| 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/consent, 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 – Location Plan 01 B, Site Plan & Site Section 13 C and 14 B, Floorplan 15 A & Elevations 16 B.
Reason: To define the permission. |
| No building operations hereby permitted shall commence until details of the materials to be used in the construction of the external surfaces of the holiday let building, including the materials for the retaining wall, driveway and decking area hereby permitted have been submitted to and approved in writing by the local planning authority.
The development shall be carried out using the materials as approved.
Reason - To ensure that the new materials are in keeping with the surroundings and/or represent quality design in accordance with policy SWDP21 of the South Worcestershire Development Plan.
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| The holiday let unit/visitor accommodation hereby approved shall be occupied for holiday purposes only and shall not be occupied as a person or persons’ sole, or main place of residence.
Reason: The proposed unit/visitor accommodation would be situated in the open countryside, outside any defined settlement boundary where new residential development will be strictly controlled. The proposed unit/accommodation is only acceptable as a holiday let/ tourism development in accordance with policy SWDP12 and/or SWDP35 of the South Worcestershire Development Plan. To grant permission without such a condition would be contrary to policy SWDP2 and/or SWDP12 of the South Worcestershire Development Plan . |
| The owners/operators of the holiday let unit/visitor accommodation hereby approved shall maintain an up-to-date register of the names of all owners/occupiers of the unit/accommodation. This register shall be made available within 1 calendar month of a written request by the Local Planning Authority.
Reason: The proposed unit/visitor accommodation would be situated in the open countryside, outside any defined settlement boundary where new residential development will be strictly controlled. The proposed unit/accommodation is only acceptable as a holiday let/ tourism development in accordance with policy SWDP12 and/or SWDP35 of the South Worcestershire Development Plan. To grant permission without such a condition would be contrary to policy SWDP2 and/or SWDP12 of the South Worcestershire Development Plan . |
| The development hereby permitted shall not be occupied/first used until full details of all surface water drainage systems to serve the development have been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be implemented in accordance with the approved details before the first occupation/use of the development hereby permitted and shall be retained thereafter.
Reason: To ensure development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDP28, SWDP29 and SWDP 30 of the South Worcestershire Development Plan. |
| Development shall be carried out strictly in accordance with the submitted tree protection plan and arboricultural method statement (Focus Environmental Consultants January 2025)
Reason: In order to protect existing trees in accordance with SWDP22 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), or access made to the site, until a site meeting has taken place between the applicant, their appointed arboricultural consultant, 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 landscaping shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include a plan detailing the disposition of planting, cross referenced to a schedule listing the species, size at time of planting, number of plants proposed or proposed planting density. The approved scheme shall be carried out in accordance with a timetable submitted to and agreed in writing by the Local Planning Authority. If within a period of five years from the date of the planting of any tree, shrub or hedging plant planted pursuant to this condition, that tree, shrub or hedging plant, or any tree, shrub or hedging plant planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, poorly established or moribund, another tree, shrub or hedging plant of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written approval to any variation.
Reason: To ensure the environment of the development is improved and enhanced and does not have an adverse effect on the character and appearance of the area, in accordance with Policies SWDP21 and SWDP25 of the South Worcestershire Development Plan.
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| Before the first use of the development hereby permitted a plan indicating the positions, design, materials and type of boundary treatment to be erected shall be submitted to and approved in writing by the local planning authority The boundary treatment shall be completed before the first use of the development hereby permitted. Development shall be carried out in accordance with the approved details.
Reason - To protect the amenities of properties and 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 development hereby permitted shall be carried out in strict accordance with the recommended mitigation measures for protected species during the construction period set out in the Preliminary Ecological Appraisal & Biodiversity Net Gain report carried out by Arbor Vitae dated 09/05/2025 and
submitted with this application. In particular:
- Pre-commencement badger survey
- Toolbox talk from ecologist to contractors
- Trenches should be opened and closed in the same day to prevent any wildlife becoming
trapped. If it is necessary to leave a trench open overnight shallow ramps should be provided.
Any open pipework should be capped overnight.
- Measures to ensure nesting birds are not disturbed during clearance works;
- Clearance of tall vegetation will be undertaken using a strimmer or brush cutter with all cuttings raked and removed the same day. Cutting will only be undertaken in a phased way which may either include: Cutting vegetation to a height of no less than 30mm, clearing no more than one third of the site in any one day or; Cutting vegetation over three consecutive days to a height of no less than 150mm at the first cut, 75mm at the second cut and 30mm at the third cut;
Following removal of tall vegetation, remaining vegetation will be maintained at a height of 30mm through regular mowing or strimming to discourage common reptiles and amphibians from returning.
Details of the type and location of the enhancement measures for protected species such as bird and bat boxes, habitat piles etc shall be submitted to and approved in writing prior to the commencement of the development. The approved measures shall be installed prior to the development hereby permitted first being occupied/used.
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 polices SWDP 22 and SWDPR27 of the South Worcestershire Development Plan, paragraphs 187, and 193(d) of the National Planning Policy Framework (NPPF) and to ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Protection of Badgers Act 1992.
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| Prior to commencement of the development hereby approved a “lighting design strategy for biodiversity” prepared with input from a qualified ecologist and informed by updated surveys as appropriate, shall be submitted to and approved in writing by the local planning authority. The strategy shall:
a. Identify those areas/features on site that are particularly sensitive for 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. This will include the provision of dark corridor conditions (LUX levels at or below 0.4 in the vertical plane and 0.2 LUX in the horizontal plane) for all woodland edges, hedgerows and other biodiversity features. All lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017 and minimise impacts on protected species in accordance with local Policy SWDP22 and SWDPR27, and paragraphs 187, 193 and 198 of the National Planning Policy Framework (NPPF). |
| 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 immediately to the Local Planning Authority. The applicant is advised to immediately seek the advice of an independent geo-environmental consultant experienced in contaminated land risk assessment, including intrusive investigations and remediation.
No further works should be undertaken in the areas of suspected contamination, other than that work required to be carried out as part of an approved remediation scheme, unless otherwise agreed by the Local Planning Authority, until requirements 1 to 4 below have been complied with:
1. Detailed site investigation and risk assessment must be undertaken by competent persons in accordance with the Environment Agency's 'Land Contamination: Risk Management' guidance and a written report of the findings produced. The risk assessment must be designed to assess the nature and extent of suspected contamination and approved by the Local Planning Authority prior to any further development taking place.
2. Where identified as necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land
after remediation.
3. The approved remediation scheme must be carried out in accordance with its terms prior to the re-commencement of any site works in the areas of suspected contamination, other than that work required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
4. 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 of the Local Planning Authority prior to the occupation of any buildings on site.
Reason: To ensure that the risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property, and ecosystems, and to ensure that the development can be carried out safely without unacceptable risks to workers,
neighbours and other offsite receptors |
| The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), has been prepared in accordance with the approved Biodiversity Gain Plan and the approved landscape scheme, submitted to and approved in writing by the Local Planning Authority. It shall include:
(a) a non-technical summary;
(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
(d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
(e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority,
Notice in writing shall be given to the Council when the habitat creation and enhancement works as set out in the HMMP have been completed. The created and enhanced habitat specified in the approved HMMP shall thereafter be managed and maintained in accordance with the approved HMMP.
Monitoring reports shall be submitted to the local planning authority in writing in accordance with the methodology and frequency specified in the approved HMMP. The plan shall also set out where the results of the monitoring show that conservation aims and objectives of the HMMP are not being
met, how contingencies and/or remedial action are identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan. |
| Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:- - seeking further information following receipt of the application;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. |
| There is a separate requirement to provide information about the biodiversity gain condition. This information must be separate to the list of conditions on the decision notice. I recommend inclusion of the following informative / advice note about BNG either at the end of the decision notice or the
accompanying letter.
The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition “(the biodiversity gain condition”) that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
Subject to Paragraph 14(2) of Schedule 7A TCPA 1990 The biodiversity 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.
Advice about how to prepare a Biodiversity Gain Plan and a template can be found at https://www.gov.uk/guidance/submit-a-biodiversity-gain-plan Suggested paragraphs regarding BNG for inclusion on the written decision notice are also provided in the PPG Biodiversity net gain https://www.gov.uk/guidance/biodiversity-net-gain Paragraph: 025 Reference ID: 74-025-20240214 |
