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

2. The development hereby granted outline planning permission 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.

3. No development for the residential scheme hereby approved in outline shall commence on site until details of the following reserved matters have been submitted to and approved in writing by the Local Planning Authority within three years from the date of this permission.

(a) The scale of the development;

(b) The layout of the development;

(c) The external appearance of the development; and

(d) The landscaping of the site.

The development shall be carried out in accordance with the approved details.

4. No phase of development shall take place until samples of the facing/roofing/window materials to be used in the external construction relevant to that phase 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.

5. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 23rd March 2016 and listed as follows: 4439_003 and 006 and the principles contained within the  “Design Parameters” (July 2016) received by the Local Planning Authority on 11th August 2016

6. Full details of a scheme (including the calculations)showing that each dwelling unit will be constructed so as to provide noise attenuation to not exceed, 35dBLAeq16hour (7.00 hrs to 23.00hrs) and 30dBLAeq8hour (23.00hrs to 7.00hrs) with the windows open, against external noise source particularly from the industrial/commercial units to the railway line site and Pasture Road adjacent to the site shall be submitted as part of the reserved matters application in relation to appearance, landscaping, layout and scale for consideration by the Local Planning Authority. The development shall be completed in accordance with the approved details prior to the first occupation of each dwelling unless otherwise agreed in writing with the Local Planning Authority.

7. An acoustic barrier shall be erected along the north and east boundary of the development site, full details shall be submitted to and approved by the Local Planning Authority before building works commence on site. The approved details shall be implemented in full to the satisfaction of the Local Planning Authority.

8. No phase of development for the access to manufacturing units, security building, weighbridge, car & cycle parking, landscaped boundary treatment; and associated infrastructure for Burton’s biscuit company shall take place until full details of soft and hard landscaping relevant to that phase have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall detail the locations, species and heights of all existing and proposed trees, shrubs and hedge planting and all existing and proposed grassed and hard surfaced areas and any other natural or proposed features. The approved scheme shall be implemented in full in the first planting season following first occupation of the relevant phase hereby permitted, unless otherwise agreed in writing by the Local Planning Authority. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within five years from the completion of the scheme shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted unless otherwise agreed in writing by the Local Planning Authority.

9. The detailed landscaping scheme submitted as part of the reserved matters shall include:

(i)  full details of all boundary treatments;

(ii)   full details of all hard surfaces;

iii)   the location, size and species of all trees to be planted;

(iv)  the location, size, species and density of all shrub and ground cover planting;

(v)  the location of public open space at a rate of 60 square metres per dwelling including provision for safe children’s play, and

(v)  a schedule of implementation and maintenance.

The development shall be carried out and in accordance the approved scheme and shall be maintained as such thereafter. 

10. Prior to first occupation of the residential development a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The provisions of the Travel Plan shall be implemented and operated in accordance with the timetable contained therein unless otherwise agreed in writing with the Local Planning Authority.

11. Full details of secure covered cycle parking and/or storage facilities for the residential phase shall be submitted as part of the reserved matters relating to appearance, layout and scale for consideration to and approved in writing by the Local Planning Authority. These facilities shall be provided in accordance with the approved details and made available for use prior to occupation of the residential development hereby permitted and shall be retained for use at all times thereafter.

12. No phase of development shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

A preliminary risk assessment which has identified:

·  all previous uses

·  potential contaminants associated with those uses

·  a conceptual model of the site indicating sources, pathways and receptors

·  Potentially unacceptable risks arising from contamination at the site.

A site investigation scheme shall provide information as follows:

·  a detailed assessment of the risk to all receptors that may be affected, including those off site

·  site investigation results and detailed risk assessment and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken

·  a verification plan providing details of the data that will be collected in order to demonstrate that the works set out above are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

13. No phase of development shall take place until a verification report demonstrating completion of the works set out in the approved remediation strategy relevant to that phase and the effectiveness of the remediation has been submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a long-term monitoring and maintenance plan) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

14. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

15. Full details of a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, shall be submitted as part of the reserved matters relating to appearance, layout and scale for consideration by the Local Planning Authority. The approved Site Waste Management Plan shall be implemented concurrently with the development hereby approved in full unless otherwise agreed in writing with the Local Planning Authority.

16. No phase of development shall take place (including any demolition works) UNTIL a Construction Management Plan or Construction Method Statement for the demolition and/or construction of the development of that phase hereby approved has been submitted to, and approved in writing by, the Local Planning Authority. The demolition and construction works shall be carried out in accordance with the approved details. Details submitted in respect of the method statement shall provide for routes for construction traffic, the provision of parking facilities for contractors and visitors during all stages of the development, hours of operation, the provision of a means of storage and/or delivery for all plant, site huts, site facilities and materials and shall provide for wheel cleaning facilities during the demolition, excavation, site preparation and construction stages of the development and/or method(s) of prevention of mud being carried onto the highway.

17. No tree, shrub or hedgerow felling/scrub clearance/ground clearance/building works/vegetation management/cutting operations is to take place during the period 1 March to 31 August inclusive. If it is necessary to undertake works during the bird breeding season then all buildings, trees, scrub and hedgerows are to be checked first by an appropriately experienced ecologist to ensure no breeding birds are present. If present, details of how they will be protected would be required to be submitted to and approved in writing by the Local Planning Authority.

18. No phase of developments hall take place until a scheme for the disposal of foul and surface water drainage relevant to that phase has been submitted to and approved in writing by the Local Planning Authority. No phase of the development shall be brought into use until the drainage system for that phase has been constructed and completed in accordance with the approved plans.

19. Full details of the arrangements for the storage and disposal of refuse, and vehicle access thereto, within the curtilage of each dwelling on the site, shall be submitted as part of a reserved matters application for the residential development relating to appearance, landscaping and scale for consideration by the Local Planning Authority. The development shall be completed in accordance with the approved details prior to the first occupation of each dwelling unless otherwise agreed in writing with the Local Planning Authority.

20. No development for the access to manufacturing units; security building; weighbridge; car & cycle parking; landscaped boundary treatment; and associated infrastructure for Burton’s Biscuit Company shall commence until full details of a scheme for a sustainable drainage system1 to serve the site, and method of implementation including arrangements to secure funding and maintenance for the lifetime of the development,  including any arrangement for the adoption by any public body or statutory undertaker and any other arrangements required to secure the operation of the system, have been submitted to and approved in writing by the Local Planning Authority in consultation with Lead Local Flood Authority. The approved scheme shall be implemented in accordance with the approved details and timetable. Thereafter the sustainable drainage system shall be managed and maintained in accordance with the approved scheme.

21. As part of an application for the approval of reserved matters for layout, appearance, landscaping and scale of the residential development full details of a scheme for a sustainable drainage system to serve the site, and method of implementation including arrangements to secure funding and maintenance for the lifetime of the development,  including any arrangement for the adoption by any public body or statutory undertaker and any other arrangements required to secure the operation of the system, shall be submitted for consideration by the Local Planning Authority in consultation with Lead Local Flood Authority.

22. The detailed plans submitted as reserved matters shall include a survey of existing and proposed ground levels, sections across the site, details of all highway levels and finished slab level for each property in relation to ground levels on adjoining land within and outside the site including the railway, highway and River Birket. The ground levels across the site and finished slab and highway levels shall be finished concurrently with each phase of development and maintained as such thereafter in accordance with the approved plans.

23. No development for the access to manufacturing units and the security building; weighbridge; car & cycle parking; landscaped boundary treatment; and associated infrastructure for Burton’s Biscuit Company shall take place until full details of existing ground levels, earthworks excavations and proposed finished levels in relation to exiting levels on adjoining land within and outside the site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

24. No phase of development shall commence until full details and a timetable of works to provide two accesses onto Pasture Road together with the new roads within the site relevant to that phase have been submitted to and approved in writing by the Local Planning Authority. Such details shall include, but shall not be limited to, carriageways, footways and footpaths, verges, cycle routes, street furniture, sewers and surface water drainage. The works shall be completed in accordance with the approved details and timetable to the written satisfaction of the Local Planning Authority.

25. No development shall commence until details of works to provide a pedestrian refuge on Pasture Road have been submitted to and agreed in writing by the Local Planning Authority. The works shall be completed in accordance with the approved details, to the written satisfaction of the Local Planning Authority, prior to first occupation of the development hereby approved.

26. No development shall commence until details of works to upgrade two bus stops on Pasture Road to the latest standards have been submitted to and agreed in writing by the Local Planning Authority (including repositioning as required and all necessary highway works, road markings and traffic signs). The works shall be completed in accordance with the approved details, to the written satisfaction of the Local Planning Authority, prior to first occupation of the development hereby approved.

27. No development shall commence until details of works to provide two vehicle activated Signs on Pasture Road have been submitted to and agreed in writing by the Local Planning Authority. The works shall be completed in accordance with the approved details, to the written satisfaction of the Local Planning Authority, prior to first occupation of the development hereby approved.

28. Surface water drainage works shall be carried out in accordance with the details contained within the submitted Drainage Strategy approved in writing by the Local Planning Authority, in conjunction with the Lead Local Flood Authority. The surface water drainage scheme shall be fully constructed prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the approved Drainage Strategy, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority in consultation with the Lead Local Flood Authority.

29. No development shall commence until details of an appropriate management and maintenance plan for the surface water sustainable drainage system, comprising all components of the surface water drainage system, for the lifetime of the development have been submitted to the Local Planning Authority, in conjunction with the Lead Local Flood Authority.  The plan shall be implemented in accordance with the approved details prior to first occupation of any of the approved dwellings, or completion of the development, whichever is the sooner.  Thereafter the surface water sustainable drainage system shall be managed and maintained in accordance with the approved details.