Planning Application W/25/00515/FUL

View this application at the Wychavon Planning Portal

Application Details

This application has been approved

The following conditions and information notes are associated with the approval

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The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

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Unless where required or allowed by other conditions attached to this permission/consent, the development hereby approved shall be carried out in accordance with the following plans/drawings/documents:
Location Plan and White Land - WE085-PD-034 Rev.D
External Works and Phase 3- WE085-SL-3030 Rev. C
Street Scenes - WE085-SL-060
Material Layout - WE085-SL-3020 Rev. A
Site Layout and Phase 3 - WE085-SL-3001 Rev. F
Site Landscaping and Phase 3 - WE085-LS-023 Rev. C
Site Landscaping and Phase 3 - WE085-LS-024 Rev. C
Site Landscaping and Phase 3 - WE085-LS-025 Rev. C
Presentation Layout - WE085-PD-3020 V2
Parking Strategy and Phase 3 -WE085-SL-03035 Rev. B
Garden Areas - WE085-SL-3002
Planning Engineering - WE085-WL-EN-01 Rev. B
Vehicle Tracking Plan - WE085-WL-EN-0110 Rev. A
Attenuation Basin Details - WE085-EN-PH2-015 Rev. C
Section 38 Plan - WE085-WL-EN-0100 Rev. A
Fire Tender Tracking - WE085-WL-EN-0111 Rev. A
General Arrangements - WE085-WL-EN-0112 Rev. A
Lawrence Red Brick Brown Roof - 301.PL-01
Lawrence Red Brick Brown Roof - 301-1.PL-01
Lawrence Stone Brown Roof - 301-1.PL-03
Lawrence Chimney Render Grey Roof - 301.PL-02
Lawrence Chimney Stone Grey Roof - 301-1.PL-03
Single Brick - GL01.PL-01
Paired Brick - GL02.PL-01
Swift Red Brick Grey Roof - 1BF01.PL-01
Swift Red Brick Grey Roof - 1BF01-1.PL-01
Sinclair Red Brick Grey Roof - 2B4P.PL-01
Sinclair Stone Grey Roof - 2B4P.PL-02
Sinclair (3) Red Brick Brown Roof - 860.PL-01
Sinclair (3) Stone Brown Roof - 860.PL-02
Sinclair (4) Red Brick Grey Roof - 861.PL-01
Drake Red Brick Grey Roof - 277_277-1.PL-01
Riding Red Brick Brown Roof - 374.PL-01
Wollaton Red Brick Grey Roof - 401-1.PL-01
Hallam Red Brick Brown Roof - 470.PL-01
Wyatt Tudor Grey Roof - 476.PL-03
Wyatt Tudor Grey roof - 476-1.PL-03
Harwood Red Brick Grey roof - 481.PL-01
Harwood Tudor Grey Roof - 481.PL-03
Harwood Stone Grey Roof Chimney - 481-1.PL-04
Harwood Tudor Grey Roof - 481-1.PL-03
Peele red Brick Brown Roof - 482.PL-01
Peele Stone Grey Roof - 482.PL-03
Peele Red Brick Brown Roof - 482-1.PL-01
Peele Red Brick Brown roof Chimney - 482-1.PL-01
Lyttelton Byron Render Brown Roof - 807.PL-02
Lyttelton Byron Stone Brown Roof - 807.PL-03
Lyttelton Byron Stone Brown Roof Chimney - 807.PL-03
Lyttelton Byron Render Brown Roof - 807-1.PL-02
Lyttelton Byron Stone Brown Roof - 807-1.PL-03
Lyttelton Byron Stone Brown Roof Chimney - 807-1.PL-03
Storer Sorley Red Brick Grey Roof - 868.PL-01
Berry Red Brick Grey roof - BSP102
Berry Red Brick Grey roof - BSP102-1
Tipping Red Brick Grey Roof - M1BB2P.PL-01
Wixham Red Brick Grey Roof - 307.PL-01
Wixham Tudor Grey Roof - 307-1.PL-03
Worsley Red Brick Grey Roof - 308-1.PL-01
Worsley Stone Grey Roof - 308-1.PL-04
Oahstone Red Brick Grey Roof - VT389_VT389-1.PL-01
Strand Storer Stone Grey Roof - LT0014.PL-04
Reason: To define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan and the National Planning Policy Framework.

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Other than that required to be carried out as part of an approved scheme of remediation, the development hereby approved must not commence until conditions A and B have been complied with. If a remediation scheme is identified as being necessary, following the detailed site investigation and risk assessment required by condition B then development must not commence until conditions C and D have also been complied with and subsequently no dwelling shall be occupied until condition E has been complied with.
A. A preliminary risk assessment (a Phase I desk study) submitted to the Local Authority in support of the application has identified unacceptable risk(s) exist on the site as represented in the Conceptual Site Model. A scheme for detailed site investigation must be submitted to and approved in writing by the Local Planning Authority prior to being undertaken to address those unacceptable risks identified. The scheme must be designed to assess the nature and extent of any contamination and must be led by the findings of the preliminary risk assessment. The investigation and risk assessment scheme must be compiled by competent persons and must be designed in accordance with the Environment Agency's "Land Contamination: Risk Management" guidance.
B. Detailed site investigation and risk assessment must be undertaken in accordance with the approved Scheme and a written report of the findings produced. This report must be approved by the Local Planning Authority prior to any development taking place. The investigation and risk assessment must be undertaken by competent persons and must be conducted in accordance with the Environment Agency's "Land Contamination: Risk Management" guidance.
C. Where identified as necessary a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
D. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
E. Following the completion of the measures identified in the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation carried out must be produced and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings.
In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where necessary a remediation scheme must be prepared; these will be subject to the approval of the Local Planning Authority. Following the completion of any measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the Local Planning Authority prior to the occupation of any buildings.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy SWDP31 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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No development shall take place (including any ground works, demolition or site clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall be based on appropriate up-to-date surveys, and include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of "biodiversity protection zones";
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details., unless otherwise agreed in writing by the local planning authority.

Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017, the Environment Act 2021, policy SWDP22 of the South Worcestershire Development Plan, and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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(A) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:
1) The programme and methodology of site investigation and recording.
2) The programme for post investigation assessment.
3) Provision to be made for analysis of the site investigation and recording.
4) Provision to be made for publication and dissemination of the analysis and records of the site investigation.
5) Provision to be made for archive deposition of the analysis and records of the site investigation.
6) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
(B) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason: In accordance with policies SWDP6 and SWDP24 of the South Worcestershire Development Plan 2016 and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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Temporary fencing for the protection of all retained trees/hedges on site and trees outside the site whose Root Protection Areas fall within the site shall be erected in accordance with BS 5837:2012 (Trees in Relation to Design, Demolition and Construction) before development of any type commences, including site clearance, demolition, materials delivery, vehicular movement and erection of site huts.
Any alternative fencing type or position not strictly in accordance with BS 5837 (2012) must be agreed in writing by the local planning authority prior to the commencement of development.
This protective fencing shall remain in place until the completion of development or unless otherwise agreed in writing with the local planning authority. Nothing should be stored or placed (including soil), nor shall any ground levels altered, within the fenced area without the previous written consent of the local planning authority. There shall be no burning of any material within 10 metres of the extent of the canopy of any retained tree/hedge.

Reason: To prevent existing trees/hedges from being damaged during construction work and to preserve the amenities of the locality and to comply with Policies SWDP5 and SWDP22 and the relevant aims and objectives of the National Planning Policy Framework.

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The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), has been prepared in accordance with the approved Biodiversity Gain Plan and the approved landscape scheme, submitted to and approved in writing by the Local Planning Authority. It shall include:
(a) a non-technical summary;
(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
(d) details of bat roosting and bird nesting opportunities, reptile hibernacula and hedgehog gaps, based on the information contained in the Ecological Impact Assessment (Report No: CSA/7184/02 Rev A, dated 04/03/2025);
(e) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
(f) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority
Notice in writing shall be given to the Council when the habitat creation and enhancement works as set out in the HMMP have been completed.
The created and enhanced habitat specified in the approved HMMP shall thereafter be managed and maintained in accordance with the approved HMMP.
Monitoring reports shall be submitted to the local planning authority in writing in accordance with the methodology and frequency specified in the approved HMMP.
The plan shall also set out where the results of the monitoring show that conservation aims and objectives of the HMMP are not being met, how contingencies and/or remedial action are identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby approved shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:
• Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;
• Details of site operative parking areas, material storage areas and the location of site operatives facilities (offices, toilets etc);
• The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring; and
• Details of any temporary construction accesses and their reinstatement.
The measures set out in the approved Plan shall be carried out and complied with in full during the construction of the development hereby approved.
Reason: To ensure the provision of adequate on-site facilities and in the interests of highway safety in accordance with Policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and 13.00hrs on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays.
Reason: To preserve the amenities of the locality in accord with Policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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No external lighting shall be installed in the development hereby permitted until a “lighting design strategy for biodiversity” has been submitted and approved in writing by the local planning authority. The strategy shall:
a) Identify those areas/ features that are particularly sensitive; and
b) Show how and where the external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent light averse bat species using their territory or having access to their breeding sites and resting places.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017 and minimise impacts on with protected species in accordance with Policy SWDP22 and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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The approved Biodiversity Gain Plan shall be implemented in accordance with the details and timescale agreed within the Plan and maintained thereafter in accordance with the approved Habitat Management and Monitoring Plan (HMMP).

Reason: To ensure that the proposed development delivers a biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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Prior to the first occupation of any of the dwellings hereby approved, details of superfast broadband facilities or alternative solutions to serve the dwellings hereby approved shall be submitted to and approved in writing by the local planning authority. The submitted details shall include an implementation programme. The facilities shall be provided in accordance with the approved details.

Reason: To ensure the proposal incorporates satisfactory telecommunication facilities in line with policy SWDP26 of the South Worcestershire Development Plan 2016 and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby permitted shall be carried out in accordance with the strategy outlined in the submitted Energy Strategy Statement by Briary Energy dated February 2025.
Reason: To ensure the development supports the delivery of low carbon/renewable energy and safeguards natural resources in accordance with policy SWDP27 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby approved shall not be first occupied unless and until the approved vehicular access at Cheltenham Road, as generally shown on drawing WE085-S278-EN 100-P03 S278 Cattery Access General Arrangement, pursuant to planning permission W/24/02435/FUL, is complete and open to traffic.
Reason: In the interests of safe and suitable access for all users and highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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No dwelling hereby approved shall be first occupied unless and until the access road, turning heads, side roads and all other areas that serve a necessary highway purpose, as generally shown on drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works, have been constructed in such a manner as to ensure that the dwelling is served by fully functional highway, the hard surfaces of which are constructed to at least basecourse.
Reason: In the interests of safe and suitable access for all users and highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby approved shall be carried out generally in accordance with drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works subject to any non-material modifications identified during the S278/38 detailed design process.
Reason: In the interests of sustainable development and highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The junctions of all internal side roads, parking courts, private drives and shared surface roads, as shown on drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works, shall be provided with informal pedestrian crossings comprising dropped kerbs and tactile paving and constructed in accordance with the standard specifications of Worcestershire County Council Highways.
Reason: In the interest of safe and suitable access for pedestrians in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The Residential Travel Plan dated March 2025 hereby approved shall be implemented and monitored in accordance with the regime contained within the Plan. In the event of failing to meet the targets within the Plan a revised Plan shall be submitted to and approved in writing by the Local Planning Authority to address any shortfalls, and where necessary make provision for and promote improved sustainable forms of access to and from the site. The Plan thereafter shall be implemented and updated in agreement with the Local Planning Authority and thereafter implemented as amended.
Reason: To ensure residents of the development site are offered a genuine choice of sustainable travel modes and to promote sustainable access to the development site in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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No dwelling hereby approved shall be occupied until the car parking spaces allocated to that property have been sited and provided with a properly consolidated surface, as shown on drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works. Car parking spaces shall be kept clear of obstruction and retained only for the parking of vehicles in connection with the use of each property as a dwelling house.
Reason: To ensure that satisfactory provision is made for the parking of vehicles in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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No dwelling hereby approved shall be occupied until sheltered and secure cycle parking, as generally shown on drawing WE085-SL-3030 C External Works has been provided for that dwelling in accordance with the standards and dimensions required by Worcestershire County Council’s Streetscape Design Guide.
Reason: To provide adequate storage space for bicycles and to ensure the development benefits from a genuine choice of sustainable transport modes in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:
- providing pre-application advice;
- seeking further information following receipt of the application;
- considering the imposition of conditions and or the completion of a s.106 legal agreement.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

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The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

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Unless where required or allowed by other conditions attached to this permission/consent, the development hereby approved shall be carried out in accordance with the information (including details on the proposed materials) provided on the application form and the following plans/drawings/documents:

Location Plan and White Land - WE085-PD-034D
External Works and Phase 3 - WE085-SL-0303 Rev. C
Street Scenes - WE085-SL-060
Material Layout - WE085-SL-3020 Rev. A
Site Layout and Phase 3 - WE085-SL-3001 Rev. F
Site Landscaping and Phase 3 - WE085-LS-023 Rev. C
Site Landscaping and Phase 3 - WE085-LS-024 Rev. C
Site Landscaping and Phase 3 - WE085-LS-025 Rev. C
Presentation Layout - WE085-PD-3020 Rev. V2
Parking Strategy and Phase 3 - WE085-SL-03035 Rev. B
Garden Areas - WE085-SL-3002
Planning Engineering - WE085-WL-EN-01 Rev. B
Vehicle Tracking Plan - WE085-WL-EN-0110 Rev. A
Attenuation Basin Details - WE085-EN-PH2-015 Rev. C
Section 38 Plan - WE085-WL-EN-0100 A
Fire Tender Tracking - WE085-WL-EN-0111 Rev. A
General Arrangements - WE085-WL-EN-0112 Rev. A
Lawrence Red Brick Brown Roof - 301.PL-01
Lawrence Red Brick Brown Roof - 301-1.PL-01
Lawrence Stone Brown Roof - 301-1.PL-03
Lawrence Chimney Render Grey Roof - 301.PL-02
Lawrence Chimney Stone Grey Roof - 301-1.PL-03
Single Brick - GL01.PL-01
Paired Brick - GL02.PL-01
Swift Red Brick Grey Roof - 1BF01.PL-01
Swift Red Brick Grey Roof - 1BF01-1.PL-01
Sinclair Red Brick Grey Roof - 2B4P.PL-01
Sinclair Stone Grey Roof - 2B4P.PL-02
Sinclair (3) Red Brick Brown Roof - 860.PL-01
Sinclair (3) Stone Brown Roof - 860.PL-02
Sinclair (4) Red Brick Grey Roof - 861.PL-01
Drake Red Brick Grey Roof - 277_277-1.PL-01
Riding Red Brick Brown Roof - 374.PL-01
Wollaton Red Brick Grey Roof - 401-1.PL-01
Hallam Red Brick Brown Roof - 470.PL-01
Wyatt Tudor Grey Roof - 476.PL-03
Wyatt Tudor Grey roof - 476-1.PL-03
Harwood Red Brick Grey roof - 481.PL-01
Harwood Tudor Grey Roof - 481.PL-03
Harwood Stone Grey Roof Chimney - 481-1.PL-04
Harwood Tudor Grey Roof - 481-1.PL-03
Peele red Brick Brown Roof - 482.PL-01
Peele Stone Grey Roof - 482.PL-03
Peele Red Brick Brown Roof - 482-1.PL-01
Peele Red Brick Brown roof Chimney - 482-1.PL-01
Lyttelton Byron Render Brown Roof - 807.PL-02
Lyttelton Byron Stone Brown Roof - 807.PL-03
Lyttelton Byron Stone Brown Roof Chimney - 807.PL-03
Lyttelton Byron Render Brown Roof - 807-1.PL-02
Lyttelton Byron Stone Brown Roof - 807-1.PL-03
Lyttelton Byron Stone Brown Roof Chimney - 807-1.PL-03
Storer Sorley Red Brick Grey Roof - 868.PL-01
Berry Red Brick Grey roof - BSP102
Berry Red Brick Grey roof - BSP102-1
Tipping Red Brick Grey Roof - M1BB2P.PL-01
Wixham Red Brick Grey Roof - 307.PL-01
Wixham Tudor Grey Roof - 307-1.PL-03
Worsley Red Brick Grey Roof - 308-1.PL-01
Worsley Stone Grey Roof - 308-1.PL-04
Oahstone Red Brick Grey Roof - VT389_VT389-1.PL-01
Strand Storer Stone Grey Roof - LT0014.PL-04

Reason: To define the permission in accordance with Policy SWDP1 and SWDP2 of the South Worcestershire Development Plan and the National Planning Policy Framework.

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Other than that required to be carried out as part of an approved scheme of remediation, the development hereby approved must not commence until conditions A and B have been complied with. If a remediation scheme is identified as being necessary, following the detailed site investigation and risk assessment required by condition B then development must not commence until conditions C and D have also been complied with and subsequently no dwelling shall be occupied until condition E has been complied with.
A. A preliminary risk assessment (a Phase I desk study) submitted to the Local Authority in support of the application has identified unacceptable risk(s) exist on the site as represented in the Conceptual Site Model. A scheme for detailed site investigation must be submitted to and approved in writing by the Local Planning Authority prior to being undertaken to address those unacceptable risks identified. The scheme must be designed to assess the nature and extent of any contamination and must be led by the findings of the preliminary risk assessment. The investigation and risk assessment scheme must be compiled by competent persons and must be designed in accordance with the Environment Agency's "Land Contamination: Risk Management" guidance.
B. Detailed site investigation and risk assessment must be undertaken in accordance with the approved Scheme and a written report of the findings produced. This report must be approved by the Local Planning Authority prior to any development taking place. The investigation and risk assessment must be undertaken by competent persons and must be conducted in accordance with the Environment Agency's "Land Contamination: Risk Management" guidance.
C. Where identified as necessary a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
D. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
E. Following the completion of the measures identified in the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation carried out must be produced and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings.
In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where necessary a remediation scheme must be prepared; these will be subject to the approval of the Local Planning Authority. Following the completion of any measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the Local Planning Authority prior to the occupation of any buildings.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy SWDP31 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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No development shall take place (including any ground works, demolition or site clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall be based on appropriate up-to-date surveys, and include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of "biodiversity protection zones";
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details., unless otherwise agreed in writing by the local planning authority.

Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017, the Environment Act 2021, policy SWDP22 of the South Worcestershire Development Plan, and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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(A) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:
1) The programme and methodology of site investigation and recording.
2) The programme for post investigation assessment.
3) Provision to be made for analysis of the site investigation and recording.
4) Provision to be made for publication and dissemination of the analysis and records of the site investigation.
5) Provision to be made for archive deposition of the analysis and records of the site investigation.
6) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.
(B) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
Reason: In accordance with policies SWDP6 and SWDP24 of the South Worcestershire Development Plan 2016 and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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Temporary fencing for the protection of all retained trees/hedges on site and trees outside the site whose Root Protection Areas fall within the site shall be erected in accordance with BS 5837:2012 (Trees in Relation to Design, Demolition and Construction) before development of any type commences, including site clearance, demolition, materials delivery, vehicular movement and erection of site huts.
Any alternative fencing type or position not strictly in accordance with BS 5837 (2012) must be agreed in writing by the local planning authority prior to the commencement of development.
This protective fencing shall remain in place until the completion of development or unless otherwise agreed in writing with the local planning authority. Nothing should be stored or placed (including soil), nor shall any ground levels altered, within the fenced area without the previous written consent of the local planning authority. There shall be no burning of any material within 10 metres of the extent of the canopy of any retained tree/hedge.

Reason: To prevent existing trees/hedges from being damaged during construction work and to preserve the amenities of the locality and to comply with Policies SWDP5 and SWDP22 and the relevant aims and objectives of the National Planning Policy Framework.

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The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), has been prepared in accordance with the approved Biodiversity Gain Plan and the approved landscape scheme, submitted to and approved in writing by the Local Planning Authority. It shall include:
(a) a non-technical summary;
(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
(d) details of bat roosting and bird nesting opportunities, reptile hibernacula and hedgehog highways, based on the information contained in Appendix 10 Enhancements Prescriptions of the EcIA by Bringle and Green, dated October 2024;
(e) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
(f) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority
Notice in writing shall be given to the Council when the habitat creation and enhancement works as set out in the HMMP have been completed.
The created and enhanced habitat specified in the approved HMMP shall thereafter be managed and maintained in accordance with the approved HMMP.
Monitoring reports shall be submitted to the local planning authority in writing in accordance with the methodology and frequency specified in the approved HMMP.
The plan shall also set out where the results of the monitoring show that conservation aims and objectives of the HMMP are not being met, how contingencies and/or remedial action are identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.

Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby approved shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:
• Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;
• Details of site operative parking areas, material storage areas and the location of site operatives facilities (offices, toilets etc);
• The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring; and
• Details of any temporary construction accesses and their reinstatement.
The measures set out in the approved Plan shall be carried out and complied with in full during the construction of the development hereby approved.
Reason: To ensure the provision of adequate on-site facilities and in the interests of highway safety in accordance with Policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and 13.00hrs on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays.
Reason: To preserve the amenities of the locality in accord with Policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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No external lighting shall be installed in the development hereby permitted until a “lighting design strategy for biodiversity” has been submitted and approved in writing by the local planning authority. The strategy shall:
a) Identify those areas/ features that are particularly sensitive; and
b) Show how and where the external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent light averse bat species using their territory or having access to their breeding sites and resting places.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason: To ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017 and minimise impacts on with protected species in accordance with Policy SWDP22 and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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The approved Biodiversity Gain Plan shall be implemented in accordance with the details and timescale agreed within the Plan and maintained thereafter in accordance with the approved Habitat Management and Monitoring Plan (HMMP).

Reason: To ensure that the proposed development delivers a biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDP22 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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Prior to the first occupation of any of the dwellings hereby approved, details of superfast broadband facilities or alternative solutions to serve the dwellings hereby approved shall be submitted to and approved in writing by the local planning authority. The submitted details shall include an implementation programme. The facilities shall be provided in accordance with the approved details.

Reason: To ensure the proposal incorporates satisfactory telecommunication facilities in line with policy SWDP26 of the South Worcestershire Development Plan 2016 and the relevant aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby permitted shall be carried out in accordance with the strategy outlined in the submitted Energy Strategy Statement by Briary Energy dated February 2025.
Reason: To ensure the development supports the delivery of low carbon/renewable energy and safeguards natural resources in accordance with policy SWDP27 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:
- providing pre-application advice;
- seeking further information following receipt of the application;
- considering the imposition of conditions and or the completion of a s.106 legal agreement.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

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The development hereby approved shall not be first occupied unless and until the approved vehicular access at Cheltenham Road, as generally shown on drawing WE085-S278-EN 100-P02 S278 Cattery Access General Arrangement, pursuant to planning permission W/24/02435/FUL, is complete and open to traffic.
Reason: In the interests of safe and suitable access for all users and highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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No dwelling hereby approved shall be first occupied unless and until the access road, turning heads, side roads and all other areas that serve a necessary highway purpose, as generally shown on drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works, have been constructed in such a manner as to ensure that the dwelling is served by fully functional highway, the hard surfaces of which are constructed to at least basecourse.
Reason: In the interests of safe and suitable access for all users and highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The development hereby approved shall be carried out generally in accordance with drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works subject to any non-material modifications identified during the S278/38 detailed design process.
Reason: In the interests of sustainable development and highway safety in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The junctions of all internal side roads, parking courts, private drives and shared surface roads, as shown on drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works, shall be provided with informal pedestrian crossings comprising dropped kerbs and tactile paving and constructed in accordance with the standard specifications of Worcestershire County Council Highways.
Reason: In the interest of safe and suitable access for pedestrians in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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The Residential Travel Plan dated March 2025 hereby approved shall be implemented and monitored in accordance with the regime contained within the Plan. In the event of failing to meet the targets within the Plan a revised Plan shall be submitted to and approved in writing by the Local Planning Authority to address any shortfalls, and where necessary make provision for and promote improved sustainable forms of access to and from the site. The Plan thereafter shall be implemented and updated in agreement with the Local Planning Authority and thereafter implemented as amended.
Reason: To ensure residents of the development site are offered a genuine choice of sustainable travel modes and to promote sustainable access to the development site in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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No dwelling hereby approved shall be occupied until the car parking spaces allocated to that property have been sited and provided with a properly consolidated surface, as shown on drawings WE085-WL-EN-0112-A Phase 3 General Arrangements and WE085-SL-3030 C External Works. Car parking spaces shall be kept clear of obstruction and retained only for the parking of vehicles in connection with the use of each property as a dwelling house.
Reason: To ensure that satisfactory provision is made for the parking of vehicles in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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No dwelling hereby approved shall be occupied until sheltered and secure cycle parking, as generally shown on drawing WE085-SL-3030 C External Works has been provided for that dwelling in accordance with the standards and dimensions required by Worcestershire County Council’s Streetscape Design Guide.
Reason: To provide adequate storage space for bicycles and to ensure the development benefits from a genuine choice of sustainable transport modes in accordance with policy SWDP4 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework (NPPF).

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View this application at the Wychavon Planning Portal