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

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 30th April 2013 and listed as follows: 1317-SI-07 Rev B, 1317-EWD-02, 1317-EWD-01, 1317-SI-08, 1317-SI-09 Rev A, 1317-EW-400 Rev A, 1317-GA-AB, 1317-GA-CDEFGHK, 1317-GA-J, 1317-GA-L-01 and 1317-GA-L-02, all dated January 2013.

3. Prior to the first occupation or use of the development, a scheme for the provision of affordable housing to be provided shall be submitted to and agreed in writing by the Local Planning Authority. The scheme shall include the occupancy criteria to be used in determining the identity of prospective and successive occupier of the affordable housing and the means by which such occupancy can be enforced. The approved scheme shall be implemented in full and in perpetuity unless otherwise agreed in writing with the Local Planning Authority.

4. The development shall be implemented utilising the facing and roofing materials submitted to the Local Planning Authority on 13th February 2012, unless an alternative material is submitted to and agreed in writing by the Local Planning Authority.

5. No development shall take place before details of a scheme of landscaping, which shall include details of both hard and soft landscaping works and earthworks, has been submitted to and approved in writing by the Local Planning Authority.  The scheme as approved shall be carried out in the first planting season following the completion of development.  Any trees, shrubs or plants that die within a period of five years from the completion of development, or are removed and/or become seriously damaged or diseased in that period, shall be replaced (and if necessary continue to be replaced) in the first available planting season with others of similar size and species, unless the Local Planning Authority gives prior written permission for any variation.

6. No development shall take place before a detailed Method Statement for the protection of the retained trees (section 7, BS5837, the Tree Protection Plan) has been submitted to and approved in writing with the Local Planning Authority.  The development shall be implemented in accordance with the approved method statement. For the avoidance of doubt, the method statement shall include:

A; a schedule of tree works for all the retained trees in paragraphs (a) and (b) above, specifying pruning and other remedial or preventative work, whether for physiological, hazard abatement, aesthetic or operational reasons.  All tree works shall be carried out in accordance with BS3998, 1989, Recommendations for tree work. 

B; the details and positions (shown on the plan at paragraph (a) above) of the Ground Protection Zones (section 9.3 of BS5837).

C; the details and positions of the Tree Protection Barriers (section 9.2 of BS5837), identified separately where required for different phases of construction work (e.g. demolition, construction, hard landscaping). The Tree Protection Barriers must be erected prior to each construction phase commencing and remain in place, and undamaged for the duration of that phase.  No works shall take place on the next phase until the Tree Protection Barriers are repositioned for that phase.

D; the details and positions (shown on the plan at paragraph (a) above) of the Construction Exclusion Zones (section 9 of BS5837).

E; the details and positions (shown on the plan at paragraph (a) above) of the underground service runs (section11.7 of BS5837).

F; the details of any changes in levels or the position of any proposed excavations within 5 metres of the Root Protection Area (para. 5.2.2 of BS5837) of any retained tree, including those on neighbouring or nearby ground.

G; the details of any special engineering required to accommodate the protection of retained trees (section10 of BS5837), (e.g. in connection with foundations, bridging, water features, surfacing)

H; the details of the working methods to be employed for the installation of drives and paths within the RPAs of retained trees in accordance with the principles of "No-Dig" construction.

I; the details of the working methods to be employed with regard to the access for and use of heavy, large, difficult to manoeuvre plant (including cranes and their loads, dredging machinery, concrete pumps, piling rigs, etc) on site.

J; the details of the working methods to be employed with regard to site logistics and storage, including an allowance for slopes, water courses and enclosures, with particular regard to ground compaction and phytotoxicity.

K; the details of the method to be employed for the stationing, use and removal of site cabins within any RPA (para. 9.2.3 of BS5837).

L; the details of tree protection measures for the hard landscaping phase (sections 13 and 14 of BS5837).

M; the timing of the various phases of the works or development in the context of the tree protection measures.

7. The materials detailed in approved schedule ref. RW.AP.1317 shall be used in the external construction of this development unless an alternative material has previously been submitted to and approved in writing by the Local Planning Authority. The development shall be retained as such thereafter.

8. Prior to the first occupation or use of the development facilities for cycle parking of a type and in a location previously submitted to and agreed in writing by the Local Planning Authority shall be provided and these facilities shall be permanently retained thereafter.

9. No development shall take place before an assessment, carried out in accordance with authoritative technical guidance (CLR11), has been submitted to and approved in writing by the Local Planning Authority. If any contamination posing unacceptable risks is found, a report specifying the measures to be taken to remediate the site to render it suitable for the approved use shall be submitted to and approved in writing by the Local Planning Authority. The site shall be remediated in accordance with the approved measures and a verification report shall be submitted to and approved by the Local Planning Authority. If, during the course of development, any contamination posing unacceptable risks is found which has not been previously identified, additional measures for the remediation of this shall be submitted to and approved in writing by the Local Planning Authority. The remediation of the site shall incorporate the approved additional measures and a verification report shall be submitted to and approved by the Local Planning Authority.

10. No development shall take place before (and notwithstanding the details included with the approved plans) 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 a timetable agreed in writing with the Local Planning Authority. Development shall be carried out in accordance with the approved details.

11. No development shall take place before details of the proposed finished floor levels has been submitted to and agreed in writing by the Local Planning Authority. The submitted levels shall be measured against a fixed datum (notwithstanding any such detail shown on previously submitted plans) and shall show the existing and finished ground levels, eaves and ridges heights of surrounding properties. The development shall be carried out in accordance with the approved details and retained as such thereafter.

12. The development permitted by this planning permission shall only be carried out in accordance with the submitted Flood Risk Assessment (FRA)January 2013/25835LRD/Sutcliffe and the mitigation measures detailed within that FRA. The mitigation measures shall be fully implemented prior to occupation and subsequently maintained in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may be agreed in writing by the Local Planning Authority. 

13. No development shall take place before a Drainage Impact Study, a surface water drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The surface water scheme shall be fully implemented before the first use/occupation of the development and be constructed in accordance with the approved details and subsequently maintained in accordance with the timing/phasing arrangements embodied within the scheme or within any other period as may be agreed in writing by the Local Planning Authority.

14. No development shall take place before a scheme to manage overland flow due to event exceedence has been submitted to and approved in writing by the Local Planning Authority. 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 be agreed in writing by the Local Planning Authority.

15. No removal of trees/scrubs/hedges or any other vegetation management shall be carried out on site between 1st March to 31st August inclusive in any year, unless otherwise agreed in writing by the Local Planning Authority.

16. Prior to the first occupation or use of the development pedestrian dropped kerbs shall be provided at the junction of the new road junction proposed with Stavordale Road. These works shall be in accordance with details, which have been submitted to and approved in writing by the Local Planning Authority