1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.

2. Before any construction commences, samples of 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.

3. Detailed drawings shall be submitted to and approved by the Local Planning Authority before any work is commenced to indicate the finished site and ground floor levels intended at the completion of the development in relation to the existing site levels and the levels of the adjoining land and the development shall be carried out and completed in accordance with the details so approved.

4. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 26 July 2016 and 10 October 2016 and listed as follows: 2008/NW/RD/106; 2008/SD/110; 2008/NW/RD/113; 2008/NW/RD/116; 2008/NW/RD/117; 2008/NW/RD/1118; 2014/832v2-PL02; 2014/851-PL03; 2014/1054v1-PL05; 2014/651-PL01; 2014/867-PL04; 5185.05;01261/Topo; 14092-004; 14092-001; 5185.02 AND 5185.03

5. All areas shown on plan and such other areas as may be shown on the approved plan shall be suitably landscaped  in accordance with the submitted landscaping scheme.  Such landscaping work shall be completed during the first available planting season following completion of the development hereby approved. Any trees and shrubs planted in accordance with the landscaping scheme which, within 5 years of planting  are removed, dying, seriously damaged or become diseased shall be replaced to the satisfaction of the Local Planning Authority, by trees and shrubs of similar species.

6. 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 approved plan.  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.

7. No tree felling, scrub clearance, vegetation management, ground clearance or building works shall take place during the period of 1 March to 31 August inclusive unless otherwise agreed in writing by the Local Planning Authority.  If it is necessary to undertake works during the bird breeding season then these locations shall be checked first by an appropriately experienced ecologist to ensure no breeding birds are present.  If present, details of how they will be protected shall be submitted to and agreed in writing by the Local Planning Authority.

8. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

9. No 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 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.

10. Surface water sustainable drainage works, comprising all components of the surface water drainage system, shall be carried out in accordance with the details contained within the submitted Flood Risk Assessment & Sustainable Drainage Strategy (June 2016 HYD106_TYRER STREET.BIRKENHEAD_FRA&SDA)  approved in writing by the Local Planning Authority, in conjunction with the Lead Local Flood Authority.  The surface water sustainable drainage scheme shall be fully constructed prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the approved Surface Water 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.

11. No development shall commence until full details of a scheme for a surface water sustainable drainage system to serve the site, and method of implementation including arrangements to secure funding and maintenance for the lifetime of the development through an appropriate legally binding agreement 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 surface water sustainable drainage system shall be managed and maintained in accordance with the approved scheme.

12. 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.

13. The proposed footpath adjacent to Plot 7 shall be laid out to a standard to be agreed in writing with the Local Planning Authority and shall be available for use before Tyrer Street is stopped up and the existing access is removed.

14. Foul and surface water shall be drained on separate systems.

15. No development shall take place until a full scheme of works and timetable for the construction of the new highways and/or amendment of the existing highway made necessary by this development, including new carriageways, footways, street lighting, surface water drainage, traffic signs, road markings, traffic calming, TRO’s, tactile paved pedestrian crossings, street furniture, access onto the adjacent highway, road safety audit and monitoring has been submitted to and agreed in writing with the Local Planning Department. The approved works shall be completed in accordance with the LPA written approval prior to occupation of the development.

16. No infiltration of surface water drainage into the ground on land affected by contamination is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

17. No development shall take place until a remediation strategy 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:

1. A preliminary risk assessment which has identified:

i.  all previous uses

ii.  potential contaminants associated with those uses

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

iv.  Potentially unacceptable risks arising from contamination at the site.

2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) 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.

4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) 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 written consent of the local planning authority. The scheme shall be implemented as approved.

18. No occupation shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be 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. The long-term monitoring and maintenance plan shall be implemented as approved.

19. 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.

20. The noise mitigation measures detailed in Section 5 of the submitted Noise Impact Report by Hepworth Acoustics shall be implemented in full before the dwellings to which they relate are first occupied.  Any such mitigation measures shall be retained as such thereafter.