving that building has been implemented in accordance with the submitted and approved details and maintained in accordance with the agreed management plan for the lifetime of the development.

 

62. The surface water drainage serving the SANG shall be completed in accordance with the approved plans and strategy and the drainage operated and maintained thereafter for the life of the development.

 

63. The total number of pupils occupying the Learning Village shall not exceed:

 

 Nursery school - 52 children

 Primary school - 420 children

 Secondary school - 1,050 pupils

 Post 16 - 315 students

 Integrated SEN - 40 pupils.