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 14 October 2019 and listed as follows: 4928_1100 Rev. A, 294-SK-01 Rev. A, 4928_1800 Rev. M, 4928_1801 Rev. E, 4928_1802 Rev. F, 4928_1803 Rev. E, 4928_1350, 4928_1200 Rev. A, 4928_1201 Rev. A, 4928_1202 Rev. A, 4928_1221 Rev. A, 4928_1222 Rev. A, 4928_1223 Rev. A, 4928_1224 Rev. A, 4928_1225 Rev. A, 4928_1210 Rev. B, 4928_1211 Rev. A, 4928_1212 Rev. A, 4928_1213 Rev. B, 4928_1351 Rev. C, 4928_1351 Rev. C, 4928_1352 Rev. C, 4928_1352 Rev. C, 4928_1214 Rev. A, 4928_1214 Rev. A, 4928_1215, 4928_1215, 4928_1216, 4928_1216, 4928_1217, 4928_1217, 4928_1210 Rev. B, 4928_1211 Rev. A, 4928_1212 Rev. A, 4928_1213 Rev. B, Surface Water Catchment Area Plan, Proposed Drainage Layout, Catastrophic Flood Exceedance Route, Proposed Levels

3. Notwithstanding the submitted details, prior to any development above ground level for the extra care facility, approval of the following details shall be obtained from the local planning authority

i. Samples or details of all facing materials including all new windows and doors for the specified phase

The stated details shall be approved in writing and such approved details shall be implemented in the development hereby approved in full:

4. Notwithstanding the submitted details, prior to any development above ground level for the dwellinghouses, approval of the following details shall be obtained from the local planning authority

i. Samples or details of all facing materials including all new windows and doors for the specified phase

The stated details shall be approved in writing and such approved details shall be implemented in the development hereby approved in full:

5. Prior to any development above ground level, a Landscape Strategy shall be submitted to and agreed in writing with the Local Planning Authority. The Landscape Strategy shall include the following information;

a)  The treatment of the perimeter of the site, site boundaries and landscape parcels

b)  Details of play equipment, including safety surfacing.

c)  Details of soft landscape proposals including species

d)  A schedule of phasing, implementation and maintenance

The agreed Strategy shall be implemented in full in accordance with the approved details.

6. No development of Plots 15 to 76 inclusive, or site clearance and tree/shrub removal within the woodland to the west of these plots, shall take place until a Preliminary Bat Roost Assessment has been undertaken of individual trees affected by the development within the woodland area and submitted to and approved in writing by the Local Planning Authority.

For the avoidance of doubt, the Assessment shall stipulate the suitability of trees within the area for bat roosts, whether these will be impacted by the proposed works and, should the Assessment identify bat roost potential, details of, and a timescale for, mitigation measures. The mitigation measures shall be carried out in full in accordance with the approved Assessment.

7. No tree felling, scrub clearance, hedgerow removal, vegetation management 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, hedgerows and vegetation 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 for approval.

8. The development hereby permitted shall not be occupied until details of bird boxes to include number, type and location on an appropriately scaled plan as well as timing of installation, has been provided to the Local Planning Authority for approval and implemented in accordance with those details.

9. Prior to the commencement of any site works, a Reasonable Avoidance Measures Statement (RAMS) for the protection of hedgehogs and badgers shall be submitted to and agreed in writing with the Local Planning Authority.

10. Rhododendron is identified within the site, in accordance with Section 5.3 of the Ecology Survey this species shall be grubbed out by the roots during the construction phase of the development. Any Rhododendron can either be buried on site of chipped and reused.

11. 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.

12. No development shall take place until the applicant has submitted a written scheme of investigation for archaeological work for approval in writing by the local planning authority. The work shall be carried out strictly in accordance with the approved scheme.

13. No residential development shall commence until the final detailed sustainable drainage design1, for the management and disposal of surface water from the site which shall be limited to a discharge rate of 23 l/s and based on the principles and details identified in the following document has been submitted to and approved in writing by the Local Planning Authority, in consultation with the Lead Local Flood Authority:

·  Former Rock Ferry High School, Wirral – Flood Risk Assessment (26/06/19/ Ref: 070915-CUR-00-XX-RP-C-00001/ rev: V03/ Curtins)

·  Former Rock Ferry High School – Proposed Drainage Layout (16 July 2019/ Ref: 070915 CUR 00 XX DR C 92001/ rev: P03/ Curtins)

14. The development hereby permitted by this planning permission, including all components of the sustainable drainage system, shall be carried out in accordance with the approved final Sustainable Drainage Strategy, including any phasing embodied within, and maintained in perpetuity in accordance with an agreed Operation and Maintenance Plan, to be submitted for each development phase, approved by the Local Planning Authority, in consultation with the Lead Local Flood Authority. 

The approved drainage scheme shall be fully constructed prior to occupation in accordance with the approved details, phasing and timetable embodied within the approved final Sustainable 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.  ‘As built’ drainage design/layout drawings and a final Operation and Maintenance Plan, confirming asset details and maintenance arrangements, shall be submitted to the Lead Local Flood Authority, in accordance with any approved phasing, prior to occupation.

15. Insofar as this consent relates to the extra care facility, the development shall not be occupied until space and facilities for cycle parking have been submitted to and agreed in writing by the Local Planning Authority. The facilities shall be permanently retained thereafter unless otherwise agreed with the Local Planning Authority.

16. Insofar as this consent relates to Ravenswood, the development shall not be occupied until space and facilities for cycle parking have been submitted to and agreed in writing by the Local Planning Authority. The facilities shall be permanently retained thereafter unless otherwise agreed with the Local Planning Authority.

17. Site investigation and risk assessment

No development shall take place until an assessment is carried out in accordance with authoritative technical guidance (CLR11), has been submitted to and approved in writing by the Local Planning Authority.

Submission of remediation scheme

If any contamination posing unacceptable risks is then found, a report specifying the measures to be taken to remediate the site to render it suitable for the approved use shall be submitted to and approved in writing by the Local Planning Authority.

Implementation of approved remediation scheme

The site shall be remediated in accordance with the approved measures and a verification report shall be submitted to and approved by the Local Planning Authority.

Reporting of unexpected contamination

If, during the course of development, any contamination posing unacceptable risks is found, which has not been previously identified, additional measures for the remediation of the land shall be submitted to and approved in writing by the Local Planning Authority. The remediation of the site shall incorporate the approved additional measures and a verification report shall be submitted to and approved by the Local Planning Authority.

18. The residential units hereby permitted shall be used in accordance with the submitted Planning Statement by Mosaic Town Planning on behalf of Torus unless otherwise agreed in writing by the Local Planning Authority.

19. No development above ground floor level 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, any necessary new TRO’s as a result of the development works, road markings, traffic calming, tactile paved pedestrian crossings within the development, at the junction of Ravenswood Ave/ Rock Lane West and Highfield Road South/ Rock Lane West, street furniture, access onto the adjacent highway, access arrangements to the existing PROW, 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.

20. 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 conform 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.

21. 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.

22. The Arboricultural Method & Materials (AMM) Statement shall be deposited as part of the building and construction contracts of work between the client and the appointed main contractor.

The main contractor shall ensure that any subsidiary contracts and/or sub-contractor agreements related to operations that might impact Root Protection Areas also include for this AMM.

Any contracts or sub-contractual agreements which do include for the inclusion of this AMM shall be notified to the main client agent and the appointed client arboriculturist by circulation and in such good time as to allow and ensure that the nature of works consider the root protection areas of protected trees, that the client agent and appointed arboriculturist are allowed to provide advice and support to those wishing to work within RPAs, to assist in the production of approved specifications and designs and to support by supervision any works as necessary.

Appointment of the supervising arboriculturist should also be contracted:

The client and/or his appointed agent representative shall appoint a supervising arboriculturist once main contracts are in place for a scheme of supervision of Root Protection Areas, total exclusion zones and access to Root Protection Areas.

Once appointed and with an agreed programme of standard supervisory visits and allowance for specific method and material statements—as required, the Supervising Arboriculturist shall notify the appropriate Council Planning Case and Technical Service Officers confirming his appointment and planned supervisory programme.