1. The development hereby permitted shall be begun before the expiration of 3 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 11 October 2016 and 22 December 2016 and listed as follows: H7272-101 Rev.G; H7272-04 Rev.C; H7272-15 Rev.A; H7272-04 Rev.B; H7272-06 Rev.C; 12178 01E; 12178 02E; EXT WKS 16v; EXT WKS 33; 01590/Topo; EXT WKS AF Rev.A; EXT WKS 51; BALD 00CD; H417-B5 Rev. A; BCSR 00CD; BENN 00CE; BESK 00CD CS; P341-D5 Rev.H; P341-D5 (2013) Rev.A; P341-E-5 Rev.I; P341-E-5 (2013) Rev.A; H468-5 Rev.A; H468-5 (2013); H404-5 Rev.I; H404-5 Rev.H; T310-E-5 Rev.A; T310-I-5 Rev.B; BMAI 00CE CI; H411-5 Rev.F; H411-5 Rev.M; H452-5 Rev.E; H452-5 (2013) Rev.A; BMMS 00CE; BMMS 00CD; BNOR 00CE CI; BPMS 00CE CS CI; BWAI 00CE CI; BWOO 00CE CI; BCLSDG2S; Garage Type G201 and Garage Type G102

3. NO DEVELOPMENT SHALL TAKE PLACE UNTIL samples of the materials to be used in the external construction of this development have been submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

4. 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 plans shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

5. PRIOR TO THE FIRST OCCUPATION OF THE DWELLINGS 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 to be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

6. 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.

7. NO DEVELOPMENT SHALL COMMENCE until details for the construction of the estate roads and/or amendments to the existing highway have been submitted to and approved in writing by the Local Planning Authority.  Such details shall include new carriageways, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfalls, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, street furniture, road markings, tactile paving/paved pedestrian crossings, traffic signs, traffic calming measures, road safety audit and monitoring and a timetable for the provision of such works as may be agreed.

The development shall not be first occupied until the details above have all been constructed and laid out in accordance with the approved details, unless an alternative timetable is agreed in the approved details.

8. PRIOR TO FIRST OCCUPATION of the dwellings hereby approved, the noise mitigation measures outlined in Section 5 (pages 9 to 11) and Figure 2 (Recommended Noise Mitigation Scheme) on Page 14 of the Hepworth Acoustics Noise Impact Assessment Report No P15-666-R01v4 September 2016 (including acoustic fencing, glazing and ventilation) shall have been implemented and maintained thereafter.

9. 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 & Drainage Management Strategy (14^th October 2016 Ref : HYD056 Betts Hydro)and Proposed Finished Floor Level Drawing (Ref H7272-15 A 25.07.16).  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.

10. NO DEVELOPMENT SHALL COMMENCE until full details of a scheme for a surface water sustainable drainage system1 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.

11. NO DEVELOPMENT SHALL TAKE PLACE until a scheme for the protection of retained trees as outlined in the Tree protection plan (section 5.5, BS 5837:2012, Trees in relation to design, demolition and construction - Recommendations) has been agreed in writing with the LPA.  This scheme 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, 2010, Tree work-Recommendations.

An arboricultural method statement (section 6 BS 5837) containing;

B.  the details and positions (shown on the plan at paragraph (a) above) of the Tree Protection Barriers (section 6.2 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.

C.  the details and positions (shown on the plan at paragraph (a) above) of the Ground Protection Zones (para 6.2.3 of BS5837).

D.  the details and positions (shown on the plan at paragraph (a) above) of the Construction Exclusion Zones (section 6 of BS5837).

E.  the details and positions (shown on the plan at paragraph (a) above) of the underground service runs (para 5.5.6 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. 5.5.6 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 (section 7 of BS5837), (e.g. in connection with foundations, bridging, water features, surfacing)

H.  the details of the working methods to be employed with the demolition of buildings, structures and surfacing within or adjacent to the RPAs of retained trees (section 7 BS 5837).

I.  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 (section 7.4 BS 5837)

J.  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.

K.  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.

L.  the details of the method to be employed for the stationing, use and removal of site cabins within any RPA (para. 6.2.2.3 of BS5837).

M. the details of tree protection measures for site works, landscaping operations and management (section 8 of BS5837).

N.  the timing of the various phases of the works or development in the context of the tree protection measures"

The development shall then be carried out strictly in accordance with the approved Arboricultural Method Statement.

12. Prior to the commencement of site clearance, demolition, storage of plant (non-tree related), materials, machinery, including site huts and WCs, Tree Protection Barriers shall be installed immediately following tree works and Barriers shall confirm to the specification within the method statement. The Tree Protection Barriers and Ground Protection shall not be removed, breached or altered without prior written authorisation from the local planning authority or client arboriculturist, but shall remain in a functional condition throughout the entire development, until all development related machinery and materials have been removed from site. If such protection measures are damaged beyond effective functioning then works that may compromise the protection of trees shall cease until the protection can be repaired or replaced with a specification that shall provide a similar degree of protection.

The tree protection measures shall not be dismantled until all construction related machinery and materials have been removed from site and not without written authorisation from the local planning authority or client arboriculturist. Once authorisation has been given the protection measures can be removed by hand and transported off site. During which time, no machinery or vehicles shall enter the area previously protected. No excavations, storage of materials, soil stripping, the raising or lowering of levels or the laying of hard surfacing without prior approval of the arboricultural consultant and / or the local planning authority. Any issues regarding tree protection should be agreed and implemented prior to commencement of development.

13. The following activities must not be carried out under any circumstances:

a.  No fires to be lit within 20 metres of existing trees and shrubs to be retained.

b.  Storage of removed topsoil should be located outside of the Root Protection Areas of retained trees and away from those parts of the site allocated for soft landscaping.

c.  No equipment, signage, fencing, tree protection barriers, materials, components, vehicles or structures shall be attached to or supported by a retained tree.

d.  No builders’ debris or other materials to be stored within the Root Protection Areas.

e.  No mixing of cement, associate additives, chemicals, fuels, tar and other oil based liquids and powders shall occur within 10 metres of any tree Root Protection Area. A dedicated washout area shall be a used and located not within 10 metres of any Root Protection

f.  No alterations or variations to the approved works or tree protection schemes shall be carried out without the prior written approval of the LPA.

g.  No excavations, trenches, stripping, cultivation with a rotavator or changes in surface level to occur within the Root Protection Area, unless authorised.