The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Before any construction commences, full details and samples of the all the facing and roofing materials to be used in the external construction of this 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.

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. For the avoidance of doubt, 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 and proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments.

4Where land affected by contamination is found that 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 options, the proposed remediation objectives and remediation criteria, and a description and programme of the works to be undertaken including the verification plan and subsequent monitoring and maintenance scheme. As a minimum, the scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act in relation to its intended use. 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 being brought into use.

In the event that contamination is found at any time when carrying out the approved development that was not previously identified, development on that part of the site shall 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 being brought into use.

Notwithstanding the detail provided in the approved plans, no development shall take place until a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority.  The boundary treatment shall be completed in accordance with the plan approved, before the buildings are first occupied.

The development hereby permitted shall not be commenced until such time as a scheme for the provision and implementation of a surface water regulation system has been submitted to, and approved in writing by, the Local Planning Authority. For the avoidance of doubt, the scheme shall include a 30% reduction in impermeable surfacing/ or commensurate reduction in surface water run-off from the existing development. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

The development hereby permitted shall not be commenced until such time as a scheme for the management of overland flow from surcharging of the site's surface water drainage system is submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the proposed ground levels and proposed finished floor levels. The scheme shall ensure:

(i)  Flood flow routing across the site shall be uninterrupted 

(ii)  Finished floor levels shall be raised a minimum of 0.15m above existing ground levels.

The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

No development shall commence until the Local Planning Authority has approved in writing a full scheme of works to include :-

i) the details of traffic calming measures within Milner Street, Rundle Street, Carrington Street, Thorneycroft Street and Plumer Street, including the relocation and reinstatement of any existing road humps to the latest Local Authority standard.

ii) the existing carriageways within the site to be resurfaced as per the Highways Authority's Adoptable Residential Road Specification.

iii ) the existing footways to be reconstructed with flexible construction and proposed pedestrian tactile paved crossings to be provided at locations agreed with the Council's Highway's Dept as per our Highways Authority Adoptable Residential Road Specification.

iv) the proposed street lighting locations and design.

v) visibility splays of 2.4m x 2.4m to each vehicular crossing

The development authorised by this permission shall not be occupied until the approved works have been completed in full in accordance with the approved scheme of works.

The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 20th May, 09th August and 19th August 2013 and listed as follows: 13004 000 (April 2013), 13004 001 Rev D (April 2013), 2012/622-100-- (undated), 2012/622-100/A (undated), HH08/665-100/02 (May 2008), HH08/763B-100/02 (November 2010), HH08/843FE-100/02A (May 2008), HH08/844FE-100/02A (May 2008), HH08/844SE-100/02A (May 2008), 2012/919-100 (undated), 2012/740v1-100 (undated), HH2008/1011-100/02 (May 2008), HH2008/1311-100/02 (April 2013), L4573/01 (13/05/2013), L4573/02 (13/05/2013), L4573/03 (13/05/2013).

The remainder of the undeveloped land within the curtilage of the site shall be suitably hard and soft landscaped with in accordance with a scheme to be submitted to and approved by the Local Planning Authority prior to commencement of any construction work on the site. Such landscaping work to be shall be carried out prior to the occupation of any part of the development or in accordance with an alternative timetable to be agreed in writing with the Local Planning Authority.  Any trees or plants that within a period of five years after planting, are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective shall be replaced with others of a species, size and number as originally approved in the first available planting season unless the Local Planning Authority gives its written consent to any variation.

A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for the area identified as Public Open Space on approved drawing 13004 001 Rev D shall be submitted to and approved by the Local Planning Authority prior to the first occupation of the development. The landscape management plan shall be carried out as approved.

No development shall commence until a scheme of security lighting for the illumination of the area of Public Open Space and the 'proposed link to existing footpath' between the development site and the adjacent land to the west, as indicated on approved drawing 13004 001 Rev D, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in full prior to the first use or occupation of the residential units hereby permitted, and retained as such thereafter.

The development shall not begin until a scheme for the provision of affordable housing as part of the development has been submitted to and approved in writing by the local planning authority. The affordable housing shall be provided in accordance with the approved schemeand shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework or any future guidance that replaces it. 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 10% of housing units/bed spaces;

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.

The proposed temporary sales building shall only be implemented in accordance with the approved plans submitted to the Local Planning Authority on the 9th August 2013, listed as follows: 13004-02 (July 2013) and 2008/SD/T1-203E (June 2010). The building shall be used only for the promotion of sales of residential units within the development hereby permitted and for no other purpose, and shall be permanently removed from the site prior to the occupation of the 100th dwelling within the development hereby permitted, or within 2 years of the commencement of development (whichever is the sooner), unless an alternative timescale has previously been submitted to and agreed in writing by the developer.