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 24th April 2020 and listed as follows:

18-242-P2-01B, received 3rd July 2020;

18-242-P2-110B, received 3rd July 2020;

18-242-P2-112B, received 3rd July 2020;

18-242-P2-101C, received 17th July 2020;

18-242-P2-111C, received 18th September 2020;

18-242-P2-100E, received 24th September 2020; and

18-242-P2-102C, received 24th September 2020.

As well as:

Ecology Survey and Assessment (We Know Services, May 2020);

Arboricultural Method Statement We Know Services April 2020) Revision B and plan (19/00053/MS/B);

Arboricultutal Implications Assessment Revision B (We Know Services April 2020).

3. No above ground works shall take place prior to details of all materials to be used in the external construction (facing, roof, openings etc) of this development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with approved details.

4. Notwithstanding the details indicated on the plans hereby approved,  details and elevations of the sandstone walls flanking the newly formed driveway  to either side shall be  submitted to and approved by the Local Planning Authority and constructed prior to the occupation of the premises. Such details to show:-

(a)  To match existing sandstone boundary walls fronting Wetstone Lane in terms of material and in height

5. Prior to first occupation of the hereby approved property, the existing foliage to the existing boundary wall flanking the newly formed vehicular access to either side and to the grassed area immediately to the front of this boundary wall, shall be removed and maintained as such thereafter .

6. No tree, shrub or hedgerow felling, or any vegetation management and/or cutting operations should take place during the period 1st March to 31st August inclusive. If it is necessary to undertake works during the bird breeding season then trees 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.

7. Prior to first occupation of the hereby approved development, details of bird boxes to include number, type and location on an appropriately scaled plan as well as timing of installation shall be submitted to and approved in writing by the Local Authority. Thereafter, their implementation shall be carried out in accordance with the approved details.

8. No external lighting shall be installed until details of the proposed lighting scheme to include a type, location and illuminance level has been submitted to and approved by the Local Authority , thereafter development should be carried out in accordance with the approved details.

Please refer to the Bat Conservation Trust website https://www.bats.org.uk/news/2018/09/new-guidance-on-bats-and-lighting

9. If works don't commence within 1 year of the production of the Ecology Survey and Assessment (We Know Services, May 2020,) no tree felling, scrub clearance, hedgerow removal, vegetation management, ground clearance and/or building works shall take place until a pre-commencement check for terrestrial mammals has been carried out by a qualified ecologist and if discovered, any relevant species have been removed to a place of safety. Thereafter, during the construction phase:

 i)  any holes or trenches left open overnight should either be covered at the end of each working day and/or include a means of escape (sloped banks or ramps);

 ii)  any exposed open pipe systems should be capped at the end of each working day to prevent mammals gaining access;

 iii)  construction work is limited to daylight hours and should only take place between 8am and 6pm;

 iv)  appropriate storage of materials to ensure that mammals cannot access them; and

 v)  that the property/site boundary walls and fences continue to allow for the free movement of mammals both during and after construction.

10. No development shall take place until a Site Waste Management Plan (or similar waste audit), confirming measures to achieve efficient use of resources and including designing out waste and minimisation of off-site disposal, 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.

11. Prior to any above ground works taking place a full specification of all proposed tree planting shall be provided and approved in writing by the local planning authority.  The specification shall include the quantity, size, species, and positions or density of all trees to be planted, how they will be protected and the proposed time of planting. The tree species to be used shall accord with the recommendations as set out in Section 5.12 of the Ecology Survey and Assessment (We Know Services, May 2020).

All trees shall be planted in accordance with the details and times stated in the specification and in accordance with British Standard [BS4043 - Transplanting Root-balled Trees][BS4428 - Code of Practice for General Landscape Operations (excluding hard surfaces)].

12. Prior to first occupation of the hereby approved dwelling, a schedule of maintenance of the trees until successfully established shall be submitted and agreed in writing with the Local Planning Authority.  The measures set out in the schedule shall be implemented in full thereafter

The schedule shall include provision for replacement planting should establishment fail.

If within a period of five years from the date of planting the tree (or any tree planted in replacement for it) is removed, uprooted, destroyed or dies or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree of the same size and species as that originally planted shall be planted at the same place within the first planting season following the removal, uprooting, destruction or death of the original tree unless the local planning authority gives its written consent to any variation.

13. Tree Protection Barriers:

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.

Prohibited Activities:

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.

Arboricultural Site supervision:

The Arboricultural Method Statement Revision B (Ref.19/00053) and plan (19/00053/MS/B), produced by 'We Know Services' and submitted in support of the application shall be adhered to in full.

14. The dwelling hereby permitted shall not be occupied until a detailed scheme for landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall comprise of a plan and specification and demonstrate:

i.  The materials to be used for hard and soft surfacing;

ii.  A planting scheme which accords with the recommendations set out within Section 5 of the Ecology Survey and Assessment (We Know Services, May 2020);

iii.  Compensatory tree planting to replace those specimens removed as part of the development to include the location, number, species and size of trees to be planted;

iv.  Any earthworks required;

v.  The location and design of fences, gates, walls, railings or other means of enclosure; and

vi.  The timing of implementation of the scheme.

Thereafter landscaping scheme shall be carried out as approved.

15. Notwithstanding the details of the acoustic fencing as shown on submitted plans 18-242-P2-100/E and 18-242-P2-102/C, details and specifications of the acoustic fencing shall be submitted to the Local Authority for approval. The acoustic fence shall be implemented in accordance with those approved details and specifications prior to first occupation of the dwelling hereby approved and thereafter retained in place.

16. The proposed trees to be sited along the northern and western boundaries and as showing on submitted drawing no.18-242-P2-100/E, shall at the time of planting have minimum girths corresponding to those detailed within Section 4.12 of the submitted the Arboricultural Implications Assessment Revision B (We Know Services April 2020). In the event that the identified tree species cannot be sourced at the recommended size, then a suitable replacement should be sourced and which accords with the recommendations as set out in Section 5.12 of the Ecology Survey and Assessment (We Know Services, May 2020).

17. The north facing first floor habitable opening within the approved new dwelling shall not be glazed otherwise than with obscured glass which obscuration level is no less than Level 3 of Pilkington Glass scale (or equivalent) and fixed shut and thereafter be permanently retained as such.

18. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revising, revoking or re-enacting that Order with or without modification) no garages, outbuildings or enclosure shall be constructed within the applications site without the prior written approval of the Local Planning Authority.

19. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revising, revoking or re-enacting that Order with or without modification) there shall be no enlargement or extension of the dwelling hereby permitted, including any additions or alterations to the roof, without the prior written approval of the Local Planning Authority.

20. No development shall commence until a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme must include:

(i) An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof). This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water;

(ii) A restricted rate of discharge of surface water agreed with the local planning authority (if it is agreed that infiltration is discounted by the investigations); and

(iii) A timetable for its implementation.

The approved scheme shall also be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards. The development hereby permitted shall be carried out only in accordance with the approved drainage scheme.

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