Agenda item

Application for determination:-

 

Re-development of the site for the construction of Phase 1 students’ residences accommodation of 295 bedrooms, comprising studio flats, cluster flats and town houses, through the erection of new buildings and related/ancillary facilities, services and amenities, with associated works comprising access (including new pedestrian route from Ladybellegate Street to Barbican Road/Way), parking, hard and soft landscaping, public realm works, together with the creation and provision of temporary surface level car parking facility at Barbican car Park, Ladybellegate Street.

The Principal Planning Officer presented his report which detailed an application for the re-development of the site for the construction of Phase 1 students’ residences accommodation of 295 bedrooms, comprising studio flats, cluster flats and town houses, through the erection of new buildings and related/ancillary facilities, services and amenities, with associated works comprising access (including new pedestrian route from Ladybellegate Street to Barbican Road/Way), parking, hard and soft landscaping, public realm works, together with the creation and provision of temporary surface level car parking facility at Barbican car Park, Ladybellegate Street.

 

He drew Members’ attention to the revisions to proposed conditions contained in the late material.

 

Mr Hilton McCarthy, Development Director of Cityheart Limited, addressed the Committee in support of the application.

 

Mr McCarthy stated that the proposed development was on a key strategic site which would help stimulate the City economy and support the University’s ambitions for growth.

 

He noted that the application was a result of collaboration and designed to respect the historic setting and the Conservation Area. He stated that the site was constrained by its setting and the surrounding archaeology and the proposals would not have an adverse impact.

 

He believed that the accommodation would attract students to Gloucester and would be controlled through tenancy agreements.

 

He believed that the site would act as a catalyst for economic regeneration and Phase 2 would deliver a further two hundred units of student accommodation built over the car park.

 

Councillor Dee noted that Barbican Road was the only comparatively level pedestrian route between the Docks and the City centre.

 

Councillor Lugg supported the application and asked if the Police had been consulted regarding the proposed pedestrianisation of the end of Barbican Road. The Highways Officer stated that the police had not yet been consulted although they would be if a Traffic Order was required. He noted that should the police require access this could be accommodated.

 

Councillor Morgan welcomed the scheme but believed the proposed design for Block A, the block nearest Commercial Road, was appalling.

 

Councillor Toleman expressed concern at the loss of public car parking. He was advised that the current public car park had only been intended as a temporary use as it was situated in a Conservation Area. He was advised that the University strategy required students to park at least three kilometres away.

 

Councillor D. Brown was advised that relocation of the coach drop off point would result in the loss of a couple of on-street parking places. He enquired about the right of way for National Cycle Route 41 and was advised that the details had not been finalised but national guidance stated that pedestrians and cyclists should have priority. This was the aim but the Highways Officer was unable to make a commitment at the present time.

 

The Vice Chair believed that Block A was similar to other buildings on Commercial Road and a great improvement over the existing use. He believed that the proposals mirrored the historic architecture of the Docks with an inner city look and provided a fantastic linkage between the Docks and the City Centre.

 

RESOLVED that planning permission be granted subject to the following conditions:-

 

Time limit

Condition 1

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

 

Reason

Required to be imposed by Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

Plans

Condition 2

The development hereby permitted shall be carried out in accordance with the following approved drawings received on 3^rd December 2016

1.    Location Plan Drawing no : 3348-FBA-00-00DR-A-05_10-11 P1.1

2.    Proposed Site Plan Drawing No:  3348-FBA-00-XX-DR-A-05_10-00 P1.1

3.    Block A Level 0 and 1 Plan Drawing no: 3348-FBA-A-XX-DR-A-00_10-000 P1.1

4.    Block B Level 0 and 1 Plan Drawing no: 3348-FBA-B-XX-DR-A-00_10-000 P1.1

5.    Block B Level 2 and 3 Plan Drawing no: 3348-FBA-B-XX-DR-A-00_10-100 P1.1

6.    Circulation Strategy and Site Security Drawing no.  N554-ONE-00-XX-SK-L-1002 Rev P01

7.    Proposed Masterplan Drawing no. 3348-FBA- 00-XX-DR-A-O5_10-00P1.1 

 

And in accordance with the following approved drawings received on

23^rd January 2017

8.    Proposed Site Section Drawings no: 3348-FBA-00-XX-DR-A-05_10-16 P1.2

9.    Proposed Site Section Drawings no: 3348-FBA-00-XX-DR-A-05_10-17 P1.2

10. Block A Level 2 and 3 Plan Drawing no: 3348-FBA-A-XX-DR-A-00_10-100 P1.2

11.Block A Level Roof Plan Drawing no: 3348-FBA-A-XX-DR-A-00_10-200 P1.2

12.Block A Sections A Drawing no: 3348-FBA-A-XX-DR-A-00_10-01 P1.2

13.Block A Elevations Drawing no: 3348-FBA-A-XX-DR-A-00_10-51 P1.2

14.Block B Level 4 and Roof Plan Drawing no: 3348-FBA-B-XX-DR-A-00_10-200 P1.2

15.Block B Sections Drawing no: 3348-FBA-B-XX-DR-A-00_10-01 P1.2

16.Block B Elevations Drawing no: 3348-FBA-B-XX-DR-A-00_10-51 P1.2

17.Hard and Soft Landscaping Arrangement Drawing no. N554-ONE-00-XX-DR-L-1001 Rev P02

18.  Block C Level 0 & 1 Plan 3348-FBA-C-XX-DR-A-00_10-000 P1.1

19.  Block C Level 2 & 3 Plan 3348-FBA-C-XX-DR-A-00_10-100 P1.2

20.  Block C Level Roof Plan 3348-FBA-C-XX-DR-A-00_10-200 P1.2

21.  Block C Sections 3348-FBA-C-XX-DR-A-00_10-01 P1.1 P1.2

22.  Block C Elevations 3348-FBA-C-XX-DR-A-00_10-51 P1.2

23.  Block D Plans 3348-FBA-D-XX-DR-A-00_10-000 P1.2

24.  Block D Sections 3348-FBA-D-XX-DR-A-00_10-01 P1.2

25.  Block D Elevations 3348-FBA-D-XX-DR-A-00_10-51 P1.2

26.  Block E Plans, Sections & Elevations 3348-FBA-E-XX-DR-A-00_10-000 P1.1

 

 

And in accordance with the following approved documents received on 18^th January 2017

1.    Arboricultural Impact Assessment

2.    Noise Assessment Report

3.    Flood Risk Assessment

4.    Ecological Appraisal

5.    University of Gloucester Management Plan

6.    Habitat Regulations Assessment

 

Reason

To ensure that the development is carried out in accordance with the approved plans and documents and in accordance with policies contained within Second Deposit City of Gloucester Local Plan (2002).

 

Archaeology

Condition 3

No development shall take place within the application site until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority.

 

Reason: to make provision for a programme of archaeological mitigation, so as to record and advance understanding of any heritage assets which will be lost, in accordance with paragraph 141 of the National Planning Policy Framework and Policies BE.36, BE.37 & BE.38 of the Gloucester Local Plan (2002 Second Stage Deposit).

 

Condition 4

No development shall commence until a methodology for public outreach and engagement has been submitted by the applicant and approved in writing by the Local Planning Authority. Outreach and engagement works shall only take place in accordance with the approved methodology.’

 

Reason: To make evidence on heritage assets lost (wholly or in part) by the development publicly available in accordance with paragraph 141 of the National Planning Policy Framework.

 

Condition 5

No development shall commence until a detailed scheme showing the complete scope and arrangement of the foundation design and ground works of the proposed development (including drains and services) has been submitted to and approved in writing by the Local Planning Authority. Development shall only take place in accordance with the approved scheme.

 

Reason

The site may contain significant heritage assets. The Council requires that disturbance or damage by foundations and related works is minimised, and that archaeological remains are, where appropriate, preserved in situ. This accords with Policy BE.31 and BE.36 of the Second Deposit City of Gloucester Local Plan (2002) and paragraph 141 of the NPPF.

 

Condition 6

No development shall commence until a detailed methodology for all groundworks on site has been submitted by the applicant and approved in writing by the Local Planning Authority. Development shall only take place in accordance with the approved methodology.

 

Reason

The site contains significant heritage assets. The Council requires that disturbance or damage by groundworks and landscaping is minimised, and that archaeological remains are, where appropriate, preserved in situ. This accords with Policy BE.31 and BE.36 of the Second Deposit City of Gloucester Local Plan (2002) and paragraph 141 of the NPPF.

 

Environmental Protection

Condition 7

No demolition or construction works shall be carried out outside the following hours:

Monday to Friday – 0800 to 1800 hours

Saturday – 0800 to 1300 hours

No such works shall be carried out on Sundays, Public or Bank Holidays.

 

Reason

To safeguard the amenities of the area, having regard to Policy BE.21   of the Gloucester Local Plan, Second Stage Deposit 2002.

 

Condition 8

No burning of materials/substances during construction phase - No materials or substances shall be burnt within the application site during the construction phase.

 

Reason

To safeguard the amenities of the area and prevent pollution in accordance with policy BE.21 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 9

The proposed development hereby permitted shall be designed and built in accordance with the summary and conclusions of the submitted noise report received on 3rd December 2016 

 

Reason

To protect the residential amenities of the future occupiers of the properties in accordance with policy H4 of the Second Deposit City of Gloucester Local Plan (2002)

 

Condition 10

No construction of the proposed student blocks A, B,C and D shall take place on site  until details of a  noise attenuation scheme to suppress the noise from the neighbouring  electricity   substation  has been first submitted to and  approved in writing by the Local Planning Authority. The use approved  hereby  approved shall not commence on site unless the noise attenuation  scheme has  been  implemented in accordance with the approved details and it shall be retained as such at all times.

 

Reason

To safeguard the amenity of the student occupiers in accordance with Policy BE21 of the Second Deposit City of Gloucester Local Plan (2002)    

 

Condition 11

The site shall be managed at all times in accordance with the University of Gloucestershire Operational Management Plan Version Number 2, unless otherwise agreed in writing with the LPA, and an agreed updated version of the Operational Management Plan be implemented

 

Reason

To safeguard the amenities of the area, having regard to Policy BE.21 of the Gloucester Local Plan, Second Stage Deposit 2002.

 

Condition 12

No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall:

 

                     I.        specify the type and number of vehicles;

                    II.        provide a suitable construction vehicle access;

                   III.        provide for the parking of vehicles of site operatives and visitors;

                  IV.        provide for the loading and unloading of plant and materials;

                   V.        provide for the storage of plant and materials used in constructing the development;

                  VI.        provide for wheel washing facilities;

                VII.        specify the intended hours of construction operations;

               VIII.        provide measures to control the emission of dust and dirt during the demolition and construction phases from ground works, haul roads, stockpiles and material handling/removal;

                  IX.        provide details of light from security compounds;

                   X.        provide for the storage of waste.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of development to reduce the potential impact on the public highway and accommodate the efficient delivery of goods and supplies in accordance paragraph 35 of the National Planning Policy Framework and to safeguard residential amenity and prevent pollution in accordance with policies TR.31 and BE.21 of the Second Deposit City of Gloucester Local Plan.

 

Highways

Condition 13

The proposed car park access shall not be brought in to use until a scheme to restrict the vehicle use of Barbican Road and provide safe pedestrian and cyclist movement at the car park access has been completed in accordance with details which have previously been submitted to and approved in writing by the Local Planning Authority.

 

Reason

To ensure that safe and suitable access to the site would be provided and to prioritise pedestrian and cycle movements in accordance with paragraphs 32 and 35 of the National Planning Policy Framework

 

Condition 14

The student study bedrooms comprised in the development shall not be occupied until the wording of a clause in the tenancy agreement under which all of the study bedrooms are to be occupied restricting students resident at the premises (other than those registered disabled or other reasonable exceptions to be specified) from bringing or keeping a motor vehicle in the city has been submitted to and approved in writing by the Local Planning Authority and the study bedrooms shall only be let on tenancies which include that clause.

 

Reason

In accordance with the applicants' stated position and to ensure that the development does not generate a level of vehicular parking that would be prejudicial to highway safety, in accordance with Policy TR.31 of the 2002 Second Deposit City of Gloucester Local Plan, Policies INF1 and INF2 of the Joint Core Strategy Pre-Submission Document 2014 and the NPPF.

 

Condition 15

Prior to the development being brought in to use a pedestrian crossing facility on Ladybellegate street shall be provided in accordance with details which have been previously submitted to and agreed in writing by the Local Planning Authority. The facility shall thereafter be retained in accordance with the approved details

 

Reason

To ensure safe pedestrian access and opportunities for sustainable transport in accordance with paragraph 32 of the National Planning Policy Framework

Condition 16

Prior to the development being brought into use or opened to the public, the proposed pedestrian street and associated infrastructure shall be completed in accordance with submitted drawing 3348-FBA-XX-DR-A-05-10.00P1.1

 

Reason

To ensure a safe and secure layout for pedestrians in accordance with paragraphs 32 and 35 of the National Planning Policy Framework

 

Condition 17

Prior to the buildings hereby being brought in to use the vehicle access and egress from Commercial Road and Ladybellegate Street respectively shall be completed in accordance with the approved details and shall remain in use for the duration of the development

 

Reason

To ensure a safe and secure layout for vehicle movements  in accordance with paragraphs 32 of the National Planning Policy Framework and Policy TR.31 of the Gloucester Local Plan, Second Stage Deposit 2002.   

 

Condition 18

The development hereby approved shall not be occupied until the covered bicycle storage has been provided in accordance with the approved plans. The covered bicycle storage shall be retained in accordance with the approved plans at all times

 

Reason

To ensure adequate provision and availability of cycle parking, having regard to Policy TR.33 of the Gloucester Local Plan, Second Stage Deposit 2002.

 

Condition 19

No work shall start on the construction of buildings until details and a programme of implementation for the external access platform to be positioned at the eastern end of the pedestrian street adjacent to Ladybellegate Street have been  submitted to and approved in writing by the Local Planning Authority. The external access platform shall be installed in accordance with the approved details and programme of implementation and thereafter retained in good working order.

 

To ensure a safe and accessible route for pedestrians in accordance with paragraphs 32 and 35 of the National Planning Policy Framework ‘'

 

Condition 20

No occupation of the student accommodation shall take place until a Green Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Green

 

Travel Plan shall incorporate the following:

A.   Objectives and targets for reducing private car use

B.   Measures to promote sustainable transports

C.   Mechanisms for monitoring and review

D.   Appointment and funding of a travel plan coordinator,

E.   Means of funding of the travel plan, and;

F.    Implementation timetable including the responsible body for each action

 

The approved travel plan shall be implemented in accordance with the approved details and implementation timetable.

 

Reason

To promote sustainable travel patterns, having regard to Policy TR.1 of the Gloucester Local Plan, Second Stage Deposit 2002. 

 

Condition 21

The pedestrian street shown on the approved drawings shall remain open to the public at all times.

 

Reason

To ensure good pedestrian access in accordance with paragraph 32 of the National Planning Policy Framework

 

Materials

Condition 22

No construction shall take place or external surfacing materials installed until details or samples of all materials to be used for built structures, landscaping and the public realm have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

Reason

To ensure that the materials harmonise with the surroundings in accordance with policy BE.20 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 23

Notwithstanding the approved drawings, no work shall start on the construction of buildings until details of the following shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details:-

A.   Scaled drawings at 1:10 for window recesses, brick and panel details

B.   Scaled drawings at 1:5 or 1:10 for boundary wall and railings

C.   Scaled drawings for parapet and gable details

D.   Scaled drawings and details for the installation of rainwater goods

E.   Details of ventilation flues and grills

F.    Details of safety measures for roof access

G.   Details of seagull prevention

H.   Details of meter boxes and external cabling

I.      Parapet and gable finishing details

 

Reason

To ensure the satisfactory appearance of the development in accordance with policy BE.20 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 24

Prior to the commencement of development (with the exclusion of groundworks), a detailed plan, showing the levels of the existing site, the proposed levels of the site, the proposed slab levels of the buildings approved and a datum point outside of the site, shall be submitted to and approved by the local planning authority.  The development shall be carried out in accordance with the approved details.

 

Reason

In order to define the permission and ensure that the development is of a scale and height appropriate to the site in accordance with policy BE.1 of the Second Deposit City of Gloucester Local Plan (2002).

 

Landscaping

Condition 25

No development (other than site clearance, site preparation, demolition and the formation of foundations and trenches) shall commence on site until a hard and soft landscaping scheme, to include tree planting along the Barbican Road boundary, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences, other boundary treatment and finished ground levels; details of the hard surface treatment of open parts of the site which shall be permeable or drained to a permeable area; a planting specification to include species, size, position and method of planting of all new trees and shrubs and a programme of implementation.

 

Reason

In the interests of the character and appearance of the area, having regard to Policy BE.12 of the Gloucester Local Plan, Second Stage Deposit 2002.

 

Condition 26

Prior to first occupation of the development, a site management plan, including long term design objectives, management responsibilities and maintenance schedules for all hard and soft landscape areas, including the pedestrian street and access lift, shall be submitted to and approved in writing by the local planning authority . The site management plan shall be carried out as approved.

 

Reason

In the interests of visual and residential amenity in accordance with policies BE4 and BE.12 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 27

All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with the approved programme of implementation. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the local planning authority gives written consent to any variation. If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year defects period.

 

Reason

In order to protect the visual amenities of the area in accordance with policies BE4 and BE.12 of the Second Deposit City of Gloucester Local Plan (2002).

 

Drainage

Condition 28

No development shall commence on site until a detailed design for the surface water drainage strategy has been submitted to and approved in writing by the Local Planning Authority. The on-site attenuation shall be designed using a  40% uplift on rainfall to allow for climate change. If an alternative surface water drainage strategy is required, it must be re-submitted to and approved by the Local Planning Authority before development commences. The scheme for the surface water drainage shall be carried out in accordance with the approved details before the development is first put in to use.

 

Reason: To ensure the development is provided with a satisfactory means of drainage and thereby preventing the risk of flooding, and to accord with policy FRP.6 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 29

No part of the development hereby approved shall be occupied/put in to use until a scheme for the maintenance of all SuDS/attenuation features and associated pipework has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a programme for implementation. The approved SuDS maintenance scheme shall be carried out in accordance with the approved details.

 

Reason

To ensure the continued operation and maintenance of drainage features serving the site and avoid the increase of flood risk to the site and elsewhere.

 

Condition 30

Prior to the commencement of the development details of the proposed foul water drainage arrangements shall be submitted to and approved in writing by the local planning authority.  The approved scheme shall be implemented before the first use of the buildings hereby permitted.

 

Reason

In order to ensure that satisfactory foul drainage arrangements are provided in accordance with policy FRP.6 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 31

Details of any floodlighting /external lighting proposed to illuminate the development, shall be submitted to and approved in writing by the local planning authority before the buildings are occupied.  Development shall be carried out in accordance with the approved details and there shall be no other external illumination of the development.

 

Reason

To safeguard local amenities in accordance with policies FRP.9 and SR.3 of the Second Deposit City of Gloucester Local Plan (2002).

 

Waste Management

Condition 32

Prior to the occupation of the buildings the refuse recycling and storage provision as shown on the approved plan shall be implemented and thereafter retained for the life of the development

 

Reason

In the interests of amenity in accordance with policy BE.4 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 33

Prior to the construction of the development a Site Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The approved plan shall be in place for the duration of the construction of the management plan.

 

Reason:

For the minimisation of waste and to accord with Policy SD4 of the Joint Core Strategy version 2104    

 

Contaminated Land

Condition 34

Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts A to D have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until part D has been complied with in relation to that contamination.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works 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 FRP.15 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 35

A.     Site Characterisation

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

 

                          I.          a survey of the extent, scale and nature of contamination;

 

                         II.          an assessment of the potential risks to:

·        human health,

·        property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

·        adjoining land,

·        groundwaters and surface waters,

·        ecological systems,

·        archaeological sites and ancient monuments;

 

                       III.          an appraisal of remedial options, and proposal of the preferred option(s).

 

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works 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 FRP.15 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 36

B.     Submission of Remediation Scheme

A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. Thescheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures.

 

The scheme must accord with the provisions of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works 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 FRP.15 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 37

C.     Implementation of Approved Remediation Scheme

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. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

 

Following completion of measures identified in the approved remediation scheme, a verification report (referred to elsewhere as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works 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 FRP.15 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 38

D.     Reporting of Unexpected Contamination

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 in accordance with the requirements of part A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of part B, which is subject to the approval in writing of the Local Planning Authority.

 

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with part C.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works 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 FRP.15 of the Second Deposit City of Gloucester Local Plan (2002).

 

Condition 39

E.     Long Term Monitoring and Maintenance

A monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation, and the provision of reports on the same must be prepared, both of which are subject to the approval in writing of the Local Planning Authority.

 

Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority.

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works 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 FRP.15 of the Second Deposit City of Gloucester Local Plan (2002).

 

Ecology

Condition 40

Prior to first occupation of the development, details shall be submitted providing the specification and location for bird and bat boxes. The boxes shall be provided in accordance with the approved details prior to the occupation of the building hereby approved.      

 

Reason

To secure biodiversity mitigation and enhancement in accordance with Policy B.8 of the City of Gloucester Second Deposit Local Plan 2002, Policy SD10 of the Joint Core Strategy Pre-Submission Document 2014 and Paragraphs 109 and 118 of the NPPF.

 

Note 1

Guidance on SUDS can be found in the Council's Adopted Supplementary Planning Guidance (SPG) 2001 and Ciria Document C696.