1. The development hereby permitted shall be commenced before the expiration of three 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

(d)  Access and

(e)  Landscaping

For the avoidance of doubt, the reserved matters shall:

i.  set out the arrangements for the retention of existing sandstone boundary walls

ii.  include a survey of existing trees and methods of protection during the construction phase

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 remainder of the undeveloped land within the site shall be suitably landscaped in accordance with a scheme to be submitted to and approved by the Local Planning Authority before any works commence on site, the landscape work to be completed during the first available planting season following completion of the development hereby approved and shall be maintained thereafter to the satisfaction of the Local Planning Authority.

4. For the avoidance of doubt, in any subsequent application for the approval of reserved matters, the number of residential dwellings shall not exceed 2.

5. No development shall commence until a datum for measuring land levels and full details of existing and proposed ground levels, finished floor levels and the relationship with the highway taken from that datum, have been submitted to and agreed in writing by the Local Planning Authority. The development shall be implemented only in strict accordance with the details agreed and retained as such thereafter.

6. Notwithstanding the indicative details provided, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previous submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

7. No development shall take place on the application site until the applicant or their agent or successors in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority.

8. Before any construction commences, samples of the facing, roofing and window 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.

9. A scheme of acoustic glazing shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development.  The approved scheme shall be implemented prior to occupation of the building and shall be retained thereafter.

10. The residential dwellings shall be constructed so as to provide sound attenuation against external noise, in accordance with a scheme of works previously submitted to and approved in writing by the Local Planning Authority. The scheme shall confirm a means of attenuation with windows shut and other means of ventilation provided.