| 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
- 71420:1003 Block Plan Detailing Existing Dwelling and Proposed Semi-Detached
- 71420:1004 Rev A Proposed Block Plan
- 71420:1002 Proposed Floor Plans
- 71420:1001 Proposed Elevations.
Reason: To define the permission. |
| The development hereby permitted shall be carried out in strict accordance with the recommendations set out in the Bat Emergence and Re-entry Surveys Report by Arbtech dated 10th August 2023 and submitted with this application. In particular:-
- An EPSL application to Natural England will be required to legally permit the proposed works.
- A Material Changes Check will be required within three months of the EPSL submission, if no survey work has been undertaken within that period.
- The EPSL will detail any mitigation and compensation measures and will include the following measures:
o The installation of 1 bat box at the site prior to works commencing to form a receptor site for any bats found during the works. These boxes may be installed on trees or can be pole mounted but must be in an undisturbed location and will need to be maintained in this location post-development. Bat boxes should be positioned 3-5m above ground level facing in a south or south-westerly direction with a clear flight path to and from the entrance, away from artificial light.
o The provision of a toolbox talk to contractors, by the Named Ecologist or an Accredited Agent, to inform them of the presence of bat roosts.
o A pre-commencement inspection of any roost features by the Named Ecologist or an Accredited Agent using a torch and an endoscope (this may be via ladders, scaffolding or a mobile elevated platform).
o The removal of bat roost features by hand under the supervision of the Named Ecologist or an Accredited Agent (where it is not possible conclude absence of bats during the pre-commencement inspection).
o Avoiding the use of unnecessary lighting, particularly at night, or implementing a low impact lighting strategy to avoid illumination of retained or newly created roosts or roost features.
o Avoiding excessive noise or vibration disturbance e.g. from power tools or radios, within close proximity of retained or newly created roosts or roost features.
o Replacement roost features must be incorporated into the proposed development to compensate for the loss of the existing roost sites. The roost features must be of a suitable specification for soprano pipistrelle bats. This may include the erection of bat boxes or bat access tiles on the new buildings.
- If bat access tiles are to be used, you must include a certificate that proves the roofing membrane has passed a ‘snagging propensity test’ if you’re using a non-bitumen coated roofing membrane (such as bitumen 1F felt, which is recommended). A snagging propensity test checks that the membrane can stand the repeated snagging actions of roosting bats. To pass, a membrane must show no change in the average number of loops per cm2 as rotations are increased from 0 to 1000. You do not need a certificate for bitumen 1F felt that has a non-woven, short fibre construction.
- Should timber treatment be required this should follow guidance set out at the below link: https://www.gov.uk/government/publications/bat-roosts-insecticides-and-timber-treatments/timber-treatment-products-suitable-for-use-in-or-near-bat-roosts
- The EPSL will only include the bat species, numbers and roost types listed above. If bats are found during periods of adverse weather conditions, these must be left undisturbed until weather conditions become more favourable to move bats to the receptor bat box.
- EPSLs do not allow for the disturbance of hibernating bats. Therefore, if any bats are found during the hibernation period November to March or if any unexpected bat species or roost types are identified works must cease and advice must be sought from the Named Ecologist regarding the possible requirement for timing restrictions for works, the completion of further bat surveys or a modification to the EPSL.
- A low impact lighting strategy will be adopted for the site during and post-development, which will include the following measures:
o Use narrow spectrum light sources to lower the range of species affected by lighting.
o Use light sources that emit minimal ultra-violet light.
o Avoid white and blue wavelengths of the light spectrum to reduce insect attraction and where white light sources are required in order to manage the blue shortwave length content they should be of a warm / neutral colour temperature <4,200 kelvin.
o Not use bare bulbs and any light pointing upwards. The spread of light will be kept in line with or below the horizontal.
o Light spill will be reduced via the use of low-level lighting used in conjunction with hoods, cowls, louvers and shields. Lights will also be directional to ensure that light is directed to the intended areas only.
o External lighting will be on PIR sensors that are sensitive to large objects only (so that they are not triggered by passing bats) and will be set to the shortest time duration to reduce the amount of time the lights are on.
o Wall lights and security lights will be ‘dimmable’ and set to the lowest light intensity settings. There are several products on the market that allow the control of the light intensity and the duration that the lights are on. All lighting on the developed site will make use of the most up to date technology available.
Reason: To ensure the development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with policy SWDP22 of the South Worcestershire Development Plan.
|
| 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 an appropriate sustainable drainage system is provided to serve the development in accordance with policy SWDP29 of the South Worcestershire Development Plan 2016. |
| Before the first use/occupation of the development hereby permitted a scheme of landscaping shall be 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. |
| Prior to the occupation of any part of the development hereby permitted details of renewable or low carbon energy generating facilities to be incorporated as part of the development shall be submitted to and approved in writing by the local planning authority. The details shall be in accordance with the details of the submitted Energy Statement unless otherwise agreed in writing by the local planning authority. The approved facilities shall be provided prior to any part of the development hereby permitted being first occupied or in accordance with a timetable submitted to and approved by the local planning authority as part of the details required by this condition.
Reason: To ensure the proposed development includes sufficient renewable/low carbon energy generating facilities to comply with Policy 27 of the South Worcestershire Development Plan 2016. |
| Temporary fencing for the protection of all retained trees/hedges on site and trees outside the site whose Root Protection Areas fall within the site shall be erected in accordance with BS 5837:2012 (Trees in Relation to Design, Demolition and Construction) before development of any type commences, including site clearance, demolition, materials delivery, vehicular movement and erection of site huts.
Any alternative fencing type or position not strictly in accordance with BS 5837 (2012) must be agreed in writing by the local planning authority prior to the commencement of development.
This protective fencing shall remain in place until the completion of development or unless otherwise agreed in writing with the local planning authority. Nothing should 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. This is in accordance with policies SWDP21 and SWDP25 of the South Worcestershire Development Plan. |
| Before the first use/occupation of the development hereby permitted a plan indicating the positions, design, materials and type of any new gates and 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/occupation 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.. |
| No building operations above damp proof course level hereby permitted shall commence until details of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted and hard surfaces within the curtilage have been submitted to and approved in writing by the local planning authority. The details to be submitted shall include:
- type, colour, texture, size, coursing, finish, jointing and pointing of brickwork/stonework;
- type, colour, texture, size and design of roofing materials;
- a precise specification of any proposed external render or plaster – including any decorative panels or patterns – and detailed specification of the mix, the number of coats and surface finish to be used;
- external joinery details along with architectural details of the proposed external finishes, heads, sills, position in wall reveal and any surrounding dressings (elevational drawings at a minimum scale of 1:20 and vertical sectional drawings at minimum scale of 1:2);
- details of external doors/garage doors including information on finish;
- details of materials for the hard landscaping of the site (including roads, paths, parking areas and other hard surfaces).
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 represent quality design in accordance with policy SWDP21 of the South Worcestershire Development Plan. |
| The Development hereby approved shall not be brought into use until the access, parking and turning facilities have been provided as shown on drawing Proposed Block Plan Ref: 71420:1004 Rev A.
Reason: To ensure conformity with summited details and to comply with Policy SWDP21 of the South Worcestershire Development Plan 2016. |
| The Development hereby approved shall not be brought into use until sheltered and secure cycle parking to comply with the Council’s adopted highway design guide has been provided in accordance with details which shall first be submitted to and approved in writing by the Local Planning Authority and thereafter the approved cycle parking shall be kept available for the parking of bicycles only.
Reason: To comply with the Council’s parking standards and to comply with Policy SWDP21 of the South Worcestershire Development Plan 2016. |
| The Development hereby approved shall not commence until a Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:-
• 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.
• Details of any temporary construction accesses and their reinstatement.
The measures set out in the approved Plan shall be carried out and complied with in full during the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place on the site in locations approved by in writing by the local planning authority.
Reason: To ensure the provision of adequate on-site facilities and in the interests of highway safety and to comply with Policy SWDP21 of the South Worcestershire Development Plan 2016. |
| 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;
- seeking amendments to the proposed development following receipt of the application;
- considering the imposition of conditions and or the completion of a s.106 legal agreement.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. |
| Your attention is drawn to your legal obligations as set out within the comments of the County Council Public Rights of Way Team. |
| The applicants attention is drawn to the existence of an agreement made under Section 106 of the Town and Country Planning Act 1990 (as amended), and the restrictions imposed therein. |
| 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
- 71420:1003 Block Plan Detailing Existing Dwelling and Proposed Semi-Detached
- 71420:1004 Rev A Proposed Block Plan
- 71420:1002 Proposed Floor Plans
- 71420:1001 Proposed Elevations.
Reason: To define the permission. |
| The development hereby permitted shall be carried out in strict accordance with the recommendations set out in the Bat Emergence and Re-entry Surveys Report by Arbtech dated 10th August 2023 and submitted with this application. In particular:-
- An EPSL application to Natural England will be required to legally permit the proposed works.
- A Material Changes Check will be required within three months of the EPSL submission, if no survey work has been undertaken within that period.
- The EPSL will detail any mitigation and compensation measures and will include the following measures:
o The installation of 1 bat box at the site prior to works commencing to form a receptor site for any bats found during the works. These boxes may be installed on trees or can be pole mounted but must be in an undisturbed location and will need to be maintained in this location post-development. Bat boxes should be positioned 3-5m above ground level facing in a south or south-westerly direction with a clear flight path to and from the entrance, away from artificial light.
o The provision of a toolbox talk to contractors, by the Named Ecologist or an Accredited Agent, to inform them of the presence of bat roosts.
o A pre-commencement inspection of any roost features by the Named Ecologist or an Accredited Agent using a torch and an endoscope (this may be via ladders, scaffolding or a mobile elevated platform).
o The removal of bat roost features by hand under the supervision of the Named Ecologist or an Accredited Agent (where it is not possible conclude absence of bats during the pre-commencement inspection).
o Avoiding the use of unnecessary lighting, particularly at night, or implementing a low impact lighting strategy to avoid illumination of retained or newly created roosts or roost features.
o Avoiding excessive noise or vibration disturbance e.g. from power tools or radios, within close proximity of retained or newly created roosts or roost features.
o Replacement roost features must be incorporated into the proposed development to compensate for the loss of the existing roost sites. The roost features must be of a suitable specification for soprano pipistrelle bats. This may include the erection of bat boxes or bat access tiles on the new buildings.
- If bat access tiles are to be used, you must include a certificate that proves the roofing membrane has passed a ‘snagging propensity test’ if you’re using a non-bitumen coated roofing membrane (such as bitumen 1F felt, which is recommended). A snagging propensity test checks that the membrane can stand the repeated snagging actions of roosting bats. To pass, a membrane must show no change in the average number of loops per cm2 as rotations are increased from 0 to 1000. You do not need a certificate for bitumen 1F felt that has a non-woven, short fibre construction.
- Should timber treatment be required this should follow guidance set out at the below link: https://www.gov.uk/government/publications/bat-roosts-insecticides-and-timber-treatments/timber-treatment-products-suitable-for-use-in-or-near-bat-roosts
- The EPSL will only include the bat species, numbers and roost types listed above. If bats are found during periods of adverse weather conditions, these must be left undisturbed until weather conditions become more favourable to move bats to the receptor bat box.
- EPSLs do not allow for the disturbance of hibernating bats. Therefore, if any bats are found during the hibernation period November to March or if any unexpected bat species or roost types are identified works must cease and advice must be sought from the Named Ecologist regarding the possible requirement for timing restrictions for works, the completion of further bat surveys or a modification to the EPSL.
- A low impact lighting strategy will be adopted for the site during and post-development, which will include the following measures:
o Use narrow spectrum light sources to lower the range of species affected by lighting.
o Use light sources that emit minimal ultra-violet light.
o Avoid white and blue wavelengths of the light spectrum to reduce insect attraction and where white light sources are required in order to manage the blue shortwave length content they should be of a warm / neutral colour temperature <4,200 kelvin.
o Not use bare bulbs and any light pointing upwards. The spread of light will be kept in line with or below the horizontal.
o Light spill will be reduced via the use of low-level lighting used in conjunction with hoods, cowls, louvers and shields. Lights will also be directional to ensure that light is directed to the intended areas only.
o External lighting will be on PIR sensors that are sensitive to large objects only (so that they are not triggered by passing bats) and will be set to the shortest time duration to reduce the amount of time the lights are on.
o Wall lights and security lights will be ‘dimmable’ and set to the lowest light intensity settings. There are several products on the market that allow the control of the light intensity and the duration that the lights are on. All lighting on the developed site will make use of the most up to date technology available.
Reason: To ensure the development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with policy SWDP22 of the South Worcestershire Development Plan.
|
| 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 an appropriate sustainable drainage system is provided to serve the development in accordance with policy SWDP29 of the South Worcestershire Development Plan 2016. |
| Before the first use/occupation of the development hereby permitted a scheme of landscaping shall be 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. |
| Prior to the occupation of any part of the development hereby permitted details of renewable or low carbon energy generating facilities to be incorporated as part of the development shall be submitted to and approved in writing by the local planning authority. The details shall be in accordance with the details of the submitted Energy Statement unless otherwise agreed in writing by the local planning authority. The approved facilities shall be provided prior to any part of the development hereby permitted being first occupied or in accordance with a timetable submitted to and approved by the local planning authority as part of the details required by this condition.
Reason: To ensure the proposed development includes sufficient renewable/low carbon energy generating facilities to comply with Policy 27 of the South Worcestershire Development Plan 2016. |
| Temporary fencing for the protection of all retained trees/hedges on site and trees outside the site whose Root Protection Areas fall within the site shall be erected in accordance with BS 5837:2012 (Trees in Relation to Design, Demolition and Construction) before development of any type commences, including site clearance, demolition, materials delivery, vehicular movement and erection of site huts.
Any alternative fencing type or position not strictly in accordance with BS 5837 (2012) must be agreed in writing by the local planning authority prior to the commencement of development.
This protective fencing shall remain in place until the completion of development or unless otherwise agreed in writing with the local planning authority. Nothing should 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. This is in accordance with policies SWDP21 and SWDP25 of the South Worcestershire Development Plan. |
| Before the first use/occupation of the development hereby permitted a plan indicating the positions, design, materials and type of any new gates and 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/occupation 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.. |
| No building operations above damp proof course level hereby permitted shall commence until details of the materials to be used in the construction of the external surfaces of the dwellings hereby permitted and hard surfaces within the curtilage have been submitted to and approved in writing by the local planning authority. The details to be submitted shall include:
- type, colour, texture, size, coursing, finish, jointing and pointing of brickwork/stonework;
- type, colour, texture, size and design of roofing materials;
- a precise specification of any proposed external render or plaster – including any decorative panels or patterns – and detailed specification of the mix, the number of coats and surface finish to be used;
- external joinery details along with architectural details of the proposed external finishes, heads, sills, position in wall reveal and any surrounding dressings (elevational drawings at a minimum scale of 1:20 and vertical sectional drawings at minimum scale of 1:2);
- details of external doors/garage doors including information on finish;
- details of materials for the hard landscaping of the site (including roads, paths, parking areas and other hard surfaces).
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 represent quality design in accordance with policy SWDP21 of the South Worcestershire Development Plan. |
| The Development hereby approved shall not be brought into use until the access, parking and turning facilities have been provided as shown on drawing Proposed Block Plan Ref: 71420:1004 Rev A.
Reason: To ensure conformity with summited details and to comply with Policy SWDP21 of the South Worcestershire Development Plan 2016. |
| The Development hereby approved shall not be brought into use until sheltered and secure cycle parking to comply with the Council’s adopted highway design guide has been provided in accordance with details which shall first be submitted to and approved in writing by the Local Planning Authority and thereafter the approved cycle parking shall be kept available for the parking of bicycles only.
Reason: To comply with the Council’s parking standards and to comply with Policy SWDP21 of the South Worcestershire Development Plan 2016. |
| The Development hereby approved shall not commence until a Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:-
• 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.
• Details of any temporary construction accesses and their reinstatement.
The measures set out in the approved Plan shall be carried out and complied with in full during the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place on the site in locations approved by in writing by the local planning authority.
Reason: To ensure the provision of adequate on-site facilities and in the interests of highway safety and to comply with Policy SWDP21 of the South Worcestershire Development Plan 2016. |
| 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;
- seeking amendments to the proposed development following receipt of the application;
- considering the imposition of conditions and or the completion of a s.106 legal agreement.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. |
| Your attention is drawn to your legal obligations as set out within the comments of the County Council Public Rights of Way Team. |
| The applicants attention is drawn to the existence of an agreement made under Section 106 of the Town and Country Planning Act 1990 (as amended), and the restrictions imposed therein. |
