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 following plans:

Site Location Plan - Zone 2 (Drawing no. C4C-B0-ZZ-00-DR-A-(00)000 Rev.A);

Proposed Site Plan - Zone 2 (Drawing no. C4C-B0-ZZ-00-DR-A-(01)002 Rev.D);

Proposed Site Plan - Unit 1 (Drawing no. 15029-C4C-B1-ZZ-DR-A-(20)001 Rev. A);

Proposed Layout Plans - Unit 1 (Drawing no. 15029-C4C-B1-ZZ-DR-A-(20)002 Rev. A);

Proposed Elevations - Unit 1 (Drawing no. 15029-C4C-B1-ZZ-DR-A-(20)003 Rev. A);

Proposed Site Plan - Unit 2 (Drawing no. 15029-C4C-B2-ZZ-DR-A-(20)001 Rev. A);

Proposed Layout Plans - Unit 2 (Drawing no. 15029-C4C-B2-ZZ-DR-A-(20)002);

Proposed Elevations - Unit 2 (Drawing no. 15029-C4C-B2-ZZ-DR-A-(20)003 Rev. A);

Proposed Site Plan - Unit 5 (Drawing no. 15029-C4C-B4-LL-DR-A-(20)001 Rev. A);

Proposed Layout Plans - Unit 5 (Drawing no. 15029-C4C-B4-LL-DR-A-(20)002 Rev. A);

Proposed Elevations - Unit 5 (Drawing no. 15029-C4C-B4-LL-DR-A-(20)003 Rev. A);

3. Before the development hereby approved is completed or occupied, whichever is the soonest, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority and shall include the following:

a) a scheme of landscaping, which shall include indications of existing trees to be retained, together with measures for their protection during the course of development;

b) a schedule of proposed native tree species, plant species, size and density and planting locations; and

c) an implementation programme. 

All planting, seeding or turfing comprised in the approved landscaping details shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the soonest.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless, the Local Planning Authority gives written consent to any variation.

4. Before the development hereby approved is first commenced, a scheme for the protection and enhancement of biodiversity within the development site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the following elements:

·  Bird nesting boxes  (indicating the number, type and location on an appropriately scaled plan);

·  Details of any external lighting scheme, which shall be designed so as to avoid unacceptable impacts on bats and their insect food, the River Mersey and the landscape buffer along the eastern site boundary, Eastham Woods/Country Park; and;

·  A timetable for the implementation of the biodiversity protection and enhancement.

The scheme shall thereafter be implemented in full accordance with the approved details and timetable and maintained as such thereafter..

5. No tree felling, scrub clearance or hedgerow removal 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 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 are required to be submitted and approved prior to the commencement of such works.

6. Before the development hereby approved is first commenced, a Construction and Environmental Management Plan (CEMP), which shall also include a Site Waste Management Plan, shall be submitted to and approved in writing by the Local Planning Authority.  The approved CEMP shall be adhered to for the duration of the construction of the development.

7. No development approved by this planning permission 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:

- 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.

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.

8. No occupation of any part of the development hereby approved 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.

9. No drainage systems for the infiltration of surface water drainage into the ground 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 approved details.

10. Piling or any other foundation designs using penetrative methods shall not be 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 groundwater. The development shall be carried out in accordance with the approved details.

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

12. Before the development hereby approved is first commenced, the final detailed sustainable drainage design¹ for the management and disposal of surface water from the site, based on the principles and details identified in the following submissions, has been submitted to and approved in writing by the Local Planning Authority:

·  Proposed Drainage Strategy Document (August 18/Riverview Phase 3/Proposed Drainage Strategy/Drawing No. RED030-250 Rev. P3/Muir Associates UK (Ltd).

13. The development hereby approved, including all components of the sustainable drainage system, shall be carried out in accordance with the approved final Sustainable Drainage Strategy and maintained in perpetuity in accordance with an Operation and Maintenance Plan approved by the Local Planning Authority.

The approved scheme shall be fully constructed prior to the first occupation of any part of the development in accordance with the approved details and timetable embodied within the approved Sustainable Drainage Strategy, or within any other period as may subsequently be agreed in writing by the Local Planning Authority.

Prior to the first occupation of any part of the development an 'as built' drainage design/layout drawings and an Operation and Maintenance Plan detailing how any elements of the sustainable drainage system not adopted by the Water and Serwerage Company will be maintained in perpetuity.

14. Before the development hereby approved is first commenced, details of the facing/roofing/windows and door 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.

15. Before the development hereby approved is first commenced, a full scheme of works for the construction of the new vehicle accesses from the highway and amendments to the existing highway made necessary by this development shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter, the approved works shall be completed in accordance with the approved scheme prior to the first occupation of any part of the development.

16. No part of the development shall be occupied until secure covered cycle parking and/or storage facilities have been installed in accordance with details that shall be approved in writing by the Local Planning Authority.  These facilities shall be retained for use at all times thereafter.