1. The development hereby permitted shall be commenced before the expiration of five years from the date of this permission or two years from the date of the approval of the last of the reserved matters, whichever is the later.

2. Details of the reserved matters set out below shall be submitted to the Local Planning Authority for approval within three years from the date of this permission:

(a)  Layout

(b)  Scale

(c)  Appearance, and

(d)  Landscaping

Approval of all reserved matters shall be obtained from the Local Planning Authority in writing before any development is commenced and shall be carried out as approved.

3. The submission of all the reserved matters shall be in accordance with the details and design principles contained within the Design and Access Statement, Revision C received by the Local Planning Authority on 25th May 2012.  The development shall be carried out in strict accordance with the approved details. 

4. The detailed plans submitted as reserved matters shall include a survey of existing and proposed ground levels, sections across the site and details of the finished slab level for each property. The ground levels across the site and finished slab levels for each property shall be as per the approved plans.

5. The detailed landscaping plans submitted as reserved matters shall include:

(i)  details of boundary treatments and hard surfaces

(ii)  the location, size and species of all trees to be planted

(iii)  the location, size, species and density of all shrub and ground 

  cover planting

(iv)  a schedule of implementation

6. Before any construction commences, samples of the facing (brick), roofing and window materials to be used in the external construction of the development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

7. A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is sooner, for its permitted use.  The approved landscape management plan shall be carried out as approved.

8. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2008 (or any subsequent Order or statutory provision revoking or re-enacting the provisions of that Order), no garages, outbuildings or other extensions to a dwelling shall be erected unless expressly authorised.

9. The detailed plans submitted as reserved matters shall include details indicating the positions, design, materials and type of boundary treatment to be erected.  The subsequent boundary treatment approved as part of the reserved matters shall be completed for each of the dwellings hereby approved as and when they are completed and before each relevant dwelling is first occupied. Development shall be carried out in accordance with the approved details and retained as such thereafter.

10. The development authorised by this permission shall not begin until the local planning authority has approved in writing a full scheme of works for the construction of a signalised junction onto New Chester Road (A41) at the Port Sunlight Driving Range access, including:

(i)   Toucan Crossing facilities to assist pedestrians and cyclists to safely cross both New Chester Road (A41) and the improved site access and to link to the pathway between 322/324 New Chester Road.

(ii)   Waiting restrictions as appropriate.

(iii)    Traffic signs and road markings as appropriate.

(iv)   Alterations to the parking lay-by immediately to the north of the development site as appropriate.

(v)   Independent Safety Audits as appropriate.

First use of the development shall not begin until those works have been completed in accordance with the local planning authority's approval and have been certified in writing as complete by or on behalf of the local planning authority.

11. No development shall take place until an assessment of the nature and extent of contamination has been submitted to and approved in writing by the Local Planning Authority. This assessment must be undertaken by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. Moreover, it must include:

(i)   a survey of the extent, scale and nature of contamination;

(ii)   an assessment of the potential risks to:

human health,

property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

adjoining land,

groundwaters and surface waters,

ecological systems,

archaeological sites and ancient monuments;

12. Where land affected by contamination is found which poses unacceptable risks, no development shall take place until a detailed remediation scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme must include an appraisal of remediation options, identification of the preferred option(s), the proposed remediation objectives and remediation criteria, and a description and programme of the works to be undertaken including the verification plan. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to its intended use.

13. The approved remediation scheme shall be implemented and a verification report submitted to and approved in writing by the Local Planning Authority, prior to the development (or relevant phase of development) being brought into use.

14. 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. Development on the part of the site affected must be halted and a risk assessment carried out and submitted to and approved in writing by the Local Planning Authority. Where unacceptable risks are found remediation and verification schemes shall be submitted to and approved in writing by the Local Planning Authority. These shall be implemented prior to the development (or relevant phase of development) being brought into use.

15. A monitoring and maintenance scheme of the effectiveness of the proposed remediation must be submitted to and approved by the Local Planning Authority. The approved scheme shall be implemented, and any reports produced as a result, shall be submitted to and approved in writing by the Local Planning Authority.

16. No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface water drainage has been submitted to and approved in writing by the Local Planning Authority. No part of the development shall be brought into use until the drainage system has been constructed and completed in accordance with the approved plans.

17. No dwelling hereby permitted shall be occupied until surface water drainage works have been implemented in accordance with details that have been submitted to and approved in writing by the Local Planning Authority.  Before these details are submitted an assessment shall be carried out of the potential for disposing of surface water by means of sustainable drainage system in accordance with the principles set out in the National Planning Policy Framework and its Technical Guidance Note (or any subsequent version).  Where a sustainable drainage scheme is to be provided, the submitted details shall:

i.    provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface water;

ii.    include a timetable for its implementation; and

iii.   provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

18. Before any equipment, machinery or materials are brought onto site, a 1 metre high fence or other barrier as agreed in writing with the Local Planning Authority, shall be erected around the outer limit of the crown spread of all trees, hedges or woodlands shown to be retained on the submitted details and tree survey.  Such fencing shall be maintained in a satisfactory manner until the development is completed.  During the period of construction, no material shall be stored, fires started or trenches dug within these enclosed areas without the prior consent in writing of the Local Planning Authority.

19. No tree, shrub or hedgerow felling, or any vegetation management and/or cutting operations should take place during the period 1st March to 31st August inclusive unless otherwise agreed in writing by the Local Planning Authority.

20. Prior to commencement of development, full details of a scheme for the eradication of Japanese Knotweed shall be submitted to and approved in writing by the Local Planning Authority.  The scheme shall include a timetable for implementation and clearly identify the extent of the Japanese Knotweed on a scaled plan. It shall include measures that will be used to prevent the spread of Japanese knotweed during any operations e.g. mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / root / stem of any invasive plant listed under the Wildlife and Countryside Act 1981, as amended. Development shall proceed in accordance with the approved method statement.

21. The development shall be carried out in accordance with the recommendations and mitigation measures set out in the Extended Phase 1 Habitat Survey dated November 2011 received by the Local Planning Authority on the 27th January 2012 unless otherwise agreed in writing by the Local Planning Authority.  Should works on site not commence before February 2013 a further survey should be carried.  The re-survey shall be submitted to and approved in writing before any works commence on site

22. Prior to the commencement of development, a scheme for the provision and management of an undeveloped buffer zone alongside Dibbinsdale Brook shall be submitted to and agreed in writing by the local planning authority. Thereafter, the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed, in writing, with the local planning authority. The scheme shall include:
 

plans showing the extent and layout of the undeveloped buffer zone

details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term

details of any footpaths, fencing, lighting etc.

23. The development hereby permitted shall not be commenced until such time as a scheme for the provision of compensatory flood storage on or in vicinity of the site to a 1 in 100 year (plus climate change) fluvial standard has been submitted to, and approved in writing by, the local planning authority.

24. The submission of reserved matters shall include details that the finished floor levels are no lower than 8.06 metres above Ordnance Datum.  The development shall be carried out in strict accordance with the approved levels.

25. Prior to the first occupation of any dwelling hereby permitted, the developer will provide a publicly accessible recreational route along the length of the application site which border the River Dibbin watercourse.  The details of the scheme shall be submitted to and approved in writing by the local planning authority prior to the commencement of any development.

26. Before development is commenced, a scheme for the enhancement of biodiversity within the development site including an Ecological Management Plan shall be submitted to and approved in writing by the Local Planning Authority.  This scheme shall then be implemented in full in a timescale to be agreed in writing with the Local Planning Authority.

27. Prior to the commencement of development a noise assessment shall be carried out that considers the disturbance effect on features including overwintering assemblages of birds and shall be submitted to and approved by the Local Planning Authority.  The Assessment shall include mitigating measures that will be implemented throughout the construction process.