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

2. Unless modified by other conditions of this consent, the development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 22 September 2020 and listed as follows:

SHACK373 B102 Revision C (Proposed Site Plan)

SHACK373 B103 Revision B (House Type 1A)

SHACK373 B104 Revision C (House Type 1B)

SHACK373 B105 Revision B (House Type 2)

SHACK373 B106 Revision B (Context Elevation)

SHACK373 B107 Revision B (Site Sections A-A and B-B)

SHACK373 B108 Revision B (Site Sections C-C and D-D)

3. PART A

No development shall commence (to include demolition and site clearance) until further revisions to the submitted Landscape Habitat Restoration Note and Landscape Proposals General Arrangement Plan have been submitted to and approved in writing by the Local Planning Authority. Such revisions shall make provision for:

i) Amendment to the Landscape Restoration proposals insofar as they relate to land to the rear of plot 4 to ensure that the domestic garden area of plot 4 does not extend beyond the red line boundary of the application site and to ensure a defensible boundary is erected between the domestic garden of plot 4 and land within the Heswall Dales SSSI which does not allow access between plot 4 and the SSSI,

ii) Detailed proposals for the treatment of site and plot boundaries, and

iii) Confirmation of timing for the implementation and completion of the Landscape Habitat Restoration Scheme.

Thereafter development shall be carried out in accordance with the approved Landscape Habitat Restoration Note and Landscape General Arrangement Plan.

PART B

Within one month of completion of the Landscape Habitat Restoration Scheme a verification report shall be submitted for the approval in writing of the Local Planning Authority. Such report shall include a photographic schedule of the works carried out, demonstrate how the works carried out have complied with the scheme approved under Part A of this condition, set out a schedule of on-going management and maintenance works required to maintain the habitat in a favourable condition for the following 12-month period, and set out the timescale for carrying out the work.

Thereafter the works shall be carried out in accordance with the approved details.

PART C

On the first anniversary of the submission of the verification report under Part B, and on every anniversary thereafter for a period of a further four years, a Landscape Habitat Management Annual Monitoring Report shall be submitted for the approval in writing of the Local Planning Authority. Such report shall:

i) Assess the condition of the Landscape Habitat Restoration Area (to include a photographic schedule),

ii) State the management and maintenance works that have been carried out over the preceding 12 months,

iii)Set out a schedule of management and maintenance works required to maintain the habitat in a favourable condition over the next 12 month period, and

iv)Set out the timescale for carrying out the work.

Thereafter the works shall be carried out in accordance with the approved details.

4. No development shall commence (to include demolition and site clearance) until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include the specific measures required to protect the Heswall Dales Site of Special Scientific Interest during the construction period. Thereafter development shall be carried out in accordance with the approved plan.

5. No dwelling shall be occupied until a Homeowner Information Pack has been submitted to and approved in writing by the Local Planning Authority. The information pack shall provide details on the Heswall Dales SSSI and its habitats, and the requirements for on-going management and maintenance work on their land. In particular the Information Pack shall, amongst other requirements:

i) Contain the detailed planting proposals for the restoration area section of their garden.

ii) Set out the list of approved species for replacement planting in the restoration area section of their garden,

iii) Set out a list of invasive species that should not be planted anywhere on their property, and

iv) Make specific reference to the restricted access to the Dales.

Thereafter the Information Pack, as approved, shall be issued to occupiers of the development.

6. No development shall commence until detailed engineering drawings of the site access road, comprising plans and sections drawn to an appropriate scale, have been submitted to and approved in writing by the Local Planning Authority. Such drawings shall demonstrate the engineering solution to be adopted to span the Root Protection Areas of protected trees where they conflict with the line of the access road. Thereafter the access road shall be constructed in accordance with the approved details and completed prior to first occupation of any dwelling hereby approved.

7. No development shall commence until a Highways Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. For each phase of development the plan shall demonstrate:

i) Location(s) for the parking of vehicles of site operatives and visitors clear of the public highway,

ii) Location(s) for the loading, unloading and storage of plant and materials used in construction of the development,

iii) Measures to prevent the deposit of mud/grit/dirt on the public highway, with wheel washing facilities where appropriate, and

iv) Management, routing and control of HCV construction traffic.

Thereafter development shall be carried out in accordance with the approved plan.

8. No other plant or materials shall be brought onto site until tree protection fencing and ground protection has been installed around all trees to be retained as part of the development in accordance with the submitted tree protection plan and tree protection method statement (Tree Solutions Arboricultural Consultants 'Arboricultural Impact Assessment and Method Statement' dated June 2019 reference 19/AIA/WIRR/46).

Thereafter development shall be carried out in accordance with the approved details and all fencing and ground protection shall be retained until development subject to this consent is complete. There shall be no excavation or other alteration of ground levels, storage of materials or plant, parking of vehicles, deposit of soil or rubble, disposal of liquids, or lighting of fires within any area fenced off as part of the tree protection plan and method statement.

9. No development above ground floor slab level shall take place until samples of the external walling and roofing materials to be used in the construction of the dwellings hereby approved have been submitted to and approved in writing by the Local Planning Authority. Thereafter development shall be carried out in accordance with the approved details.

10. No development above ground floor slab level shall take place until a detailed scheme for landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall address those areas of the site outside the SSSI Landscape Restoration Areas managed under condition 3 of this consent and it shall be informed by the West Wirral Heathlands and Arrowe Park Nature Improvement Area. The scheme shall demonstrate:

i) The materials to be used in hard and soft surfacing,

ii) The planting of trees, shrubs and hedgerow species of local provenance with details of the species, location, number, stock size and planting densities,

iii) Details of the type, size and external appearance of any gates, fences, walls or other means of enclosure, and

iv) The timing of implementation of the scheme.

When considering species for tree, shrub and hedge planting, consideration should be given to suitable species that produce berry bearing fruit, and attract a range of insects, to encourage bird and bat foraging.

Thereafter the landscaping scheme shall be carried out as approved.

11. If, within a period of five years from the date of planting any tree, shrub or hedgerow (planted as part of the landscaping scheme approved under condition 10 or the SSSI Landscape Restoration Area proposals approved under condition 3) that specimen, or any specimen planted in replacement for it, is removed, uprooted, destroyed or dies or in the opinion of the Local Planning Authority becomes seriously damaged or defective, another specimen of the same species and size as that originally planted shall be planted in the same location, unless the Local Planning Authority approves any variation.

12. No vegetation removal shall take place within the main bird nesting season (April to September inclusive) until a pre-commencement check is carried out by a qualified ecologist no earlier than 48 hours prior to the commencement of works, and the qualified ecologist confirms to the Local Planning Authority in writing, no later than 48 hours after the check has taken place, that no actively nesting birds will be affected.

13. The following priority species reasonable avoidance measures shall be put in place during the construction phase of the development hereby approved:

i) A pre-commencement check by a qualified ecologist for common lizard, common toad and hedgehog within suitable habitats on site.

ii) All trenches and excavations shall have a means of escape (such as a ramp)

iii) Any exposed open pipe systems should be capped to prevent mammals gaining access, and

iv) Raised storage of materials on pallets and in such a manner that mammals are not able to use them for shelter.

14. No external lighting shall be installed until an external lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall comprise of a suitably scaled plan and lighting schedule and shall demonstrate:

i) The location, type and luminance of each light fitting to be installed, and

ii) How the scheme has been designed to take account of Bat Conservation Trust guidelines at www.bats.org to prevent excessive light spill onto areas containing bat commuting and foraging habitat.

Thereafter the external lighting scheme shall be carried out as approved.

15. Prior to first occupation of the dwelling(s) hereby approved arrangements for the storage and disposal of refuse including recycling facilities, 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. 

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and/or re-enacting that Order) no extension or enlargement (including additions to roofs) shall be made to the dwellinghouse(s) hereby approved, or any detached building erected swimming or other pools, hard surfaces, raised platforms, gates, fences, walls or other means of enclosure (other than those expressly authorised by this permission), without the express permission in writing of the Local Planning Authority.

17. Before any above ground construction work is commenced details of the proposed finished floor levels and the ridge and eaves heights of the dwellings hereby approved have been submitted to and approved in writing by the Local Planning Authority.  The submitted levels shall be measured against a fixed datum and shall show the existing and finished ground levels and the eaves and ridge heights of surrounding properties.  The development shall be carried out as approved.