Agenda item

PS 20/00214/OUT Land East Of Old Priory Lane and West Of Maize Lane, Warfield, Bracknell, Berkshire

Meeting of Planning Committee, Thursday, 12 November 2020 6.30 pm (Item 56.)

Outline application for up to 305 dwellings (C3Use), A Primary School (up to two forms of entry), (D1 Use), Public open space, Landscaping, Surface Water Drainage and associated engineering works, all Matters Reserved except means of access with Maize Lane and Harvest Ride.

Minutes:

The Committee noted:

· The supplementary report tabled at the meeting.

· Warfield Parish Councils objection to the application as detailed in the

agenda papers.

· Eighty-three objections had been received as summarised in the agenda papers.

· That one comment of support had been received.

· Three additional objections received, as detailed in the supplementary report.

· · The representations from 2 speakers who joined the meeting.

Upon the completion of an agreement under Section 106 of the Town and Country Planning Act 1990, incorporating the following planning obligations amended, added to or deleted as the Head of Planning considers necessary in compliance with local and national planning policy and relevant legislation:-

i. The provision of an appropriate level of affordable housing.

ii. Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath SPA, including the provision of SANG and contribution towards SAMM.

iii. Securing the timely provision of, and contributions to, local facilities and services including:

a) a comprehensive package of on and off-site transport measures (either through provision in kind or a financial contribution towards provision by others) to mitigate the development's impact on roads and encourage sustainable modes of transport;

b) on-site provision of land and access to secure delivery of up to a 2FE primary school;

c) financial contributions towards the provision of primary school places;

d) financial contributions towards the provision of a multi-functional community hub;

e) a comprehensive package of on and off-site measures to provide OSPV, in accordance with standards;

iv. Travel plan implementation and monitoring.

v. Safeguarding of future access to adjoining land.

vi. Provision of SuDS.

vii. Biodiversity mitigation and enhancements.

viii. Monitoring, management and maintenance costs.

RESOLVED that the Head of Planning be authorised to APPROVE the application subject to the following conditions amended, added to or deleted as the Head of Planning considers necessary: -

1. Prior to the submission of the first reserved matters application, a Phasing Strategyshall have been submitted to and approved by the Local Planning Authority, providingdetails of the proposed phased provision of the following details:

i. Details of the location of each Phase and Sub-phase of the development; and

ii. A list of the land use components (including number of dwellings) and details of the areas of passive and active Open Space of Public Value, utility and highway works to be provided for each Phase and Sub Phase; and

iii. A Construction Programme setting out the anticipated sequence in which the following works will be carried out:

a) Construction of buildings and areas of Open Space of Public Value in each Phases and Sub Phase;

b) Highway works (including pedestrian/cyclist routes, access construction, off-site highway works, temporary construction access)

c) Surface water drainage works

d) Landscaping works

e) Utility works

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

REASON: In order that the Local Planning Authority retains control over the development in the interests of the proper planning of the area.

[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

2. Applications for approval of the reserved matters pursuant to the development hereby approved shall be submitted in accordance with the following timescales:

a) Parcels 1a, 1b, 1ci, 1cii, 1d, 1e, 2ai, 2aii, 2b, 2c & 2d on the approved Phasing Strategy Plan (Plan ref. RG-M-50 Rev M) shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

b) Parcels 3 & 4 on the approved Phasing Strategy Plan shall be made to the Local Planning Authority before the expiration of thirteen years from the commencement of the development.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended).

3. The development hereby permitted within each of the Parcels of the approved Phasing Strategy Plan shall be begun not later than the expiration of two years from the final approval of the reserved matters for that Parcel, or, in the case of approval on different dates, the final approval of the last such matter for that Parcel to be approved.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended).

4. With the exception of Parcel 4 of the development hereby permitted, development shall not exceed 270 dwellings. Parcel 4 of the development hereby permitted shall not exceed 35 dwellings.

REASON: In the interests of the proper planning of the area.

5. The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority: -

Application plans:

· Site Boundary Plan - RG-M-02 Rev. P (received 12.4.20)

· Application Masterplan - RG-M-44 Rev Q (received 26.10.20)

Site access plans:

· Proposed Access Arrangements Old Priory Lane Harvest Ride Staggered Junction - 5489.011 Rev B (received 16.10.20)

· Proposed Treatment to Maize Lane - 5489.SK34 Rev N (received 16.10.20)

· Proposed Treatment of Old Priory Lane - 5489.SK55 Rev D (received 16.10.20)

· Primary Maize Lane Access and Improvements to Whitegrove Roundabout - 5489.019 (received 9.11.20)

Parameter plans:

· Land Use Parameter Plan - RG-M-24-1 Rev V (received 26.10.20)

· Density Parameter Plan - RG-M-37 Rev K (received 26.8.20)

· Building Heights Parameter Plan - Plan ref. RG-M-38-1 Rev N (received 26.10.20)

Strategy plans:

· Access and Movement Strategy Plan - RG-M-33 Rev Q (received 26.10.20)

· Urban Design Strategy Plan - RG-M-24-1 Rev C (received 26.8.20)

· Green Infrastructure / Landscape Strategy Plan - L9 Rev G (received 27.10.20)

· Phasing Strategy Plan - RG-M-50 Rev M (received 16.10.20)

· Landscape and Biodiversity Management Strategy (October 2020) (received 29.10.20)

· Landscape and Biodiversity Management Strategy Plan - L8 Rev F (received 29.10.20)

· Flood Risk and Drainage Strategy - 5489.FRA Issue 06 (July 2019) (received 16.3.20)

Other documents for approval:

· Design and Access Statement (October 2020) (received 26.10.20)

· Ecology Assessment (October 2020) - J20191_P9_Rev G (received 19.10.20)

· Biodiversity Net Gain Assessment (October 2020) (received 23.10.20)

REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

6. Notwithstanding the detail shown on the following site access plans:

i. Proposed Access Arrangements Old Priory Lane Harvest Ride Staggered Junction (Drawing No. 5489.011 Rev B)

ii. Proposed Treatment to Maize Lane (Plan ref. 5489.SK34 Rev N)

iii. Proposed Treatment of Old Priory Lane (Plan ref. 5489.SK55 Rev D)

iv. Primary Maize Lane Access and Improvements to Whitegrove Roundabout (Plan ref. 5489.019)

no development within a Parcel shall take place until details of the vehicle access works related to that Parcel have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out strictly in accordance with the approved details.

REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

7. No Phase or Sub-phase of the development (including site clearance) shall be begun until the following details have been submitted to and approved in writing by the Local Planning Authority:

a) a comprehensive land (topographical) survey in accordance with Section 4 of British Standard 5837:2012 'Trees In Relation to Construction Recommendations' (or any subsequent revision) showing:

i. Spot levels at the base of trees and throughout the site at an interval appropriate to meet design requirement, recorded as a grid and interpolated as contour, ensuring that any abrupt changes, embankments, ditch inverts and retaining features are recorded; and

ii. The position of all trees within the site with a stem diameter of 75 mm. or more, measured at 1.5 metres above highest adjacent ground level; and

iii. The position of trees with an estimated stem diameter of 75 mm. or more that overhang the site or are located beyond the site boundaries within a distance of up to 12 times their estimated stem diameter; and

iv. For individual trees, the crown spread taken at four cardinal points; for woodlands or substantial tree group, the overall extent of the canopy; and

v. The extent, basal ground levels and height of shrub masses, hedges, hedgerows and stumps; and

vi. Other relevant landscape features and artefacts, such as streams, buildings and other structures, trenching scars near to trees; also any overhead and underground utility apparatus, including drainage runs with manholes and invert levels; and

vii. Hard surfaced areas of any description; and

viii. Existing boundary treatment and means of enclosure.

b) Detailed works schedule for any trees, hedgerows or shrubbery shown.

c) Details of any proposed alterations in existing ground levels, and of the position of any proposed excavation, within the crown spread of any retained tree or of any tree on land adjacent to the site.

REASON: In order to assess the impact of the development upon existing vegetation, landform and other site landscape features.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

8. All trees, hedgerows and groups of mature shrubs shown to be retained on the survey approved by the Local Planning Authority pursuant to condition 7 shall be protected by 2.3m high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of British Standard 5837:2012, or any subsequent revision. The protective fencing shall be erected in the locations to be agreed in writing by the Local Planning Authority prior to the commencement of that Phase or Sub-Phase and shall be retained until the completion of all building operations on that Phase or Sub-Phase.

REASON: In order to safeguard the vegetation that is considered to be worthy of retention in the interests of the visual amenities of the area.

[Relevant Policies: BFBLP EN2 and EN20, CS CS7]

9. The approved tree protective fencing and other protection measures specified by condition 8 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of each Phase or Sub-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 areas including but not restricted to the following: -

a) No mixing of cement or any other materials;

b) No storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description;

c) No installation of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, portable-toilets, storage compounds or hard standing areas of any other description;

d) No soil/turf-stripping; raising or lowering of existing levels; excavation or alterations to the existing surfaces/ground conditions of any other description;

e) No installation of any underground services, temporary or otherwise, including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting;

f) No parking or use of tracked or wheeled machinery or vehicles of any description;

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.

REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

10. If any tree or hedgerow shown to be retained pursuant to condition 7 is removed, uprooted, destroyed or dies within 5 years of the completion of a Phase or Sub Phase, another tree shall be planted at the same location and the replacement tree shall be of such size and species (and shall be planted at such time) as may be agreed in writing with the Local Planning Authority.

REASON: - In the interests of safeguarding visual amenity.

[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

11. No dwelling/ building within a Phase or Sub-phase of development hereby permitted shall be commenced until hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:-

a) comprehensive planting plans of an appropriate scale and level of detail that provides 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; and

b) details of semi mature tree planting; and

c) comprehensive 5 year post planting maintenance schedule; and

d) underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes; and

e) means of enclosure (walls and fences etc); and

f) paving including open spaces, paths, steps and ramps, patios, cycle routes, driveways, parking courts, play areas etc. with details of proposed materials and construction methods; and

g) recycling/refuse or other storage units; and

h) play equipment; and

i) other landscape features (water features, seating, trellis and pergolas etc).

For each Phase or Sub-phase of development, a landscaping scheme shall be submitted which, in addition to those items listed above, shall include details of the landscaping to be provided within that phase, including structural landscaping and landscaping for communal areas. No dwelling shall be occupied within a Phase until all the structural and communal landscaping for that Phase has been completed in addition to the landscaping associated with that dwelling.

All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the approved scheme. As a minimum, the quality of all 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 development, die, are removed, uprooted, are significantly damaged, become diseased or deformed, shall be replaced during the next planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved.

REASON: In the interests of good landscape design and the visual amenity of the area.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

12. Notwithstanding the detail shown in the approved Landscape and Biodiversity Management Strategy, a Landscape Management Plan shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of each Phase or Sub-phase to demonstrate compliance with the approved plan. A Landscape Management Plan, shall include:

(a) long term design objectives;

(b) management responsibilities; and

for all landscape areas within that Phase or Sub Phase of the development (other than large open space areas to be transferred to the Council by agreement and domestic gardens). The Landscape Management Plan shall be carried out as approved.

REASON: To ensure that the landscaping is maintained in the interests of the visual amenities of the area.

[Relevant Policies: BFBLP EN2 and EN20, CS CS7]

13. No Phase or Sub-phase of the development (including site clearance) shall be begun until an access suitable for construction vehicles has been implemented in accordance with an approved Construction Environmental Management Plan (CEMP).

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

14. No demolition or construction work shall take place on any Phase or Sub-phase outside the hours of 08:00hrs and 18:00hrs Monday to Friday; 08:00hrs and 13:00hrs on Saturday and not at all on Sundays and Public Holidays.

REASON: In the interests of the amenities of the area.

[Relevant Policies: SEP NRM10, BFBLP EN25]

15. No development including demolition and site clearance within any Phase or Sub-phase shall commence until a site-wide CEMP, including all Phases or Sub-phases of development, has been submitted to and approved in writing by the Local Planning Authority.

REASON: To mitigate and control environmental effects during the demolition and construction phases.

Relevant Policies: BFBLP EN20, EN25; Core Strategy DPD CS1, CS7

16. No development including demolition and site clearance within any Phase or Sub-phase shall commence until a detailed CEMP, that accords with the site-wide CEMP as required by condition 15, 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. Location of the access for demolition and construction vehicles;

ii. Routing of construction and demolition traffic (including directional signage and appropriate traffic management measures);

iii. Details of the parking of vehicles of site operatives and visitors;

iv. Areas for loading and unloading of plant and materials;

v. Areas for the storage of plant and materials used in constructing the development;

vi. Location of any temporary portacabins and welfare buildings for site operatives;

vii. Details of any security hoarding;

viii. Details of any external lighting of the site;

ix. Details of the method of piling for foundations;

x. Measures to control the emission of dust, dirt, odour and other effluvia;

xi. Measures to control noise (including noise from any piling and permitted working hours);

xii. Measures to control rats and other vermin (particularly during site clearance);

xiii. Measures to control surface water run-off during demolition and construction;

xiv. Measures to control noise from delivery vehicles, and times when deliveries are accepted and when materials can be removed from the site;

xv. Measures to prevent ground and water pollution from contaminants on-site;

xvi. Construction and demolition working hours and hours during which delivery vehicles or vehicles taking materials away are allowed to enter or leave the site;

xvii. Details of wheel-washing facilities during both demolition and construction phases;

xviii. Measures to minimise, re-use and re-cycle materials and waste arising from demolition;

xix. Measures to minimise the pollution potential of unavoidable waste;

xx. Measures to dispose of unavoidable waste in an environmentally acceptable manner;

xxi. Details of measures to mitigate the impact of demolition and construction activities on ecology, which should cover:

a) Risk assessment of potentially damaging development activities

b) identification of "biodiversity protection zones".

c) practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during development (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 development 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 or similarly competent person.

h) the use of protective fences, exclusion barriers and warning signs.

xxii. 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 Plan shall be adhered to throughout the demolition and construction period.

REASON: To mitigate and control environmental effects during the demolition and construction phases.

Relevant Policies: BFBLP EN20, EN25; Core Strategy DPD CS1, CS7

17. No site clearance shall take place on any Phase or Sub-phase during the main bird-nesting period of 1^st March to 31^st August inclusive, unless in accordance with a scheme to minimise the impact on nesting birds which has been submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: BFBLP EN3, Core Strategy DPD CS1, CS7]

18. Prior to the determination of reserved matters applications, the applicant, their agents or successors in title, shall implement a programme of field evaluation in each Phase or Sub-phase of the development in accordance with a written scheme of investigation (WSI) which has been submitted to and approved in writing by the Local Planning Authority. The results of the evaluation shall inform the preparation of a mitigation strategy which will be submitted to and approved in writing by the Local Planning Authority. The mitigation strategy shall provide for:

a) a programme of site investigation and recording, or alternative mitigation, within any areas of archaeological interest identified. Development will not commence within the area of archaeological interest until the site investigation has satisfactorily been completed.

b) a programme of post-investigation assessment, analysis, publication, dissemination and archiving. This part of the condition shall not be discharged until these elements of the programme have been fulfilled in accordance with the programme set out in the WSI.

REASON: The site lies within an area of archaeological potential. A programme of works is required to mitigate the impact of development and to record any surviving remains so as to advance our understanding of their significance.

[Relevant Policies: Paragraph 141 of the NPPF, BFBLP EN7]

19. No building shall be occupied until:

(a) means of vehicular access;

(b) means of pedestrian and cycle access; and

associated with that particular building have been constructed in accordance with details to be submitted to and approved by the Local Planning Authority. Such accesses and parking spaces shall thereafter be retained.

REASON: To ensure that the development is provided with adequate car parking to prevent the likelihood of on-street car parking and in the interests of the accessibility of the site to pedestrians, cyclists and vehicles.

[Relevant Policies: Core Strategy DPD CS23; BFBLP M9]

20. 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.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

21. No dwelling shall be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway of that dwelling and the adjacent footway/carriageway. The dimensions shall be measured along the edge of the drive and the back of the footway/ edge of the carriageway from their point of intersection. 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 carriageway.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

22. 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.

REASON: To ensure that the development is provided with adequate car parking to prevent the likelihood of on-street car parking which would be a danger to other road users.

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

23. 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 secure and covered cycle parking facilities. The Phase shall not be occupied until the approved cycle parking facilities have been implemented. The cycle parking facilities shall thereafter be retained.

REASON: In the interests of accessibility of the development to cyclists.

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

24. 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 shall demonstrate that before taking into account of any onsite renewable energy production the proposed development will reduce carbon dioxide emissions by at least 10% against the Target Emission Rate as set out in Part L of the Building Regulations (2006) and that a proportion of the development’s energy requirements will be provided from on-site renewable energy production which shall be at least 20%.

The buildings thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith.

REASON in the interests of sustainability and the efficient use of resources.

25. The development hereby permitted shall not be begun 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 approved 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.

REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: CSDPD CS10]

26. Any reserved matters submission shall be accompanied by a supplementary Biodiversity Net Gain report identifying any changes to the predicted biodiversity credits of the development phase(s) stated in the approved Biodiversity Net Gain Assessment (October 2020).

REASON: In the interests of biodiversity.

[Relevant Policies: BFBLP EN20 and EN25, Core Strategy DPD CS1 and CS7]

27. If more than 2 years elapse between the previous ecological survey and the due commencement date of each phase of the development, an updated ecological 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.

Updated ecological surveys should be timed to coincide and be submitted with the Reserve Matters applications.

REASON: To ensure the status of protected species and habitats on site has not changed since the last survey.

28. No Phase or Sub-phase of the development hereby permitted shall be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for external site lighting, including details of lighting units, levels of illumination and hours of use. No lighting (other than domestic security or garden lighting installed in individual dwellings) shall be provided at the site other than in accordance with the approved details. The development shall be carried out in accordance with the approved scheme.

REASON: In the interests of biodiversity.

[Relevant Policies: BFBLP EN20 and EN25, Core Strategy DPD CS1 and CS7]

29. The development hereby permitted shall be carried out in accordance with the ecological mitigation measures and/or works specified in the GES Ecology Ecological Assessment October 2020 as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination. An Ecological Site Inspection report shall be submitted within three months of the first occupation of each phase of the development hereby approved.

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: Core Strategy DPD CS1, CS7]

30. No part of the development shall be occupied until a scheme for informing buyers and residents about great crested newts in gardens and the surrounding area and their importance has been submitted to the Local Planning Authority and approved in writing. The development shall be implemented in accordance with the scheme.

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: CSDPD CS1 CS7]

31. No Phase or Sub-phase of the development shall commence until a scheme for the provision of biodiversity enhancements (not mitigation), including a plan or drawing showing the location of these enhancements, has been submitted to and approved in writing by the Local Planning Authority. An Ecological Site Inspection report shall be submitted within three months of the first occupation (major).

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: CSDPD CS1 CS7]

32. No Phase or Sub-phase of the development shall take place before there has been submitted to, and approved in writing by the Local Planning Authority, details of a scheme for monitoring impacts on great crested newts, and measures that will be implemented to avoid and mitigate any significant impacts. In particular the details shall include:

• Species to be subject to monitoring

• Frequency, seasons and duration of monitoring

• Methods to be used for monitoring

• Persons responsible for undertaking the monitoring

• Any training or guidance that may be necessary

• Reporting of the results of monitoring

• Remedial measures that will be implemented for avoidance and mitigation of impacts

• Determination of threshold of impact (or significance) above which implementation of mitigation measures will be required (i.e. ‘triggered’)

• Timescales for implementation of mitigation measures

The monitoring and mitigation scheme shall be implemented in accordance with the approved details.

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: CSDPD CS1 CS7]

33. Prior to commencement of development a fully integrated surface water model for the whole site will be provided demonstrating that betterment is provided in terms of downstream flows and volumes for all events from the 1 in 1 year storm to the 1 in 100 year event including the most recent climate change allowances, in accordance with the principles set out in the Flood Risk and Drainage Strategy (Ref. 5489.FRA Issue 06) (July 2019) and subsequent modelling notes. It shall be demonstrated that the integrated surface water model considers the interaction of both on and off-site flows (including the potential for exceedance of the Thames Water balancing pond), water levels present in the central watercourse, provision of low flows to the great crested newt pond and include a 10% increase in impermeable area to allow for urban creep. The submitted surface water model will demonstrate that the greenfield runoff rate is met for each development Parcel and that at no point during the phased delivery of the scheme will flood risk be increased off-site.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

34. No Phase or Sub-phase of the development shall take place until calculations have been submitted to and approved in writing by the Local Planning Authority demonstrating that the drainage strategy achieves a minimum of 80% compliance of no runoff from the first 5mm of a rainfall event during the summer rainfall events, and 50% compliance during winter rainfall events from all impermeable surfaces

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

35.No Parcel of the development hereby permitted shall commence until full details of the design, implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the Local Planning Authority. Those details shall include:

a) Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance, the methods employed to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters in accordance with the submitted Integrated Surface Water Model;

b) The drainage strategy must include details of the connection to allow controlled flow into the great crested newt pond from the SuDS. The drainage scheme must also include sensitive drainage design to protect amphibians from road gullies, catchpits and culverts;

c) Any works required on or off-site to ensure adequate discharge of surface water without causing flooding, pollution or increased risk or duration of flooding (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant);

d) Flood water exceedance routes, both on and off site;

e) A timetable for implementation; and

f) A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents' Management Company or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

The approved drainage scheme shall thereafter be implemented, retained, managed and maintained in accordance with the approved details.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

36. No Phase or Sub-phase of development shall take place until full details of the Drainage System(s) have been submitted to and approved in writing by the Local Planning Authority. These shall include:

Results of further groundwater monitoring over the winter months (November-March) demonstrating the depth of the seasonally high groundwater table.

Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, headwall details, planting (if necessary) and drawings as appropriate taking into account the groundwater table demonstrating that the SuDS features do not intercept the groundwater table in accordance with Mr Tim Wood’s email dated 27^th July 2020.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

37. The development hereby permitted shall not commence until a drainage strategy detailing on- and off-site drainage works has been submitted to and approved in writing by the Local Planning Authority in consultation with the sewerage undertaker. Such strategy may include the phasing of works. No discharge of foul or surface water from the site shall be accepted into the public system until the relevant phase of the drainage works set out in the approved strategy has been completed. The drainage strategy shall include a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by a statutory undertaker, management and maintenance by a Resident’s Management Company or any other arrangements to secure the ongoing operation of the drainage strategy. The strategy shall be implemented in accordance with the approved details prior to first occupation of any of the approved dwellings, or completion of the development, whichever is the sooner. Thereafter the strategy shall be retained, managed and maintained in accordance with the approved details.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

38. The affected phase of development shall not commence until full details of the dedicated overflow route from the Thames Water Balancing pond has been provided demonstrating that it is sufficiently sized to ensure no properties are at risk during a 1 in 100 year storm event including the most up to date allowance for Climate change.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding In accordance with policy CS1 of the Core Strategy.

39. Prior to occupation of any Phase or Sub-phase of development a verification report, appended with substantiating evidence demonstrating the agreed/approved construction details and specifications have been implemented, will need to be submitted and approved (in writing) by the Local Planning Authority. This will include photos of excavations (demonstrating depths) and soil profiles, as-built surveys of SuDS and any placement of tanking, crating, connecting pipe work, hydrobrakes and control mechanisms, cover systems.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

40. Prior to commencement of development on Maize Lane calculations shall be provided demonstrating that the proposed crossings are capable of conveying the 1 in 100 year + climate change event and that the invert level of the proposed crossing is in line with the bed levels of the ditches. The calculations shall demonstrate that works to the ditches provide a betterment to the wider area and to the drainage of Maize Lane.

Reason: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

41. Prior to commencement of development on Old Priory Lane calculations shall be provided demonstrating that the proposed crossings are capable of conveying the 1 in 100 year + climate change event and that the invert level of the proposed crossing is in line with the bed levels of the ditches. The calculations shall demonstrate that works to the ditches provide a betterment to the wider area and to the drainage of Old Priory Lane.

Reason: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

42. Development within a Parcel other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions 43 to 48 (below) have been complied with within that Parcel.

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

43. The development hereby permitted shall not commence until a report has been submitted by a competent person to and approved in writing by the Local Planning Authority; the report findings must include a desktop study and a survey of the extent, scale and nature of contamination; this should include as a minimum a site walkover.

This must be conducted in accordance with DEFRA and the Environment Agency’s “Model Procedures for the Management of Land Contamination, CLR 11”.

44. An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination;

(ii) an assessment of the potential risks to:

· human health,

· property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

· adjoining land,

· groundwaters and surface waters,

· ecological systems,

· archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

45. A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

46. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and, is subject to the approval in writing of the Local Planning Authority.

47. A monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation over a period to be agreed with LPA, and the reports on the same must be prepared and approved in writing by the Local Planning Authority.

Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority.

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

48. The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification report by the competent person approved under the provisions of condition 44 & 45 that any remediation scheme required and approved under the provisions of condition 46 and monitoring (under condition 48) has been implemented fully in accordance with the approved details.

This must be conducted in accordance with DEFRA and the Environment Agency’s “Model Procedures for the Management of Land Contamination, CLR 11”.

49. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 44, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 45, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 46.

50. A Site Completion Report shall be submitted to, and approved in writing by, the Local Planning Authority upon completion of the remediation/mitigation work in accordance with the agreed implementation timetables. The report shall include confirmation that all remediation measures have been carried out fully in accordance with the approved remediation scheme and detail the action taken and verification methodology used (including details of the sampling and analysis programme) at each stage of the remediation/mitigation works to confirm the adequacy of decontamination. The Site Completion Report must also include details of future monitoring and reporting if this is deemed necessary, or a statement to the effect that no future monitoring is required, with an explanation as to why future monitoring is not necessary

If no contamination is encountered during the development, a written statement confirming this fact shall be submitted to the Local Planning Authority upon completion of the development.

REASON: To enable to the Local Planning Authority to ensure that appropriate measures are taken to avoid any threat which the proposed development might pose to health and safety and/or the environment. The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of the site or surrounding areas.

Supporting documents:

5. 20-00214-OUT Priory Lane, item 56. PDF 2 MB