|| The development hereby approved shall be commenced before the expiration of three years from the date of this permission.
Reason - To ensure that the local planning authority retains the right to review unimlemented permissions and to comply with Section 91 (as amended) of the Town & Country Planning Act 1990.
|| Prior to occupation of the development a sustainable drainage management and maintenance plan 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;
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; and
c. Provision for the disposal of foul and surface water on separate systems.
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 CS1, QE4 and QE7 of the adopted Local Plan Core Strategy for Warrington.
|| The detailed flood protection measures set out in section 5.3 of the submitted flood risk assessment (ie Flood Risk Assessment and Drainage Strategy Report by the Alan Johnston Partnership LLP, ref BSW-AJP-ZZ-XX-RP-C-3000, dated 9th December 2020) shall be implemented and retained for the lifetime of the development.
Reason – To protect against the flood risk which has been assessed in accordance with policies CS1 and QE4 of the adopted Local Plan Core Strategy and with part 14 of the NPPF; Meeting the challenge of climate change, flooding and coastal change.
|| A Watching Brief shall be implemented to legislate for unexpected or previously-unidentified contamination encountered during site works. Occupancy or use of the development shall not be permitted until such time as written confirmation of the presence or absence of contamination during site works.
If contamination is not present, a ‘Confirmation Report’ providing suitable photographic (or other) evidence, shall be submitted to and agreed in writing with the Local Planning Authority.
If contamination is present work shall cease immediately until such time as provisions A to D below are completed to the written satisfaction of the Local Planning Authority. All requirements to be completed in accordance with the following guidance references: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007):
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 & 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.
C: REMEDIATION & 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.
D: 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.
E: LONG-TERM MONITORING & 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 the investigations, remediation and verification are completed. The actions required in Sections A to E 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 CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and with Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).
|| No trees within the application site shall be removed until an impact statement, which sets out which – if any - trees which are visible from the Broomfields Road frontage are to be removed, together with a justification for their removal and proposals for their replacement within the application site. Measures to protect all trees to be retained during the construction of the development shall be submitted to and agreed in writing by the local planning authority prior to any excavation for any development on site. Such protective measures as are agree shall be implemented and kept in place until the completion of construction.
Reason – To protect trees which make a valuable contribution to the appearance of the site in accordance with policies CS1 and QE3 of the adopted Local Plan Core Strategy for Warrington.
|| Prior to the first use of any of the proposed extensions hereby approved, a detailed scheme of landscape planting shall be submitted for written approval to the local planning authority. The submitted landscaping scheme shall include details of the size and species of all trees, shrubs and plants proposed to form part of the landscaping and the numbers of each to be planted. The planting shall take place in the first planting season following first use of the proposed extensions. Any approved planting which, within a period of five years from first planting, dies, is damaged or becomes seriously diseased shall be replaced with new planting in the first available planting season.
Reason – To mitigate for the loss of trees on the site; to improve the appearance of the expanded car park when seen from Broomfields Road and to deliver a high quality landscaping scheme as part of the finished development in accordance with policies CS1; QE3 and QE7 of the adopted Local Plan Core Strategy for Warrington and with the Council’s adopted Design and Construction SPD.
|| This permission shall be implemented in accordance with the following:-
BHSU-10A-V0-00-DR-A-0000_Site Location Plan - Upper Site
BHSU-10A-V0-00-DR-A-0001_Existing and Proposed Site Plans
BHSU-10A-V0-00-DR-A-0200_Existing GF Plan - BB103
BHSU-10A-V0-01-DR-A-0202_Existing 1F Plan - BB103
BHSU-10A-V0-00-DR-A-0205_Proposed GF Plan - BB103
BHSU-10A-V0-01-DR-A-0207_Proposed 1F Plan - BB103
BHSU-10A-V0-XX-DR-A-0800_Contractor Compound and Logistics
BHSU-10A-V0-ZZ-DR-A-0103_Proposed 3D View
BHSU-10A-V0-ZZ-DR-A-0230_Existing Elevations - Sheet 1 of 2
BHSU-10A-V0-ZZ-DR-A-0231_Proposed Elevations - Sheet 1 of 2
BHSU-10A-V0-ZZ-DR-A-0232_Existing Elevations - Sheet 1 of 2
BHSU-10A-V0-ZZ-DR-A-0233_Proposed Elevations - Sheet 1 of 2
BHSU-10A-V0-ZZ-DR-A-0240_Courtyard Connection - Sheet 1
BHSU-10A-V2-02-DR-A-2400_Existing Roof Plan
BHSU-10A-V2-02-DR-A-2401_Proposed Roof Plan
Reason - To define this permission.
|| The development hereby approved shall not be constructed above ground level until written and photographic details of the external roofing and facing materials and rainwater goods (including manufacturer's details) have been submitted to and approved in writing by the local planning authority. Material samples shall be made available to view on site. The development shall be constructed in accordance with the approved detail/ samples and retained thereafter.
Reason - In the interests of the character and appearance of the development in the locality in accordance with policies CS1 and QE7 of the adopted Local Plan Core Strategy for Warrington and the Council's Design and Construction Supplementary Planning Document.
|| Prior to the commencement of any works on site, the developer shall provide in writing a Construction, Highways & Environmental Management Plan (CHEMP) to the LPA for written approval. The CHEMP shall review all demolition and construction operations proposed on site including logistics. It shall cover as a minimum the following areas of work on a phase by phase basis, identifying appropriate mitigation measures as necessary:
A. Highway and Traffic
• Construction traffic routes, including provision for access to the site. Entrance/exit from the site for visitors/contractors/deliveries.
• Temporary roads/areas of hard standing. Schedule for large vehicles delivering/exporting materials to and from site and details of manoeuvring arrangements. For the avoidance of doubt all construction vehicles shall load/unload within the confines of the site and not on the highway.
• Details of street sweeping/street cleansing/wheel wash facilities.
B Site layout and Storage
• Proposed locations of Site Compound Areas. Siting of temporary containers. Location of directional signage within the site. Parking for contractors, site operatives and visitors. Identification of working space and extent of areas to be temporarily enclosed and secured during each phase of demolition/construction. Storage of materials and large/heavy vehicles/machinery on site.
C Environmental Controls
• Proposed Construction Hours, proposed hours of site access and delivery hours of all vehicles to site, Phasing of works including start/finish dates.
• Details of activity on site outside the stated construction hours, e.g. workers / security on site, movement, setting up or dismantling of equipment, lighting, installation of services, etc.
• Environmental mitigation measures, including noise & vibration, dust and air quality measures mitigation measures including consideration of using low emission non-road mobile machinery. Details for the recycling/storage/disposal of waste resulting from the site. Consideration for joining a Considerate Contractors Scheme.
Once approved in writing, all identified measures within the CHEMP shall be implemented in accordance with the requirements therein and shall be reviewed on a regular basis and in case of receipt of any justified complaint. The CHEMP and agreed requirements therein shall remain in force for the duration of all construction activities on site.
Any changes to the identified CHEMP 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.
The development shall be carried out in accordance with the approved plan, unless otherwise agreed in writing with the Council as Local Planning Authority.
Reason: To ensure that adequate on-site provision is made for construction traffic, including allowance for the safe circulation, manoeuvring, loading and unloading of vehicles, as well as parking, and to reduce impact on residential amenity and the general amenity of surrounding occupiers in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and Sections 3 and 6 of the Environmental Protection Supplementary Planning Document (May 2013).
|| A scheme for the design and construction of the site accesses shall be submitted to and approved in writing by the Council as Local Planning Authority. The accesses shall be designed in accordance with the principles set out in the approved drawings. The site access roads shall include the three existing access points from Broomfields Road and the junction with the leisure centre access road. Pedestrian crossing points and tactile paving shall be provided at all crossing points. The approved scheme shall subsequently be completed prior to first use of the extensions hereby approved. The access shall be kept available for use at all times.
Reason: In order that the Council is satisfied that the highway works are carried out to the appropriate standard and to enable vehicles to enter and leave the premises in a safe manner without causing a hazard to other road users in the interests of road safety in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.
|| The development shall not be brought into use until the areas indicated on the approved plans to be set aside for parking and servicing have been surfaced, drained and permanently marked out or demarcated in accordance with the details and specifications shown in the approved drawings. The parking and servicing areas shall be retained as such thereafter.
Reason: To ensure that adequate provision is made on the site for the traffic generated by the development, including allowance for safe circulation, manoeuvring, loading and unloading of vehicles as well as parking, and that hard-surfaced areas have a satisfactory appearance in accordance with policies CS1; CS4; and QE6 of the Local Plan Core Strategy for Warrington.
|| A scheme for the provision of cycle parking in accordance with the Council’s current standards shall be submitted to and approved in writing by the Council as Local Planning Authority. The scheme shall be implemented as approved before any part of the development is brought into use and shall be retained for use as such thereafter. Notwithstanding the provisions of the Town and Country Planning Act (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no building works, which reduce this provision, shall take place except following the express grant of planning permission by the Council.
Reason: To ensure adequate provision in accordance with policies CS1 and QE6 of the adopted Local Plan Core Strategy for Warrington and with the Council’s Standards for Parking in New Development SPD and to encourage travel by cycling.
|| The development shall not be occupied until the owners and occupiers of the site have appointed a Travel Plan Co-ordinator. The Travel Plan Co-ordinator shall be responsible for the implementation, delivery, monitoring and promotion of the Travel Plan, including the day-to-day management of the steps identified to secure the sustainable transport initiatives. The details (name, address, telephone number and email address) of the Travel Plan Co-ordinator shall be notified to the Council as Local Planning Authority upon appointment and immediately upon any change.
Reason: To ensure that an approved Travel Plan is implemented, in order to establish sustainable, non-car modes of transport in accordance with policies CS1; MP1; MP3; MP4; MP7; MP10 and QE6 of the adopted Local Plan Core Strategy for Warrington and with the Standards for Parking in New Development SPD.
|| A School Travel Plan shall be submitted and agreed in writing by the Council as Local Planning Authority, in consultation with the Council’s Travel Choices manager, by September 2021. For the avoidance of doubt, the School Travel Plan shall include, but not be limited to the following:
a) Allocation of a Travel Plan coordinator at the school
b) Involvement of the headteacher, staff, pupils, parents and governors
c) Clearly defined targets and objectives for mode share
d) Data obtained from staff and pupils
e) Appropriate measures taken to improve and encourage sustainable travel
f) An action plan including a timetable for the implementation of each element
g) Annual reinforcement of the School Travel Plan by monitoring and review
Reason: To allow travel behaviour change measures to be embedded before the relocation of Year 9 to the Upper School in September 2022 and to ensure that the completed development is accessible by a variety of means of travel in accordance with policies CS1; MP1; MP3; MP4; MP7; MP10 and QE6 of the adopted Local Plan Core Strategy for Warrington and with the Standards for Parking in New Development SPD.
|| Noise Informative: Working Hours For Development Sites:-
In the interests of residential amenity, the applicant/agent/developer is strongly advised to adopt the following recommended construction/demolition hours for all works on site.
Works audible at or beyond the site boundary should not occur outside of Monday to Friday 08.00hrs to 18.00 hrs, Saturday 08.30hrs to 13.30hrs and at no time on Sundays or Public/Bank Holidays.
Noisy or disruptive works carried on outside of these hours are much more likely to raise objections or complaints by local residents (due to disturbance) to the redevelopment of the site which may, in turn, result in formal action being pursued by Public Protection Services to enforce the recommended hours.
Contact: For more advice and guidance on recommended construction/demolition hours or construction/demolition methods, please contact an officer from Public Protection on 01925 442589.
Environmental Protection Supplementary Planning Document (SPD):-
For advice concerning Environmental Protection matters [Contaminated Land Assessments, Air Quality Assessments, Odour Assessments, Noise or Lighting requirements] please refer to the Environmental Protection Supplementary Planning Document on the Warrington Borough Council website: https://www.warrington.gov.uk/supplementary-planning-documents
Contact: For further verbal advice please contact the Contaminated Land team on 01925 442581, Mr Richard Moore regarding Air Quality on 01925 442596 or Mr Steve Smith regarding Odour, Noise or Lighting on 01925 442589.
Lighting Informative: Installation of Lighting Schemes
Any external area lighting should be designed and installed by competent persons. The system should be designed according to best practice in respect of glare, light spill, efficiency and appropriate hours of operation based on the need for the lights. Advice can be obtained from: Institution of Lighting Professionals, Regent House, Regent Place, Rugby, CV21 2PN. https://www.theilp.org.uk/home/ or other equivalent professional organisations.
|| 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.
|| Whilst the development has been assessed as low risk for bats, the applicant is reminded that under the 2019 Regulations it is an offence to disturb, harm or kill bats. If a bat is found all work should cease immediately and a suitably licensed bat worker employed to assess how best to safeguard the bat(s). Natural England should also be informed.