| Condition Details / Information Notes |
| The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
| Unless where required or allowed by other conditions attached to this permission, the development hereby approved shall be carried out in accordance with the information (including details on the proposed materials) provided on the application form and the following plans/drawings/documents –
- MLV-BFF-ZZ-ZZ-DR-A-0211-P1 Site Location Plan
- MLV-BFF-ZZ-ZZ-DR-A-0300-P2 Existing Site Plan
- MLV-BFF-ZZ-ZZ-DR-A-0311-P3 Proposed Site Plan
- MLV-BFF-ZZ-ZZ-DR-A-0320-P1 Proposed Site Access Plan
- MLV-BFF-ZZ-ZZ-DR-A-0330-P1 Existing + Proposed Hardscaping Plan
- MLV-BFF-ZZ-00-DR-A-0110-P2 Existing Lower Ground + Landscaping Plan
- MLV-BFF-ZZ-0B-DR-A-0111-P1 Existing Basement Floor Plan
- MLV-BFF-ZZ-0L-DR-A-0112-P1 Existing Lower Ground Floor Plan
- MLV-BFF-ZZ-01-DR-A-0113-P1 Existing First Floor Plan
- MLV-BFF-ZZ-02-DR-A-0114-P2 Existing Second Floor Plan
- MLV-BFF-ZZ-RF-DR-A-0115-P1 Exsiting Roof Floor Plan
- MLV-BFF-ZZ-00-DR-A-0610-P1 Proposed Lower Ground + Landscaping Plan
- MLV-BFF-ZZ-0B-DR-A-0611-P1 Proposed Park Level Floor Plan
- MLV-BFF-ZZ-0L-DR-A-0612-P3 Proposed Lower Ground Floor Plan (Stalls)
- MLV-BFF-ZZ-01-DR-A-0613-P3 Proposed First Floor Plan
- MLV-BFF-ZZ-02-DR-A-0614-P1 Proposed Second Floor Plan
- MLV-BFF-ZZ-RF-DR-A-0615-P1 Proposed Roof Plan
- MLV-BFF-ZZ-00-DR-A-0620-P1 Proposed Lower Ground + Get In Access
- MLV-BFF-ZZ-0B-DR-A-0621-P1 Proposed Park Level Amphitheatre Plan
- MLV-BFF-ZZ-0L-DR-A-0622-P2 Proposed Lower Ground Amphitheatre Plan
- MLV-BFF-ZZ-0L-DR-A-0623-P1 Proposed Lower Ground Floor Plan - Studio Flat Fl
- MLV-BFF-ZZ-0L-DR-A-0900-P1 Existing Landscape Plan
- MLV-BFF-ZZ-0L-DR-A-0901-P1 Proposed Landscape Plan
- MLV-BFF-ZZ-ZZ-DR-A-0130-P1 Existing Elevation 01
- MLV-BFF-ZZ-ZZ-DR-A-0131-P1 Existing Elevation 02
- MLV-BFF-ZZ-ZZ-DR-A-0132-P1 Existing Elevation 03
- MLV-BFF-ZZ-ZZ-DR-A-0133-P1 Existing Elevation 04
- MLV-BFF-ZZ-ZZ-DR-A-1010-P3 Proposed Elevation 01
- MLV-BFF-ZZ-ZZ-DR-A-1011-P3 Proposed Elevation 02
- MLV-BFF-ZZ-ZZ-DR-A-1012-P3 Proposed Elevation 03
- MLV-BFF-ZZ-ZZ-DR-A-1013-P3 Proposed Elevation 04
- MLV-BFF-ZZ-ZZ-DR-A-0152-P1 Existing Section CC
- MLV-BFF-ZZ-ZZ-DR-A-0155-P1 Existing Section FF
- MLV-BFF-ZZ-ZZ-DR-A-1102-P2 Proposed Section CC
- MLV-BFF-ZZ-ZZ-DR-A-1105-P2 Proposed Section FF
- MLV-BFF-ZZ-ZZ-DR-A-1110-P3 Proposed Section KK
- 1617562-HLE-XX-ZZ-DR-LD-708101-S2-02 (proposed external lighting)
- Licence/Acc 000CFB-848F24-402DC3 (untitled tree plan)
Reason: To define the permission. |
| The development hereby permitted (including any ground works, vegetation removal or site clearance) shall not commence until a Construction Environmental Management Plan for Biodiversity (CEMP Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall be informed by updated ecological surveys as appropriate, and will include the following:
a. Risk assessment of potentially damaging construction activities;
b. Identification of “biodiversity protection zones”;
c. Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements/mitigation strategies) and shall include mitigation measures for bats, reptiles, birds and mammals;
e. The location and timing of sensitive works to avoid harm to biodiversity features;
f. The times during construction when specialist ecologists need to be present on site to oversee works;
g. Responsible persons and lines of communication;
h. The role and responsibilities on site of an Ecological Clerk of Works (ECoW) or similarly competent person;
i. Use of protective fences, exclusion barriers, silt management measures and warning signs.
The approved CEMP shall be adhered to and implemented throughout the site clearance, ground works and construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with South Worcestershire Development Plan policy SWDP 22 and National Planning Policy Framework Section 15 and the Wildlife and Countryside Act 1981 (as amended). |
| The development hereby approved shall not commence until a detailed Construction Environment Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include:
• Details of proposed measures to monitor and mitigate emissions of noise, vibration (piling) and dust during the proposed works, with reference to BS5228 Code of practice for Noise and Vibration Control on Construction and Open Sites;
• Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;
• Details of site operative parking areas, material storage areas and the location of site operatives facilities (offices, toilets etc);
• The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring;
• The hours that demolition, clearance and construction works are permitted to take place;
• Details of any temporary construction accesses and their reinstatement;
• Details of any required Temporary Traffic Regulation Orders (TROs);
• A plan of proposed hoardings and any temporary footway closures/diversions;
• Any proposals to over-sail the public highway and measures to prevent objects falling onto the public highway from height; and
• A highway condition survey, timescale for re-inspections, and details of any reinstatement.
The measures set out in the approved CEMP shall be carried out and complied with in full for the duration of the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place in the approved locations.
Reason: To protect Priory Park, the local environment, the amenity of neighbours and highway safety in accordance with South Worcestershire Development Plan policies SWDP4, SWDP6, SWDP21 and SWDP24. |
| (A) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:
1) The programme and methodology of site investigation and recording.
2) The programme for post investigation assessment.
3) Provision to be made for analysis of the site investigation and recording.
4) Provision to be made for publication and dissemination of the analysis and records of the site investigation.
5) Provision to be made for archive deposition of the analysis and records of the site investigation.
6) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
(B) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason: In accordance with the requirements of paragraphs 200 and 211 of the National Planning Policy Framework 2023 and SWDP 6 & 24 of the South Worcestershire Development Plan 2016. |
| No part of the development hereby permitted other than demolitions shall take place until details of the design, implementation, maintenance and management of sustainable urban drainage/surface water drainage works have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall:
a. Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters;
b. Include a timetable for its implementation; and
c. Provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.
The development shall be carried out, and the drainage maintained/managed, in accordance with the approved details.
Reason: To ensure the proposed development does not harm local heritage assets or exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDP6, SWDP24, SWDP28 and SWDP29 of the South Worcestershire Development Plan. |
| No construction works of any type should take place, including site clearance, demolition, or site stripping (includes archaeological investigation) until a site meeting has taken place between the applicant, their chosen contractor and the council’s tree and landscape officer.
Reason: In order to ensure that the requirements of the approved tree protection measures are clearly understood by all parties involved in the construction process and to prevent existing trees/hedges from being damaged during construction work, and to preserve the amenities of the locality in accordance with policies SWDP6, SWDP21 and SWDP24 of the South Worcestershire Development Plan. |
| Prior to the commencement of development a scheme of tree protection measures for all retained trees and hedges on the site and trees outside the site whose Root Protection Areas fall within the site or within areas to be used as part of the works (Tree Protection Plan and Arboricultural Method Statement) shall be submitted to and approved in writing by the Local Planning Authority. The tree protection measures shall be in accordance with BS 5837:2012 (Trees in Relation to Design, Demolition and Construction). Also before development of any type commences (including site clearance, demolition, materials delivery, vehicular movement and erection of site huts) the approved tree protection measures shall be fully implemented and a letter of compliance, prepared by a suitably qualified arboricultural consultant, shall be submitted to the Local Planning Authority. The approved tree protection measures shall remain in place until the completion of development or unless otherwise agreed in writing with the Local Planning Authority. Nothing shall be stored or placed (including soil), nor shall any ground levels altered, within the fenced area without the previous written consent of the Local Planning Authority. There shall be no burning of any material within 10 metres of the extent of the canopy of any retained tree/hedge.
Reason: To prevent existing trees/hedges from being damaged during construction work and to preserve the amenities of the locality, in accordance with policies SWDP6, SWDP21, SWDP24 and SWDP25 of the South Worcestershire Development Plan. |
| The development hereby permitted shall not be brought into use until a scheme of landscaping has been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:-
(i) a plan(s) showing details of all existing trees and hedges on the application site. The plan should include, for each tree/hedge, the accurate position, canopy spread and species, together with an indication of any proposals for felling/pruning and any proposed changes in ground level, or other works to be carried out, within the canopy spread.
(ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting and grass areas.
(iii) a schedule of proposed planting - indicating species, sizes at time of planting and numbers/densities of plants.
(iv) a written specification outlining cultivation and other operations associated with plant and grass establishment.
(v) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting.
All planting and seeding/turfing shall be carried out in accordance with the approved details in the first planting and seeding/turfing seasons following the completion or first occupation/use of the development, whichever is the sooner.
The planting shall be maintained in accordance with the approved schedule of maintenance. Any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: To ensure the proposed development does not have an adverse effect on the character and appearance of the area in accordance with policies SWDP21 and SWDP25 of South Worcestershire Development Plan. |
| The following details shall be submitted to and approved in writing by the Local Planning Authority before each of the respective elements is installed:
a) Schedule and photographs of external materials including guard rails and screen for roof plant;
b) Schedule and photographs of hard landscaping materials;
c) Schedule and photographs of external decorative finishes and colour scheme;
d) Details of louvres, ventilation grilles and brise soleil;
e) Details of any external signage on the new structure;
f) Details of roof construction including eaves, undercloaks ridges, valleys and verges;
g) Details (sections of minimum 1:5) of external windows (including studio feature window), doors and external joinery including details of recesses and heads/cills;
h) Details (sections of minimum 1:5) of curtain walling; and
i) Details and locations of exterior soil and vent pipes, waste pipes, rainwater goods (including size, profile, colour of guttering), boiler flues and ventilation terminals, meter boxes, exterior cabling and electrical fittings.
The development shall thereafter be carried out fully in accordance with the approved details and retained as such thereafter.
Reason: To protect the character and appearance of the building and conservation area and the settings of nearby listed buildings in accordance with South Worcestershire Development Plan policies SWDP6, SWDP21 and SWDP24 |
| The development hereby permitted shall not be brought into use until details of any external lighting to be provided in association with the development have been submitted to and approved in writing by the Local Planning Authority. The details shall include times when the external lighting will not be switched on. The lighting strategy shall also:
a. Identify those areas/features on site that are particularly sensitive for nocturnal wildlife and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and
b. Show how and where external lighting will be installed and impacts of internal light spill (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.
Only external lighting in accordance with approved details shall be provided on the application site and the adjoining Priory Park, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) there shall be no other external lighting provided.
Reason: To ensure the proposed development does not have an adverse effect on the character and appearance of the conservation area, the settings of nearby listed buildings and local biodiversity in accordance with policies SWDP6, SWDP21, SWDP22, SWDP24 and SWDP25 of the South Worcestershire Development Plan.
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| The development hereby approved shall not be brought into beneficial use until a detailed Delivery and Servicing Management Plan (DSMP), has been submitted to and approved in writing by the Local Planning Authority. The DSMP shall include, but not be limited to the following: -
• General servicing arrangements for the development, as well as hours of operation for each element of the development;
• Number, type (vehicle type) and likely hours of deliveries and servicing;
• Any traffic management measures required, including safety barriers and pedestrian route diversions, at times when delivery and servicing vehicles are stationary and unloading/loading on the public highway; and
• Mechanisms for managing, monitoring, enforcing and periodically reviewing the DSMP.
The DSMP shall be complied with thereafter.
Reason: In the interests of providing safe and suitable access for all users and in the interests of highway safety in accordance with South Worcestershire Development Plan policies SWDP4 and SWDP21. |
| The development hereby permitted shall not be brought into use until a Noise Management Plan assessing background noise levels and detailing measures to ensure that neighbouring residents are not adversely impacted by noise from the use if the building, including noise from external plant and equipment, in line with BS4142 has been submitted to and approved in writing by the Local Planning Authority and those measures are fully in place. The approved measures shall be retained thereafter.
Reason: To protect the amenity of nearby residents in accordance with South Worcestershire Development Plan policy SWDP21. |
| The development hereby permitted shall not be brought into use until renewable and/or low carbon energy generation measures have been installed in accordance with full details first submitted to and approved in writing by the Local Planning Authority. The measures shall contribute to at least 10% of the predicted energy requirements of the development. The details to be submitted shall include:-
a- the overall predicted energy requirements of the approved development;
b- the predicted energy generation from the proposed renewable/low carbon energy measures; and
c- an implementation timetable for the proposed measures.
The approved measures shall thereafter be retained operational.
Reason: To ensure the development supports the delivery of low carbon/renewable energy and safeguards natural resources in accordance with policy SWDP27 of the South Worcestershire Development Plan and because the submitted Energy Statement and plans do not include full details of the proposed solar panel installation. |
| The development hereby permitted shall not be brought into use until additional secure parking for at least 4 cycles to comply with the Council’s standards has been provided within the application site. These facilities shall thereafter be retained for the parking of cycles only.
Reason: To comply with the Council’s parking standards and in the interest of sustainable transport, in accordance with South Worcestershire Development Plan policy SWDP4.
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| Prior to the first use/occupation of the development hereby permitted, the details set out in the submitted Water Management Statement shall be fully implemented and remain thereafter.
Reason: To ensure that appropriate water conservation measures are provided to serve the development in accordance with policy SWDP30 of the South Worcestershire Development Plan. |
| The development hereby approved shall not be brought into beneficial use until the Applicant has submitted a Travel Plan using ‘Modeshift STARS Business’. The use must meet green level accreditation before occupation and bronze level accreditation within 12 months of occupation.
Reason: To reduce vehicle movements and promote sustainable access in accordance with South Worcestershire Development Plan policy SWDP24. |
| The development hereby permitted shall not be brought into use until ecological enhancement measures drawn up by a suitably qualified ecologist based on the recommendations contained within the Preliminary Ecological Appraisal dated July 2024 and the Bat Survey Report dated August 2024 by CSA Environmental and including an implementation timetable have been installed in accordance with details first submitted to and approved in writing by the Local Planning Authority. The enhancement measures shall be retained thereafter.
Reason: To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site and for the wider area in accordance with South Worcestershire Development Plan policy SWDP 22 |
| The statutory Biodiversity Net Gain (BNG) condition set out at Section 13 of the Environment Act 2021 applies to this permission. This requires submission to and approval by the Local Planning Authority of a BNG Plan before development begins. As the proposed planting on site is not sufficient to deliver the required 10% BNG, off-site provision will be required. A legal agreement under S106 of the Planning Act 1990 may be required to secure this provision for the next 30 years. The Planning Advisory Service has produced a recommended template for such agreements, specifically for use with off-site habitat banks as is proposed here.
The Biodiversity Net Gain Plan must include:
(a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat;
(b) the pre-development biodiversity value of the onsite habitat;
(c) the post-development biodiversity value of the onsite habitat;
(d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development;
(e) any biodiversity credits purchased for the development; and
(f) any such other matters as the Secretary of State may by regulations specify. |
| Construction Environmental Management Plan (CEMP)
It is expected that contractors are registered with the Considerate Constructors scheme and comply with the code of conduct in full, but particular reference is made to "respecting the community" this says:
Constructors should give utmost consideration to their impact on neighbours and the public
• Informing, respecting and showing courtesy to those affected by the work;
• Minimising the impact of deliveries, parking and work on the public highway;
• Contributing to and supporting the local community and economy; and
• Working to create a positive and enduring impression and promoting the Code.
The CEMP should clearly identify how the principal contractor will engage with the local community; this should be tailored to local circumstances. Contractors should also confirm how they will manage any local concerns and complaints and provide an agreed Service Level Agreement for responding to said issues.
Contractors should ensure that courtesy boards are provided, and information shared with the local community relating to the timing of operations and contact details for a site coordinator in the event of any difficulties.
This does not offer any relief to obligations under existing Legislation.
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| Travel Plan Requirements - Worcestershire County Council has published guidance on how it expects travel plans to be prepared, this guidance is freely available from the County Councils Travel Plans Officer. As part of this process the Applicant must register for Modeshift STARS Business and ensure that their targets have been uploaded so that progress on the implementation of the Travel Plan can be monitored. Worcestershire County Council can assist Applicants with this process should they need. Modeshift STARS Business is a nationally accredited scheme which assists in the effective delivery of travel plans. The Applicant can register at www.modeshiftstars.org. |
| The Hereford and Worcester Fire & Rescue Service advises that:
If the proposed works will be subject to Building Regulations approval, then Hereford & Worcester Fire Service will be consulted by either Local Authority or Approved Inspector Building Control bodies accordingly, for their comments on Building Regulations requirements and any other matters that may need to be addressed, under the Fire Safety Order (2005), once the works are completed.
Fire Service Vehicle access must generally comply with the requirements of ADB 2019 Vol. 2 B5, section 15 & Table 15.1. In particular there should be Fire Service vehicle access for a Fire Appliance to:
- 15% of the perimeter of the building, OR
- Within 45 metres of every point of the footprint of the building.
- Access road must be in accordance with ADB 2019 Vol. 1 Table 15.2.
Water for firefighting purposes should be provided in accordance with: ADB 2019 Vol. 2 B5,
section 16. Water may be provided from Fire Mains or Static Water supplies. |
