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No.Condition Text
1.Application for the approval of the reserved matters shall be made to the Local Planning Authority as follows: (i) in relation to the first sub-phase of the development within 5 years of the date of this permission; and (ii) in relation to all other parts of the development within 20 years of the date of this permission. The development hereby permitted shall be begun as follows: (i) in relation to the first sub-phase of the development either before the expiration of 5 years from the date of this permission or before the expiration of 2 years from the date of the approval of reserved matters for the first sub-phase of the development, whichever is later; and (ii) in relation to all other parts of the development before the expiration of 2 years from the date of the approval of the last of the reserved matters Reason for condition For it to conform with Section 92 (2) of the Planning Act 1990 as amended.
2.No development shall commence within a phase or sub-phase until plans and particulars of the layout, scale and appearance of the buildings to be erected, means of access not already approved and the landscaping (herein after called the reserved matters) for that phase or sub-phase have been submitted to and approved in writing by the Local Planning Authority. Reason for Condition Required pre-commencement as the application is in outline only (excluding specified junction works that have been submitted in detail) and the Local Planning Authority wishes to ensure that the details which have not yet been submitted are appropriate.
3.The phases shown on the approved Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) shall be developed sequentially in ascending numerical order, unless otherwise agreed in writing with the Local Planning Authority. Reason for Condition To ensure the satisfactory development of the site and the provision of the required infrastructure to serve each phase.
4.Save for that agreed in writing with the Local Planning Authority, no development shall commence within a phase until there has been submitted to and approved in writing by the Local Planning Authority a Phasing Programme for that phase which: a) Indicates the sequence in which the sub-phases of the phase will be carried out. b) The Phasing Programme shall for each phase specify (amongst other things) the scope and timing of each of the following components of the sub-phase:- i. Major internal infrastructure including internal roads, pedestrian and cycle crossings, footpaths, cycleways, services, Sustainable Urban Drainage Systems (SUDS) and open space. ii. Confirmation of the scope and timescale for the implementation of the off-site highway infrastructure including highway improvements and where required the undertaking of Road Safety Audits, the progressing of any Traffic Regulation Orders that may be required, and relevant processes associated with the works required. iii. The delivery of public transport services and accompanying infrastructure within the site are to include but not limited to: bus stops (within around 400m walking distance of each dwelling within the development), bus shelters, electronic bus prioritising measures at signalised junctions, raised kerbs, lighting and timetable information. iv. The form for the management company to be set up to oversee the green infrstructure of the phase. The provision of all approved elements in the Phasing Programme shall be carried out in accordance with the approved Phasing Programme and the time triggers specified within it, unless amended and agreed in writing with the Local Planning Authority. Reason for Condition Required pre-commencement to ensure the satisfactory development of the site.
5.Development shall not commencement within a particular phase or sub-phase until a Design Brief has been submitted to and approved in writing by the Local Authority prior to or concurrently with the submission of the reserved matters applications for that phase or sub-phase. The Design Brief shall substantially accord with the Design and Access Statement Addendum dated September 2013 and include: · Architectural and sustainable construction principles · Character areas · Road hierarchy · Car parking standards · Cycle parking provision · Pedestrian and cycle links to adjoining land · Boundary treatments · Building types · Building heights · Building materials · Buildings to be retained and the use to which those buildings will be put · Sustainable drainage systems · Public open spaces (including where applicable Allotments) and green infrstructure . Beat Base specification (where relevant) . Where relevant the location of the areas of land to be provided within the parts of the Site marked as "mixed use" areas in the Land Use Parameter Plan as the Phase 2 Community Centre Site and the Phase 4 Community Centre Site . The Alternative Route and the Bus Bridge (where relevant) · Details of the type and mix and distribution of Affordable Housing Units within the relevant phase or sub-phase · Permanent and temporary access arrangements to the phase or sub-phase · Any interim surface, boundary or landscaping details relating to the phase or sub-phase. Applications for approval of reserved matters shall accord with the agreed details. Reason for Condition To ensure high standards of design in accordance with Core Strategy Policy DC16 and paragraph 61 of the NPPF.
6.The development hereby permitted shall not be carried out other than in accordance with the following plans: 1. Drawing 1479/014/SK301RevD - Application Site Location Plan 2. Drawing 1479/014/SK302RevE - Site Boundary Plan 3. Drawing 1479/014/SK001/RevH - Land Use (Built Development and Ancillary Uses) Parameter Plan 4. Drawing 1479/014/SK002/RevG - Access and Movement Hierarchy- Parameter Plan 5. Drawing 1479/014/SK004/RevE - Pedestrian Routes -Parameter Plan 6. Drawing 1479/014/SK005/RevE - Cycle Routes -Parameter Plan 7. Drawing 1479/014/SK006/RevG - Open Space and Landscape - Parameter Plan 8. Drawing 1479/014/SK007/RevH - Building and Infrastructure Heights -Parameter Plan 9. Drawing 1479/014/SK008/RevH - Density -Parameter Plan 10. Drawing 1479/014/SK010/RevE - Phasing -Parameter Plan 11. Drawing 1479/014/SK012/RevE - Development Zones - Parameter Plan 12. Means of Access Drawings i. Drawings LWL/100/001RevD1, LWL/100/002RevD1, LWL/100/003RevD1 and LWL/100004RevD1 - A11/A1075 Norwich Road junction (Junction 1) ii. Drawings Figure 3/RevTA8 and Figure 4/RevTA8 - A11 / A1075 Croxton Road junction (Junctions 2 A and B) iii. Drawings LWL/300/001RevD2, LWL/300/002RevD2 and LWL/300/003RevD2 - A11/A134 Mundford Road junction (Junction 3) iv. Drawings LWL/400/001RevD1, LWL/400/002RevD1 and LWL/400/003RevD1 - A11/B1107/A134 Brandon Road junction (Junction 4) v. Drawings LWL/500/001RevD2, LWL/500/002RevD2 and LWL/500/003RevD2 - A11/London Road junction (Junction 5) vi. Drawing Figure 11/RevTA5 - A134 Brandon Road/London Road junction (Junction 6) vii. Drawing Figure 12/RevTA5 - A1066 Mundford Road/Croxton Road junction (Junction 7) viii. Drawing Figure 13/RevTA5 - A1066 Hurth Way / A1075 Norwich Road junction (Junction 8) Unless otherwise agreed in writing with the Local Planning Authority. Reason for condition For the avoidance of doubt.
7.Prior to the commencement of work on each phase or sub-phase of the development, all trees to be retained within that development phase or sub-phase shall be protected in accordance with a Tree Protection Plan as detailed in Informative (49) to be submitted and agreed in writing by the Local Planning Authority. For the purposes of this condition 'work' shall include the storage of plant, materials, site huts or the use of any machinery either for preparatory site work or construction itself. Reason for Condition Required pre-commencement in order to protect trees which are to be retained in order to enhance the quality of the development, bio-diversity and the landscape of the area.
8.Any trees to be retained within a phase or sub-phase that are removed without consent or dying or severely damaged or become seriously diseased during the period of development as a result of operations within that phase or sub-phase shall be replaced in the next planting season with trees of such size and species as shall have been previously agreed in writing with the Local Planning Authority. Reason for condition To ensure there is an appropriate balance between built and natural environment to accord with the principles of good design.
9.The reserved matters submission for the landscaping for each phase or sub-phase (as required by Condition 2) shall include full details of hard and soft landscape works for that phase or sub-phase and a programme for their implementation. Hard landscaping details shall include proposed ground levels, contours, as well as surface materials, parking areas, pedestrian and cycle routes, circulation areas and street furniture. Soft landscaping details shall include proposed contours, planting plans, written plant specifications including cultivation and other operations associated with plant and grass establishment and a schedule of plantings including species, numbers and density. Any trees or plants which within a period of five years from the completion of the landscaping scheme die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with others of the same size and species unless the Local Planning Authority gives written consent to any variation. Reason for condition To ensure there is an appropriate balance between built and natural environment to accord with the principles of good design.
10.No development of buildings shall commence within a phase or sub-phase until the proposed finished floor levels for the ground floor of all buildings in that phase or sub-phase, in relation to the existing ground levels and the contours proposed in the approved landscaping pursuant to Condition 2, have been submitted and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason for condition To ensure appropriate standards of design with a comprehensively planned development and to ensure co-ordinated and harmonious integration between different land uses.
11.No phase or sub-phase shall commence until such time as a scheme for the provision of surface water drainage and flood risk assessment for the relevant phase or sub-phase, has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be based broadly on the strategy for development hereby approved and sustainable drainage principles and an assessment of the hydrological context of the development shall be submitted to and approved in writing by the Local Planning Authority as part of the scheme. The scheme shall also include for the relevant phase or sub-phase: · details of how different surface water streams will be separated, as necessary; · details of measures to protect the quality and quantity of groundwater in the underlying principal aquifer; · site specific details of the groundwater levels beneath the site, particularly in topographic lower areas; and · details of how the scheme shall be maintained and managed after completion. The scheme shall be fully implemented in the relevant phase or sub-phase and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority. Reason for condition In the interests of public health and amenity.
12.No development shall commence in any phase or sub-phase until a foul water strategy for the relevant phase or sub-phase has been submitted to and approved in writing by the Local Planning Authority. The strategy shall include the reasonable improvement and/or extension of the existing sewerage system as required. The scheme shall be implemented in the relevant phase or sub-phase as approved. No occupation of dwellings in the relevant phase or sub-phase shall occur until the approved scheme for the reasonable improvement and/or extension of the existing sewage system has been completed. Reason for condition In order to deliver a coordinated and appropriately designed foul drainage strategy to cater for the needs of the development.
13.No development within any phase or sub-phase shall take place, including any works of demolition, until a Construction Method Statement for a relevant phase or sub-phase has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period for that phase or sub-phase. The statement shall provide for: · Construction operating hours · Parking of vehicles of site operatives and visitors to the site · Loading and unloading of plant and materials · Storage of plant and materials used in constructing the development · The erection and maintenance of security fencing and hoardings including decorative displays and facilities for public viewing, where appropriate · Wheel washing facilities · Measures to control the emission of noise, dust and dirt during construction · Measures for the lighting of compounds and works during construction, including hours of use · Proposals for the removal of asbestos and other hazardous materials if appropriate from existing buildings to be demolished · A scheme for recycling/disposing of waste resulting from demolition and construction works · The means of access and routing of demolition and construction traffic · Location of contractors compound · Management of surface water run-off including details of any temporary localised flooding management system and a scheme to treat and remove suspended solids from surface water run-off during construction · The storage of fuel and chemicals Reason for condition Required pre-commencement in the interests of the amenity of the area and safety.
14.No more than 800 dwellings of phase 1 as detailed in the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) as agreed under condition 3 of the permission hereby granted shall be occupied unless and until a scheme securing the works shown indicatively on drawing no. LWL/100/001 Rev D1 dated 23/3/12 titled:- 'Junction 1 A11 Norwich Road Stage 2 Improvements' (or such other drawings as the Local Planning Authority may agree in consultation with Highways England and the Local Highway Authority) has been agreed in writing with the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
15.No more than 950 dwellings of phase 1 as detailed in the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) shall be occupied, until the works in condition 14 above have been carried out in accordance with the approved scheme and opened to traffic and certified in writing as complete by Highways England and the Local Highway Authority, unless otherwise agreed in writing with the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
16.No development in phase 2, as detailed in the agreed Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) shall commence unless and until a scheme to secure works for the modification of the Croxton Road junction with the A11 has been submitted to and approved in writing by the Local Planning Authority in consultation with Highways England and Norfolk County Council. The scheme shall detail a compact grade separated junction with new compact connector roads to the A11 both North and South side and extended diverges and merges with the A11 and comply in all respects with the DMRB and shown indicatively on drawing no Figure 3 rev TA8 dated 25 October 2013 titled:- Junction 2A A11/A1075 Croxton Road junction North improvements and drawing no Figure 4 Rev TA8 dated 25 October 2013 titled 'Junction 2B A11/A1075 Croxton Road Junction South Improvements' or such other drawings as the Local Planning Authority (in consultation with Highways England and the Local Highway Authority) has agreed in writing. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
17.No more than 550 dwellings in phase 2, as detailed in the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E), shall be occupied until the works approved under condition 16 above have been carried out in accordance with the approved scheme and opened to traffic and certified in writing as complete by Highways England and the Local Highway Authority, unless otherwise agreed in writing with the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
18.No more than 1000 dwellings of phase 4 as detailed in Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) of the planning permission hereby granted shall be occupied unless and until a scheme to secure the works shown indicatively on drawing no LWL/300/001 REV D2 titled Junction 3. A11 Mundford Road Stage 2 improvements and drawing no. LWL/400/001 REV D1 dated 28/3/12 titled:- Junction 4 A11 Brandon Road Stage 2 improvements (or such other drawings as the Local Planning Authority may agree in consultation with Highways England and the Local Highway Authority) has been agreed in writing with the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
19.No more than 1200 dwellings within phase 4 of the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) shall be occupied unless and until the works in condition 18 above have been carried out in accordance with the approved scheme and opened to traffic and certified as complete in writing by Highways England and the Local Highway Authority, unless otherwise agreed in writing by the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
20.No more than 400 dwellings of phase 5 as detailed in the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) of the planning permission hereby granted shall be occupied unless and until a scheme to secure the works shown indicatively on drawing No LWL/500/01 REV D2 titled:- 'Junction 5 A11 London Road Stage 2 Improvements', (or such other drawings as the Local Planning Authority may agree in consultation with Highways England and the Local Highway Authority) has been agreed in writing by the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
21.No more than 600 dwellings in phase 5 as detailed in the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) shall be occupied unless and until the works approved under condition 20 above have been carried out in accordance with the approved scheme and opened up to traffic and certified as complete in writing by the Local Highway Authority, unless otherwise agreed in writing by the Local Planning Authority. Reason for condition To ensure that the A11 trunk road continues to serve its purpose as part of Strategic Road Network in accordance with section 10 of Highways Act 1980 and for reasonable requirements of road safety on that road.
22.No more than 800 dwellings in phase 1 (as detailed in Phasing Parameter Plan Drawing 1479/014/SK010/Rev E) shall be occupied unless and until a Strategic Road Network Highway Mitigation Plan has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority and Highways England). The Strategic Road Network Highway Mitigation Plan shall be prepared following consultation with the Local Highway Authority and Highways England and shall detail the proposed mitigation measures relating to the works to the Strategic Road Network Highway secured by conditions 14 - 21 (above) and shall include (where deemed necessary by Local Highway Authority and Highways England) proposed speed limits on the A11 approach to roundabout junctions, the timetable for the speed limit implementation and details of appropriately designed average speed enforcement equipment to be commissioned. The mitigation measures identified in the Strategic Road Network Highway Mitigation Plan shall be carried out in accordance with the agreed scheme and each phase shall be certified in writing as open to the traffic by the relevant highway authority prior to first use. Reason for condition To ensure that indicative designs currently proposed by the applicant comply with Design Manual for Roads & Bridges and in the interests of the free flow of traffic on the highway network and highway safety in general.
23.Prior to the occupation of the first dwelling of any phase or sub phase details of the proposed arrangements for future management and maintenance of the proposed streets within the relevant phase or sub-phase of the development shall have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under Section 38 of the Highways Act 1980 or a Private Management and Maintenance Company has been established. Reason for condition To ensure satisfactory development of the site and to ensure estate roads are managed and maintained thereafter to a suitable and safe standard.
24.Prior to the commencement of development in phase 1 or any sub-phase of phase 1, full details shall be submitted and approved by the Local Planning Authority in consultation with the Local Highway Authority to illustrate the following in relation to that Phase or sub-phase: · Roads, footways, cycleways, foul and surface water drainage; · Visibility splays; · Access arrangements; · Parking provision in accordance with adopted standards; · Provision of an emergency link to Norwich Road · Provision of a temporary construction traffic access route from Norwich Road Reason for condition To ensure that indicative designs currently proposed by the applicant comply with Design Manual for Roads & Bridges and in the interests of the free flow of traffic on the highway network and highway safety in general.
25.No works shall commence on site within sub-phase 1a until a detailed scheme for junction 10b has been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure appropriate design in accordance with Design Manual for Roads & Bridges and in the interests of the free flow of traffic on the highway network and highway safety in general.
26.No works shall commence within the remainder of Phase 1, until detailed schemes for junctions 10a and 10c have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure appropriate design in accordance with Design Manual for Roads & Bridges and in the interests of the free flow of traffic on the highway network and highway safety in general.
27.Prior to the first occupation of any development in sub-phase 1a or as agreed with the Local Planning Authority in consultation with the Local Highway Authority, junction 10b shall be completed to the written satisfaction of the Local Planning Authority in consultation with the Highway Authority. Reason for condition In the interests of highway safety and amenity and to ensure that the highway improvement works are designed to an appropriate standard in the interest of highway safety and to protect the environment of the local highway corridor
28.Prior to the first occupation of any development in sub-phase 1b or as agreed with the Local Planning Authority in consultation with the Local Highway Authority, junction 10a and 10c shall be completed to the written satisfaction of the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure that the highway network is adequate to cater for the development proposed.
29.Prior to the commencement of development on any phase of the development, a scheme enabling the provision of a bus service to serve that phase shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The scheme shall include a minimum bus frequency of 1 bus every 30 minutes (Monday to Saturday between 07:00 and 22:00 hours) and an hourly service on Sunday (08:00 to 20:00) or as otherwise agreed in writing with the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure that the highway network is adequate to cater for the development proposed in the interest of the amenity of residents.
30.No more than 80% of the dwellings in any phase shall be occupied until the scheme submitted and approved under condition 29 above in relation to that phase has been implemented to the satisfaction of the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure that the highway network is adequate to cater for the development proposed in the interest of the amenity of residents.
31.Prior to the commencement of construction of any residential dwelling or commercial building above slab level hereby permitted in each phase or sub-phase, a Travel Plan in relation to the residential dwelling or the commercial building hereby authorised for that phase or sub-phase (such plan to accord with the provisions of the Norfolk County Council Guidance Notes for submission of Travel Plans, or such other guidance as may be agreed with the Local Planning Authority) shall be submitted to, and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment.
32.Prior to the occupation of the 50th dwelling in each phase or sub-phase, the Travel Plans approved under condition 31 above shall be implemented in accordance with the timetable and targets contained therein and shall continue to be implemented until the completion of phase 5 of the development hereby approved subject to approved modifications approved in writing by the Local Planning Authority in consultation with the Highway Authority as part of the annual review. Reason for condition To ensure that the development offers a wide range of travel choices to reduce the impact of travel and transport on the environment.
33.Before any dwelling or part of the employment land is occupied, the roads, footways and cycleways shall be constructed to binder course surfacing level from the relevant dwelling/employment unit to the already publicly adopted road in accordance with the details to be approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. Reason for condition To ensure the satisfactory development of the site.
34.Prior to the commencement of each phase of development, an overarching strategy for that phase shall be submitted to and approved in writing by the Local Planning Authority, identifying the broad parameters of archaeological work anticipated within each strategic phase. Prior to commencement of each phase of sub-phase, a written scheme of archaeological investigation (WSI) for that phase or sub-phase shall be submitted to and approved by the Local Planning Authority. The WSI shall be in accordance with the broad parameters already approved within the archaeological strategy identified above. The scheme will be implemented in accordance with the programme set out within the approved WSI. Reason for condition To ensure that any heritage assets including archaeological remains are properly investigated and recorded.
35.No development shall take place within phase 2 of the development (as detailed in the Phasing Parameter Plan (Drawing reference 1479/014/SK010/Rev E) until a Heritage Management Plan for the Gallows Hill Scheduled Monument which forms part of that phase has been submitted to and agreed in writing by the Local Planning Authority. The Heritage Management Plan for Gallows Hill shall provide details and measures to ensure the long term protection of the Scheduled Monument including its management and facilities for interpretation by the visiting public of its history and heritage interests. The development shall be carried out in accordance with the approved details. Reason for Condition To ensure the long term future of a Scheduled Monument.
36.Prior to the commencement of development of any phase or sub-phase approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme 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 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 writtenconsent of the Local Planning Authority. The scheme shall be implemented and carried out as approved. Reason for condition To prevent the increased risk of pollution to controlled waters and to ensure that any contamination report is properly remediated in the interests of human health.
37.Prior to the commencement of development in any phase or sub-phase approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), a verification report demonstrating completion of the 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 a 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, and for the reporting of this to the Local Planning Authority. The long-term monitoring and maintenance plan shall be implemented and carried out as approved. Reason for condition To safeguard against the effects of contamination
38.If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out within the relevant phase or sub-phase until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved. Reason for condition To safeguard against the effects of contamination
39.Piling or any other foundation designs using penetrative methods will 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. Reason for condition To safeguard public amenity.
40.Prior to the commencement of each phase or sub-phase, or such longer period as may be agreed, a detailed scheme of measures to mitigate the impact of traffic noise from the A11 trunk road, railway line or noise from the proposed employment development on noise sensitive development such as residential properties, shall be submitted to and agreed in writing by the Local Planning Authority. The agreed measures shall be implemented and carried out in full prior to the first occupation of the noise sensitive development concerned. Reason for condition In the interests of the amenities of future occupants.
41.No residential development shall commence on any phase or sub-phase of the site until a scheme has been submitted to, and approved in writing by the Local Planning Authority in consultation with Norfolk Fire Service, for the provision of at least one fire hydrant (served by mains water supply) for every 50 dwellings forming part of that phase or sub-phase and no dwelling within that phase or sub-phase shall be occupied until the hydrant(s) serving the property or group of properties within the relevant phase or sub-phase has been provided to the satisfaction of the Local Planning Authority in consultation with Norfolk Fire Service as evidenced in writing. Reason for condition Required pre-commencement to ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.
42.No commercial development shall commence on any phase or sub-phase of the site until a scheme has been submitted for the provision of at least 0.75 fire hydrants per hectare (served by a 150 - 180mm main water supply as approved in writing by the Local Planning Authority in consultation with Norfolk Fire Sire depending on the mix and type of commercial uses) for the benefit of the commercial development within that Phase or Sub-Phase in a location approved in writing by the Local Planning Authority in consultation with Norfolk Fire Service and meeting the requirements of Building Regulations Approved Document B Volume 2 Sections 15 & 16 (Fire Hydrants/Water Supplies and Vehicle Access). The commercial development buildings within the relevant phase or sub-phase shall not be occupied until the hydrants serving that phase or sub-phase have been provided to the satisfaction of the Local Planning Authority in consultation with the Norfolk Fire Service as evidenced in writing. Reason for condition To ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.
43.Prior to the commencement of each phase or sub-phase, a walkover ecological survey (involving an extended Phase I survey and preliminary ecological appraisal) shall be undertaken to cover that phase or sub-phase plus an additional 100m buffer beyond the extent of the relevant phase or sub-phase, unless otherwise agreed in writing with the Local Planning Authority. The findings of the walkover ecological survey shall be submitted to the Local Planning Authority within two months of the walkover survey having taken place. If the walkover ecological survey highlights any previously unidentified ecological issues the Local Planning Authority will then confirm if an additional scheme of ecological mitigation measures and biodiversity enhancements are required. If the Local Planning Authority confirms that an additional scheme of ecological mitigation measures and biodiversity enhancements is required, details shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of the phase or sub-phase. The additional mitigation measures and biodiversity enhancements shall be carried out in accordance with the agreed scheme. The additional scheme of ecological mitigation measures and biodiversity enhancements shall not alter or amend any scheme of mitigation agreed pursuant to the accompanying Section 106 Agreement. Reason for condition Required pre-commencement in order to ensure that appropriate measures are taken to protect wildlife and promote biodiversity.
44.No development within any phase or sub-phase shall commence above slab level until details of the location, design, specification, management/maintenance and provision of waste and recycling facilities within that phase or sub-phase have been submitted to and approved in writing by the Local Planning Authority. These facilities shall be provided in the relevant phase or sub-phase in accordance with the approved scheme. Reason for condition To ensure that future residents have adequate means by which to dispose of and recycle waste.
45.Prior to the commencement of phase 2 of the development a Materials Management Plan-Minerals (MMP-M) which considers, through particle size distribution testing, the extent to which onsite materials which could be extracted during the proposed development would meet specifications for use on site shall be submitted to and approved in writing by the Local Planning Authority jointly with the Mineral Planning Authority (Norfolk County Council). Based on the findings of this testing the MMP-M should outline the amount of material which could be reused on site; and for material which cannot be used on-site its movement, as far as possible by return run, to an aggregate processing plant. The developer shall keep a record of the amounts of material obtained from on-site resources which are used onsite and the amount of material returned to an aggregate processing plant through the MMP-M. The developer shall provide an annual return of these amounts to the Local Planning Authority and the Mineral Planning Authority, or upon request of either the Local Planning Authority or Mineral Planning Authority. The development shall then be carried out in accordance with the approved MMP-M. Reason for condition To safeguard mineral resources.
46.No development above slab level shall commence within any phase or sub-phase until a scheme for the external public lighting of that phase or sub-phase other than the lighting of spine roads (including details of permanent external public lighting including layout plan, lighting types, luminaire type, intensity, mounting height, aiming angles and luminaire profiles) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented and thereafter maintained as approved for each phase of the development. Reason for condition In the interests of highway safety and public amenity.
47.Where allotments are provided within a sub-phase, a plan of the allotments and principles of their layout, access and parking arrangements, boundary treatments, including any appropriate security arrangements, services including electricity supply, water supply and facilities for rainwater storage, shall be provided. The allotments shall be provided in accordance with the reserved matters. Reason for condition To ensure the provision of a high quality standard of allotments to serve the development where appropriate.
48.NOTES:- The landscaping details shall take account of the Council's leaflet 'Tree pack' (Landscaping advice for applicants).
49.The Tree Protection Plan shall include: a) A detailed scaled plan showing the position of every tree on site with a stem diameter over the bark measured at 1.5 metres above ground level of at least 75 millimetres. In addition any tree on neighbouring or adjoining land that is likely to have an effect upon or be affected by the proposal (e.g. by shade, overhang from the boundary, intrusion of the Root Protection area etc) must be shown b) A current schedule of trees as specified in BS5837:2012 (Para 4.4.2.5) and a tree constraints plan c) An arboricultural implications assessment, arboricultural method statement and tree protection plan (to include protection measures during and after construction and any construction exclusion zones) in accordance with BS5837:2012 which shall include any proposals for pre-construction tree works (including access facilitation pruning) and tree management requirements in accordance with BS3998:2010 d) A method statement in respect of any hard surfacing within root protection areas, construction of site compounds and service installation where underground apparatus is to pass within a Root Protection Area e) An auditable system of arboricultural site monitoring by a retained project arboriculturalist to be approved by the Local Planning Authority.
50.With reference to Conditions 42 and 43, the developer will be expected to meet the costs of supplying and installing the fire hydrants.
51.Appeals against planning decisions If you are aggrieved by the decision of your local planning authority to attach any particular condition/s to this permission, then you can appeal to the Secretary of State under section 78 of the Town and Country Planning Act 1990. If an enforcement notice is served relating to the same or substantially the same land and development as in your application and if you want to appeal against your local planning authority's decision on your application, then you must do so within: 28 days of the date of service of the enforcement notice, or within 6 months (12 weeks in the case of a householder appeal) of the date of this notice, whichever period expires earlier. If you want to appeal against your local planning authority's decision then you must do so within 6 months of the date of this notice. Appeals must be made using a form which you can get from the Secretary of State at Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN or online at www.planningportal.gov.uk/pcs. The Secretary of State can allow a longer period for giving notice of an appeal but will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal. The Secretary of State need not consider an appeal if it seems to the Secretary of State that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements, to the provisions of any development order and to any directions given under a development order.
52.If the formal discharge of any condition is required, it will be necessary for you to submit to the Council all relevant details, together with a completed application for the "Discharge of Conditions" and the fee as appropriate.
53.Any variation from the approved plans following commencement of the development, irrespective of the degree of variation, will constitute unauthorised development and may be liable to enforcement action. You or your agent or any person responsible for implementing this permission should inform the Development Control Section immediately of any proposed variation from the approved plans and ask to be advised to the best method to resolve the matter. Most proposals for variation to the approved plans will require the submission of a new planning application.