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2017/29929

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02-Mar-2017

10-Mar-2017

18-Jan-2018

Outline Planning (Major)

APPLETON GRAPPENHALL AND THELWALL

Grappenhall

Land South of Astor Drive, East of Lichfield Avenue &, South of Witherwin Avenue, Grappenhall Heys, Warrington, WA4 3LG

Outline Planning Permission (Major) -Proposed residential development comprising

<b>Decision made</b>

The application has been decided


Decision: Approved subj. to Section 106 Agreement

Decision Date: 18-Jan-2018

Conditions/Reasons For Refusal:

Type Description
Condition At reserved matters stage plans showing that no more than 100 residential units shall be served from a single access point with the local highway, shall be submitted to the Local Planning Authority for approval. Details shall be submitted of multiple access points or Emergency Vehicle access points where 100 or more units are served. The development shall be completed in accordance with the approved details prior to the occupation of any dwelling. Reason: To ensure suitable access to the site is provided and in the interests of highway safety in accordance with Policies CS 1 and MP 1 of the Warrington Local Plan Core Strategy.
Condition No more than 400 dwellings shall be constructed and occupied as part of this permission. Reason: To define this permission, and in order to ensure that an appropriate quantum of development is not exceeded in accordance with Policies CS 1, QE 6; QE 7 and MP 1 of the Warrington Local Plan Core Strategy.
Condition No development shall commence on those plots served by Stansfield Drive, until Keepers Road and the section of Stansfield Drive that provides access to the site are constructed, drained and lit to a standard suitable for adoption as set out in the Council’s “Design Guide for Residential and Industrial Estate Roads”. Reason: This is required prior to development commencing on this part of the site to ensure that suitable access to the site is provided and in the interests of highway safety in accordance with Policies CS 1, MP 1 and MP 10 of the Warrington Local Plan Core Strategy.
Condition At reserved matters stage a scheme for the provision of affordable housing as part of the development shall be submitted to the Local Planning Authority for approval. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing as set out in the NPPF. The scheme shall include: i. the numbers, type, tenure and location on the site of the affordable housing provision to be made which shall consist of not less than 30 per cent on site capacity comprising affordable rented and intermediate housing; ii. the timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing; iii. the arrangements for the transfer of the affordable housing to an affordable housing provider[or the management of the affordable housing] (if no RSL involved) ; iv. the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and v. the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced. Development shall be carried out in accordance with the approved details. Reason: In order that the proposal delivers affordable housing in accordance with Policies CS 1 and SN 2 of the Warrington Local Plan Core Strategy and the Planning Obligations SPD.
Condition At reserved matters stage full up to date amphibian surveys for any pond within 50m of the site shall be submitted to the Local Planning Authority for approval. Reason: To ensure that there would be no implications as a result of the proposals on amphibians in accordance with Policies CS 1; QE 5, QE 6 and QE 7 of the Warrington Local Plan Core Strategy.
Condition No earthworks or development shall commence on any individual phase unless the local planning authority has been provided with either: a) a license (relating to badgers) issued by Natural England authorising the specified activity/development go ahead: or b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified development will require a license relating to badgers Or the LPA has agreed in writing that a license is not required. Reason: This is required prior to commencement of development given that earthworks/ development has the potential to damage badger setts and it is an offence to intentionally or recklessly interfere with a badger sett under the Protection of Badgers Act 1992, and in accordance with Policies CS1 and QE 5 of the Warrington Local Plan Core Strategy.
Condition No earthworks or development shall commence on any individual phase until a method statement is submitted to and agreed in writing by the Local Planning Authority to prevent badgers being trapped within open excavations, culverts and pipes. Development shall be carried out in accordance with the approved details. Reason: This is required prior to commencement of development given that badgers are protected under the Protection of Badgers Act 1992, and any excavation works would be likely to be an early activity in the development process, in accordance with Policies CS1 and QE 5 of the Warrington Local Plan Core Strategy.
Condition No works to trees or shrubs shall be undertaken between 1st March and 31st August in any year unless a detailed breeding bird survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present which has been agreed in writing by the LPA. Reason: In order to avoid adverse impacts on nesting birds in accordance with Policies CS1 and QE 5 of the Warrington Local Plan Core Strategy.
Condition Prior to the commencement of any works on site, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall review all construction operations proposed on that phase of the site and shall cover as a minimum the following areas of work on a phase by phase basis, identifying appropriate mitigation measures as necessary: Proposed locations of Site Compound Areas Proposed Routing of deliveries to Site Compounds or deliveries direct to site Proposed delivery hours to site Proposed Construction Hours Acoustic mitigation measures Control of Dust and Air Quality on site Protection of the existing ditch on site from spillages, dust and debris Consideration for joining a Considerate Contractors Scheme The CEMP shall consider in each case issues relating to dust, odour, control of waste materials and vibration. The management plan shall include a restriction on HGV construction vehicles moving to / from the site during school start and end times. The approved scheme shall be implemented in full in accordance with the requirements therein and shall be reviewed on a regular basis and in case of receipt of any justified complaint. Any changes to the identified CEMP mitigation measures from either the regular review process or following receipt of a complaint shall be forwarded to the Local Planning Authority within 24hrs of a change being agreed or implemented. Reason: In the interests of protecting the residential amenity of nearby residents during construction from adverse impacts associated with noise, dust, air quality and construction related activities, in accordance with Policies CS 1and QE 6 of the Warrington Local Plan Core Strategy and the Environmental Protection SPD.
Condition No development (other than demolition and site clearance works) shall take place on any individual phase of development until the steps in Sections A and B below are undertaken: A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: • Preliminary Risk Assessment (PRA or Desk Study) • Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation • Detailed Quantitative Risk Assessment (DQRA) • Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it. B: SUBMISSION OF A REMEDIATION and VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified. The actions required in Sections A and B shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion in accordance with Policy QE6 of the Warrington Local Plan Core Strategy and the Environmental Protection SPD.
Condition No individual phase of the development shall be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA): A: REMEDIATION and VERIFICATION: Remediation (if required) and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA. C: LONG-TERM MONITORING and MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details. The site shall not be taken into use until remediation and verification are completed. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion in accordance with Policies CS 1 and QE6 of the Warrington Local Plan Core Strategy and the Environmental Protection SPD.
Condition Where drainage swales/ditches are proposed to cross or run immediately adjacent to any access point or road, at reserved matters stage suitable structural information must be submitted to the Local Planning Authority for approval. The development shall be completed in accordance with the approved details prior to the first use of the access point/road by traffic other than construction traffic. Reason: To ensure that suitable access to the site is provided and in the interests of highway safety in accordance with Policies CS 1, MP 1 and MP 10 of the Warrington Local Plan Core Strategy.
Condition Foul and surface water shall be drained on separate systems. Reason: To secure proper drainage and to manage the risk of flooding and pollution in accordance with Policy QE 4 of the Warrington Local Plan Core Strategy.
Condition At reserved matters stage a scheme shall be submitted to the Local Planning Authority for approval of reasonable avoidance measures being that will implemented prior to, during and after construction to ensure protection of the Great Crested Newts. The development shall subsequently be carried out in accordance with the approved details. Reason: To ensure that there would be no implications as a result of the proposals on Great Crested Newts which are a UK Protected Species in accordance with Policies CS 1; QE 5, QE 6 and QE 7 of the Warrington Local Plan Core Strategy.
Condition Prior to first occupation of any dwelling a Green Travel Plan shall be submitted to and approved in writing by the local planning authority. The plan shall include measures for the management of car use and on-site car parking and a strategy to secure and sustain decreases in car use for travel to, from and at work and increases in car sharing, public transport use, cycling and walking. The Plan shall specify a plan period and contain relevant surveys, reviews and monitoring mechanisms and identify targets, timescales, phasing programme and management responsibilities. Reason: To ensure a transport choice is provided in accordance with Policies CS 1 and MP7 of the Warrington Local Plan Core Strategy.
Condition The Travel Plan referred to in condition 30 shall, amongst other things, set out: (a) the details of the measures to be adopted; (b) the mechanisms and time scales of implementing those measures; (c) the details of how the Travel Plan shall be kept under review to achieve continual improvement in the reduction in the number of car journeys to the development. This shall include a monitoring report to be submitted annually, on the anniversary of the approval of the Travel Plan, to the Local Planning Authority, which shall set out: i) details of progress in implementing the plan; ii) details of any enhancement or additional measures or other amendments to be implemented in the light of the monitoring report; iii) details of how failures to implement the measures in the approved Travel Plan are to be remedied. Any enhancements, additions or remedies as referred to in ii) and iii) above shall have first been approved by the Local Planning Authority before being implemented and thereafter shall form part of the approved Travel Plan. Reason: In order to reduce the number of car journeys to the site in accordance with Policies CS 1 and MP7 of the Warrington Local Plan Core Strategy.
Condition The Green Travel Plan approved under the terms of the above conditions shall be implemented within 2 months of the development being first used or occupied. A transport mode and travel pattern survey shall thereafter be conducted not less than every 12 months for a minimum period of 5 years from the first use or occupation of the development and shall examine the contribution that can be made by cycling, public transport, car sharing, the provision and control of car parking. A person shall be identified as a co-ordinator and point of contact for the purposes of the Plan. The Green Travel Plan shall be carried out as approved. The local planning authority shall be notified of the results of the survey not later than the end of each calendar year. Reason: To achieve the objectives of the Green Travel Plan and to comply with the NPPF and Policy MP7 of the Warrington Local Plan Core Strategy.
Condition No site clearance, earthworks or development on any individual phase shall take place until a method statement detailing eradication and/or control and/or avoidance measures for Himalayan balsam and rhododendron has been submitted to and agreed in writing by the Local Planning Authority. The agreed method statement shall be fully implemented in accordance with the approved details. Reason: This is required prior to the commencement of any site clearance, earthworks or development in order to ensure that invasive species are dealt with appropriately prior to potentially being spread in accordance with Policies CS1 and QE 5 of the Warrington Local Plan Core Strategy.
Condition At reserved matters stage a detailed landscaping scheme and landscape management plan shall be submitted to the Local Planning Authority for approval. This shall include hard surfacing, means of enclosure, full planting details of the development, details of implementation, and details of management of all hard and soft landscaped areas for a period of 5 years. The approved scheme shall be implemented in accordance with the approved details and any tree or shrub planted which dies or is felled, uprooted, willfully damaged or destroyed in the first five year period commencing with the date of planting shall be replaced by the applicants or their successors in title. Management of all hard and soft landscaped areas shall be carried out in accordance with the approved scheme. Reason: To ensure a satisfactory form of development and to enhance the visual amenities of the locality and to comply with Policies CS 1 and QE7 of the Warrington Local Plan Core Strategy and the Warrington SPD: Design and Construction.
Condition As part of of any reserved matters application a landscape and environmental management/monitoring plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority to deal with the following matters: - Aims and objectives of the management plan including measure to mitigate for loss of bird nesting habitat and amphibian terrestrial habitat - Provision of a minimum of 2.41ha of high ecological value habitats in good condition prior to sale of first property to partially mitigate for biodiversity losses on-site - A work schedule including 5 years of maintenance - Details of the body or organisation responsible for implementation of the plan - 10 years of monitoring The LEMP shall also include details of legal and funding mechanism(s) by which the long term implementation of the plan will secured by the developer and contingences should habitat creation measures fail. The approved plans will be implemented, managed and maintained in accordance with the approved details Reason: In order that the proposal provides sufficient compensatory ecological habitat which is appropriately managed in accordance with Policies CS 1, QE 5 and QE 6 of the Warrington Local Plan Core Strategy and the Planning Obligations SPD.
Condition No development shall commence on any individual phase until a local employment scheme relating to that scheme has been submitted to the local planning authority for approval. The scheme shall outline the means of maximising the local impact from the development in terms of contracting and supply chain opportunities for local businesses and job opportunities for the local community/residents. The approved employment scheme shall be fully implemented in accordance with the approved details. Reason: This is required prior to the commencement of development to ensure local employment opportunities are maximised in accordance with Policy PV3 of the Warrington Core Strategy and the Planning Obligations SPD.
Condition At reserved matters stage plans showing existing and proposed levels across the site and including finished slab levels of all proposed buildings site be submitted to the Local Planning Authority for approval. Proposed plans shall include a level (e.g. highway or footpath) adjacent to the site that will remain fixed/ unchanged and shall include levels adjoining the site. The development shall be carried out in accordance with the approved details prior to the occupation of any dwelling. Reason: To ensure that the proposals would not impact detrimentally on amenity in accordance with Policies CS 1, QE 6 and QE 7 of the Warrington Local Plan Core Strategy.
Condition Prior to the installation of any lighting on the site lighting strategy shall be submitted to and approved in writing by the LPA. The strategy shall: • identify areas/features for bats on site that are potentially sensitive to lighting; • show where the external lighting will be installed and identify light spillage (through the provision of isolux drawings) so that it can be demonstrated clearly that any impacts on amenity and bats is negligible. All external lighting shall be installed in accordance with agreed specifications and locations set out in the strategy. Reason: To ensure lighting would not have a detrimental impact on amenity or bats which are a protected species in accordance with Policies CS 1, QE 5 and QE 6 of the Warrington Local Plan Core Strategy.
Condition Prior to the first occupation of any dwelling on each individual phase details relating to that phase to demonstrate that the ecology of Morris Brook and the Grappenhall Heys Local Wildlife Site will not be negatively impacted from the disposal of foul and surface water during the lifetime of the development, shall be submitted to and approved in writing by the Local Planning Authority. Development shall be implemented and operated in accordance with the approved details. Reason: This is required prior to the commencement of development in order to ensure that protection measures are in place before any works commence to protect Grappenhall Heys Local Wildlife Site and the Morris Brook in accordance with Policies CS1, QE 5 and QE 6 of the Warrington Local Plan Core Strategy.
Condition No site clearance, earthworks or development shall take place or material or machinery brought on site on any individual phase until a method statement relating to that phase to protect Grappenhall Heys Local Wildlife Site and the Morris Brook from accidental spillages, dust and debris submitted to and agreed in writing by the Local Planning Authority. The agreed method statement shall be fully implemented and maintained in accordance with the approved details and for the duration of the full construction period. Reason: This is required prior to the commencement of any site clearance, earthworks or development in order to ensure that protection measures are in place before any works commence to protect Grappenhall Heys Local Wildlife Site and the Morris Brook in accordance with Policies CS1, QE 5 and QE 6 of the Warrington Local Plan Core Strategy.
Condition A scheme for insulating the building envelope from noise sources both within and outside the property or properties shall be submitted to and approved by the LPA before construction above ground floor slab level commences on any individual phase. This scheme must achieve the internal noise levels set out below and include any transportation, industrial, commercial and entertainment noise and shall be based on findings from an appropriate noise assessment. The following noise levels will need to be achieved in habitable rooms and outdoor areas as set out in BS8233:2014 and/or Who Guidelines: Daytime Noise (07:00-23:00) Living Rooms and Bedrooms - 35 dB LAeq,16hr Daytime Noise (07:00-23:00) Dining Areas - 40 dB LAeq,16hr Daytime Noise (07:00-23:00) Outdoor Amenity Areas - 50 dB LAeq,16hr 55dB LAeq,16hr can be accepted in exceptional cases where normal mitigation cannot reach the 50dB level. Night time Noise (23:00 – 07:00) Bedrooms - 30 dB LAeq,8hr, Night time noise (23.00 – 07.00) Bedrooms - 45dBLAmax no more than 10-15 times per night (WHO guidelines) These levels must be capable of being achieved with windows open. For the purposes of calculation and unless specific window attenuation calculations are provided, noise reduction through a partially open window should be assumed to be 15dBA. If the above levels cannot be achieved with open windows, then the scheme must also include provisions for acoustically treated ventilation that will not compromise the acoustic performance of any proposals. Prior to the first occupation of the approved use or any individual phase of development, the applicant shall submit a validation report, in writing, to the Local Planning Authority, demonstrating the inclusion of all mitigation measures as agreed along with a report to show evidence of the installation of mitigation measures within the building to validate the submitted proposal scheme. Reason: To ensure a satisfactory standard of living environment for incoming occupiers in accordance with Policies CS 1 and QE6 of the Warrington Local Plan Core Strategy and the Environmental Protection SPD.
Condition At reserved matters stage a scheme shall be submitted to the Local Planning Authority for approval to deliver the required open space amounting to a maximum of 0.83 hectares (on the basis of 400 dwellings), comprising: 0.23ha of equipped play space (aligned to a Local Equipped Area for Play (LEAP) and Neighbourhood Equipped Area for Play (NEAP) including 20/30 metre buffers) on the application site. 0.30ha of informal play space is required in the southern part of the development site. 0.30ha should be made of an element of parks and gardens in the southern part of the development site. The scheme shall also include details of legal and funding mechanism(s) by which its implementation and management of the areas including into the long term will secured by the developer. The approved plans will be implemented, managed and maintained in accordance with the approved details. Reason: To cater for open space and equipped play space provision for up to 400 dwellings with sufficient protection to the amenity of nearby residents in accordance with Policies CS 1; CS 6; QE 3; QE 6; SN 7 and MP 10 of the Warrington Local Plan Core Strategy and the Planning Obligations SPD.
Condition The development hereby permitted shall not be carried out otherwise than in accordance with the following submitted plans, insofar as they relate to access (including, where necessary, agreement with the local Highway Authority under S278) and any subsequently approved reserved matters: 5148512-ATK-L-0006 - Site Location Plan 5148512-ATK-L-0007 - Site Plan GH_A_0001 Rev. P02 - Vehicular Access Location A Continuation of Existing Astor Drive GH_A_0001 Rev. P02 - Vehicular Access Location A Continuation of Existing Astor Drive Vehicle Tracking GH_B_0001 Rev. P02 - Vehicular Access Location B Continuation of Existing Tresham Drive GH_B_0001 Rev. P02 - Vehicular Access Location B Continuation of Existing Tresham Drive Vehicle Tracking GH_C_0001 Rev. P02 - Vehicular Access Location C Continuation of Existing Stansfield Drive GH_C_0001 Rev. P02 - Vehicular Access Location C Continuation of Existing Stansfield Drive Vehicle Tracking GH_D_0001 Rev. P02 - Vehicular Access Location D Witherwin Avenue/ Curzon Drive Amended Roundabout GH_D_0001 Rev. P02 - Vehicular Access Location D Witherwin Avenue/ Curzon Drive Amended Roundabout Vehicle Tracking GH_E_0001 Rev. P02 - Vehicular Access Location E Continuation of Curzon Drive GH_E_0001 Rev. P02 - Vehicular Access Location E Continuation of Curzon Drive Vehicle Tracking GH_F_0001 Rev. P02 - Vehicular Access Location F Continuation of Lichfield Ave GH_F_0001 Rev. P02 - Vehicular Access Location F Continuation of Lichfield Ave Vehicle Tracking HCAAG-ATK-HW00-DGN-DR-D-0104 Rev. P1.1 - A49 Cat and Lion Junction Potential Concept Scheme Reason – To define this permission and to secure delivery of the agreed access/ infrastructure measures.
Condition Any externally located plant or equipment shall not cause an increase in the ambient background noise level at the boundary of the nearest residential property. Any equipment not able to meet this requirement shall be acoustically treated prior to the plant or equipment’s first use, and retained thereafter. For the avoidance of doubt calculated rated noise levels from any externally mounted plant or equipment at the boundary of the nearest noise residential property should not exceed the existing background level in accordance with the results of a BS4142:2014 noise assessment. Reason: To prevent an increase in background noise levels and protect the amenity of any residents in accordance with Policies CS 1 and QE6 of the Warrington Local Plan Core Strategy and the Environmental Protection SPD.
Condition At reserved matters stage details of the type of play equipment, its design shall be submitted to the Local Planning Authority for approval. The development shall be completed in accordance with the approved details prior to the occupation of any dwelling. Reason: To ensure that the play equipment is appropriate in accordance with Policy QE 7 of the Warrington Local Plan Core Strategy.
Condition a) Details of the reserved matters set out below (the reserved matters) shall be submitted to the Local Planning Authority for approval within three years from the day of this permission: Layout Scale Appearance Landscaping b) The reserved matters shall be carried out as approved. c) Approval of all reserved matters shall be obtained from the Local Planning Authority in writing before any development is commenced. Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 (as amended) of the Town and Country Planning Act 1990.
Condition At reserved matters stage a surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions, and details of its implementation shall be submitted to the Local Planning Authority for approval. The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards and unless otherwise agreed in writing by the Local Planning Authority, no surface water shall discharge to the public sewerage system either directly or indirectly. The development shall be implemented in accordance with the approved details. Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution in accordance with Policies CS 1 and QE 4 of the Warrington Local Plan Core Strategy.
Condition Prior to first occupation of any dwelling on each individual phase a sustainable drainage management and maintenance plan relating to that phase for the lifetime of the development shall be submitted to the local planning authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum: a. Arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a resident’s management company; and b. Arrangements for inspection and ongoing maintenance of all elements of the sustainable drainage system to secure the operation of the surface water drainage scheme throughout its lifetime. The development shall subsequently be completed, maintained and managed in accordance with the approved plan. Reason: To ensure that management arrangements are in place for the sustainable drainage system in order to manage the risk of flooding and pollution during the lifetime of the development in accordance with Policies CS 1 and QE 4 of the Warrington Local Plan Core Strategy.
Condition The development hereby approved shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters as defined by condition 3 below, whichever is the later. Reason: To ensure that the Local Planning Authority retains the right to review unimplemented permissions and to comply with Section 92 (as amended) of the Town and Country Planning Act 1990.
Condition At reserved matters stage a scheme shall be submitted to the Local Planning Authority for approval for the protection of all trees/ shrubs/and vegetation to be retained both within and adjoining the site and its implementation prior to the commencement of any site works (including the five trees identified in section 3.05 of the submitted arboricultural report). This scheme shall also include a construction methodology for development and hardstanding within root protection areas and the installation of foundations, utility services and drainage systems in relation to root protection areas, in accordance with BS 5837:2012. Proposed materials, excavation depths and finished levels shall also be detailed in the scheme. The development shall be completed in accordance with the approved scheme and protection measures shall be in place for the duration of construction works. Reason: To ensure that retained trees are protected in accordance with Policies CS 1; QE 5, QE 6 and QE 7 of the Warrington Local Plan Core Strategy.
Informative The Local Planning Authority operates a pre-planning application advice service. All applicants are encouraged to engage with the Local Planning Authority at pre-planning application stage. As part of the determination of this planning application the Local Planning Authority has worked pro-actively and positively with the applicant ensuring that upon receipt all representations and consultation responses are available to view on the Council's web site. The Local Planning Authority has considered the application and where necessary considered either the imposition of planning conditions and/or sought reasonable amendments to the application in order to deliver a sustainable form of development in accordance with the National Planning Policy Framework.
Informative In many cases your proposal will also require consent under the Building Regulations 2010, for advice and guidance on the requirements of the Building Regulations, please contact our Building Control section on 01925 442554 or email building.control@warrington.gov.uk
Informative With effect from 1 April 2009, Government legislation introduced new national procedures for the discharge of conditions relating to planning permissions. Where planning permission is granted subject to conditions, it is the responsibility of the applicant, or any subsequent developer, to ensure that the terms of all conditions are met in full at the appropriate time. For each request to discharge one or more conditions, the relevant forms and fee should be submitted to Warrington Borough Council. Please see www.planningportal.gov.uk/uploads/appPDF/M0655Form027_england_en.pdf and www.planningportal.gov.uk/PpApplications/genpub/en/StandaloneFeeCalculator to download forms and obtain fee information. It should be noted that any number of conditions, relating to the same planning application, can be discharged at one time and therefore will only incur the one applicable fee. If conditions are discharged individually, a fee will be payable for each request made.
Informative All new developments must meet the requirements of Part H6 of the Building Regulations 2010 (Solid Waste Storage) and Section 46 (Receptacles for Household Waste) of the Environmental Protection Act 1990. Accordingly, Warrington Borough Council requires all new developments to make provision for modern and appropriate waste and recycling storage and collection facilities. All containers for waste and recycling are subject to a charge to cover their provision and delivery. Advice on the provision, sizes and costs of suitable storage containers as well as general advice is available from the Council’s Waste Services Team on; Tel: 01925 443048 or email: nsdwasteteam@warrington.gov.uk. Developers should purchase containers directly from the Council’s Waste Services Team as the containers must meet exact specifications related to the size of collection vehicle (as specified in the Council’s Design & Construction SPD). Failure to adhere to these specifications or to notify the Waste Services Team when residents take up occupation of individual properties will result in none collection of waste from a property.
Informative No consent whatsoever is granted or implied for the indicative housing development plots shown on the indicative concept masterplan drawing no. 5148512-ATK-L-0008 Rev. A.