| Condition Details / Information Notes |
| The development hereby approved shall be carried out in complete accordance with the submitted plans and supporting documents, including all recommendations and specifications contained therein, except where otherwise stipulated by conditions attached to this permission. The plans hereby approved are:
Site Location Plan – Drawing 1501 PA01
23186 2001 Rev 06 Ground Floor Plan
23186 2002 Rev 01 First Floor Plan
23186 2003 Rev 01 Second Floor Plan
23186 2005 Rev 01 Fourth Floor Plan
23186 2006 Rev 01 Fifth Floor Plan
23186 2007 Rev 01 Roof Plan
23186 2011 Rev 02 Site Block Plan
23186 2151 Rev 02 Proposed Elevations 1 of 3
23186 2152 Rev 01 Proposed Elevations 2 of 3
23186 2153 Rev 01 Proposed Elevations 3 of 3
Reason: For the avoidance of doubt and to secure a satisfactory form of development in accordance with policy SWDP 21 of the South Worcestershire Development Plan 2016 and the aims and interests that the National Planning Policy Framework seeks to protect and promote.
|
| Samples of facing, roofing and surfacing materials shall be submitted to and approved by the local planning authority in writing prior to implementation as part of the development hereby approved. The development shall not be undertaken other than in full accordance with such approved details.
Reason: To maintain the character of the property and the quality of the street scene in accordance with policy SWDP 21 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework.
|
| During the construction and demolition works hereby approved no external operations shall be carried out on the site other than between the hours of 07.30 to 18.00 Mondays to Fridays inclusive and 09.00 to 13.00 on Saturdays and no operations shall be carried out at all on Sundays or on statutory Bank Holidays.
Reason: To protect the amenities of the occupants of neighbouring properties in accordance with policy SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote.
|
| No above ground works shall take place within any phase of development other than in accordance with the Construction Method Statement details approved on 30 August 2023 under reference 22/00169/VARCO, or any such alternative Construction Method Statement for that phase which has first been submitted to and approved in writing by the local planning authority. The approved Statement(s) shall be adhered to throughout the demolition and construction period
Reason: To ensure appropriate construction methods are undertaken in order to maintain levels of amenity of surrounding land uses in accordance with policy SWDP 21 and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| Land that is included within the agreed WSI submitted under P19D0005 (reference CC/25779), no development shall take place other than in accordance with the agreed WSI under the supervision of the nominated competent person(s) or organisation to undertake the agreed works.
The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the WSI.
Reason: To allow the historical and archaeological interest of the site to be recorded in accordance with policies SWDP 6 and SWDP 24 and the aims and interests that the National Planning Policy Framework seeks to protect and promote with regard to heritage assets.
|
| If during the course of the works hereby approved any of the following features of interest are uncovered, the local planning authority shall be notified immediately and no works affecting such features shall take place until they have been inspected by persons authorised by the local planning authority and a scheme for their retention and/or treatment agreed in writing.
Schedule of features of interest:
• Below ground structural or other archaeological remains associated with bell founding;
• Below ground structural or other archaeological remains associated with tile making;
• Below ground structural or other archaeological remains associated with porcelain
• manufacture;
• Roman structures and/or burials, and;
• Medieval masonry structures.
Reason: To allow the historical and archaeological potential of the site to be realised in accordance with policies SWDP 6 and SWDP 24 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote with regard to heritage assets.
|
| Notwithstanding any details shown on the submitted plans groundworks and foundations shall be constructed in accordance with the details approved on 30 August 2023 under reference 22/00169/VARCO, or such other groundworks and foundations details first to be agreed in writing by the Local Planning Authority.
Reason: To preserve the archaeological interest of the site in accordance with policies SWDP 6 and SWDP 24 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote with regard to heritage assets.
|
| Notwithstanding any details shown on the submitted plans full details of both hard and soft landscape works shall be submitted to and approved in writing by the local planning authority before any such landscaping works are commenced. These details shall include specifications of all trees and shrubs, ground preparation works, all hard paving works, steps and ramps, including walkways, proposed finished levels; means of enclosure; car parking layouts; vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts; and structures (e.g. gates, bollards, railings, cycle hoops, cycle/mobility scooter charging points, steps, balustrades, street furniture, bins, bollards, storage units, signs, and lighting ); proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, and pipelines indicating lines, manholes, and supports ); retained historic landscape features and proposals for restoration, where relevant; and biodiversity enhancements (e.g. bat/bird boxes, swift bricks, insect houses and pollinator planting).
The landscape works shall not take place other than in accordance with such approved details and shall be completed prior to the first occupation of the dwellings hereby approved. Any trees or plants that, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced with others of species, size and number as originally approved, by the end of the first available planting season thereafter.
Reason: To maintain the visual and environmental quality of the site and surrounding area in accordance with policies SWDP 5 and SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote. |
| Full details of all external plant, including extract ventilation facilities, air conditioning equipment, ventilation, flues and other extraction systems, their noise generation levels, and any noise attenuation measures shall be submitted to the local planning authority for approval prior to the implementation of these works as part of the development hereby permitted. The development shall not be carried out otherwise than in full accordance with such approved details.
Reason: To ensure that the appearance of any external plant is compatible with the appearance of the building, the character and appearance of the Lowesmoor Conservation Area and to ensure that residential amenities are protected, in accordance with policy SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| A scheme for the provision of a shared system for satellite television using one satellite dish only on the whole building shall be submitted to and approved in writing by the local planning authority for approval prior to implementation as part of the development hereby permitted. The approved scheme, which shall include the siting, size and colour of the satellite dish shall be implemented prior to the first occupation of any apartment hereby approved.
Reason: To ensure a satisfactory standard of design and appearance for the development and the character and appearance of the Lowesmoor Conservation Area, in accordance with policy SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| Details of any external lighting shall be submitted to and approved in writing by the local planning authority before implementation as part of the development hereby approved. Development shall be carried out in accordance with the approved details.
Reason: Insufficient details were submitted for these matters to be fully and properly considered in respect of the approval hereby granted and policy SWDP 21 and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| If any lighting at the development approved in accordance with condition 12 above causes glare or light spillage which, in the opinion of the local planning authority would harm the living conditions of the occupiers of nearby properties, details for the elimination of such glare or light spillage shall be submitted to the local planning authority within 14 days of a written request. The approved scheme shall thereafter be retained in accordance with the approved details.
Reason: To maintain the amenities of the surrounding properties in accordance with policy SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote.
|
| Full details of the following matters including any details shown on the submitted plans shall be submitted to the local planning authority for approval at a scale of 1:5 prior to the implementation of the works referred to below as part of the development hereby permitted. The development shall not be undertaken other than in full accordance with such approved details.
Schedule:-
i. entrance canopies and entrance surrounds;
ii. doors, windows (including a section showing the window reveal, heads and cill details);
iii. glazing systems and joint details;
iv. roof features, eaves, verges and rainwater goods and/or rainwater dispatch system/s;
v. railings, gates, balustrades, balconies and handrails and all metalwork for these items shall be of painted solid mild steel, and;
vi. all new external signage, name plaques, bollards, street name plaques,
The development shall not be undertaken other than in full accordance with such approved details.
Reason: To ensure a satisfactory standard of design and appearance for the development and the character and appearance of the Lowesmoor Conservation Area, in accordance with policy SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote.
|
| Full details of the following matters including any details shown on the submitted plans shall be submitted to and approved by the local planning authority in writing prior to implementation as part of the development hereby approved.
Schedule:-
i. water resource management which demonstrates that the daily non-recycled water use per occupier will not exceed 110 litres per day.
The development shall not be undertaken other than in full accordance with such approved details.
Reason: To ensure a sustainable and resource efficient development in accordance with the requirements of policy SWDP 30 and the aims and objectives that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| Full details of the following matters including any details shown on the submitted plans shall be submitted to and approved by the local planning authority in writing prior to implementation as part of the development hereby approved.
Schedule:-
i. renewable and sustainable measures which incorporates the generation of energy from renewable or low carbon sources equivalent to at least 10% of predicted energy requirements.
The development shall not be undertaken other than in full accordance with such approved details.
Reason: To ensure a sustainable and resource efficient development in accordance with the policy SWDP 27 and the aims and objectives that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| The development shall be undertaken in accordance with the levels details approved on 30 August 2023 under reference 22/00169/VARCO, or alternatively in accordance with other full details of the following matters including any details shown on the submitted plans first submitted to and approved by the Local Planning Authority.
Schedule:-
i. finished floor levels of buildings, altered land levels, roads and footpaths assessed against a fixed datum point. This shall include cross sections or a computer generated pre and post development landform model across the site identifying the existing and proposed levels, to show the relationship of the proposed grading to the surrounding landform and adjoining properties.
The development shall not be undertaken other than in full accordance with such approved details.
Reason: To ensure the satisfactory appearance of the development in accordance with policy SWDP21 of the South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework.
|
| Full details of the following matters including any details shown on the submitted plans shall be submitted to and approved by the local planning authority in writing prior to implementation as part of the development hereby approved. The development shall not be undertaken other than in full accordance with such approved details and shall be retained as such thereafter.
Schedule:-
i. Details of scheme to mitigate impacts of poor air quality on future site users in accordance with the recommendations of the air quality assessment (Wardell Armstrong, Aug 2015) s8.2.7.
Reason: To reduce the potential impact of local poor air quality on the health of future site users in accordance with policy SWDP 31 of the South Worcestershire Development Plan 2016 and the aims and interests that the National Planning Policy Framework seeks to protect and promote.
|
| Provision shall be made before any dwelling is occupied for the storage and collection of refuse in relation to that dwelling in accordance with details to be submitted and approved in writing by the local planning authority.
The development shall not be undertaken other than in full accordance with such approved details.
Reason: To ensure the satisfactory provision of this necessary residential facility in accordance with policy SWDP 21 and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| All roadways, footpaths, driveways and other hard surfaced areas of the development hereby approved shall be constructed and surfaced using construction techniques and materials that allow the permeable drainage of surface waters from those areas, or in accordance with such other sustainable drainage scheme as shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be retained as such at all times thereafter, unless otherwise agreed in writing by the local planning authority.
Reason: To reduce flood risk through the implementation of a surface water management system in accordance with policy SWDP 21 of the South Worcestershire Development Plan and aims and objectives of the National Planning Policy Framework.
|
| The development hereby approved shall be implemented in accordance with the scheme for the disposal of foul and surface waters approved on 2 November 2023 under reference 22/00169/VARCO, or such other scheme for the disposal of foul and surface waters that has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented in accordance with the approved details prior to the first occupation of the dwellings hereby approved.
Reason: To prevent pollution of the water environment and increased flooding risk in accordance with policy SWDP 21 and the aims and objectives that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| No imported soils shall be used within the site other than in accordance with a validation statement demonstrating suitability for residential use which shall first have been submitted to and approved in writing by the Local Planning Authority
Reason: To protect future occupiers of the development from the possible presence of ground contamination arising in connection with the previous uses of the site in accordance with policy SWDP 31 of the South Worcestershire Development Plan 2016 and aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| The Development hereby approved shall not be occupied until the parking to include accessible bays, motorcycle bays, the pick and drop off bay and turning facilities shown on drawing no. 23186-CWA-XX-00-DR-A-2001 06 have been provided and marked out on the ground. Thereafter the provision shall be retained for the specified purpose of parking and turning at all times.
Reason: In the interests of highway safety and to ensure the safety and free flow of traffic using the adjoining highway in accordance with policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard
|
| The Development hereby approved shall not be occupied until the vehicular access to Include set back gates and dropped kerb alignment is provided in accordance with the submitted drawing no. 23186-CWA-XX-00-DR-A-2001 06.
Reason: To ensure the safe and free flow of traffic onto the highway in accordance with policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| Unless otherwise agreed in writing by the Local Planning Authority as part of Condition 18 above, refuse collection for the development hereby approved shall take place within the under croft car park using a collection vehicle sized within dimensions that shall previously have been submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure the safe and free flow of traffic onto the highway in accordance with policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan and aims and objectives of the National Planning Policy Framework.
|
| 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:-
ii. Duration of works;
iii. Size, type and frequency of deliveries to include routing;
iv. The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring;
v. Details of site operative parking, material storage areas and the location of site operatives facilities as required;
vi. Measures for retaining safe access and car parking provision at The Granary (Hope Church) through the construction phase;
vii. Details of temporary accesses requiring S184 dropped kerb licence;
viii. Traffic management measures for construction vehicles on St Martin’s Gate, to include temporary signage, cones in the highway and the use of a banksman to oversee all vehicular manoeuvres;
ix. Details of permitting for signage, skips and scaffolding, footway and road closures, road space booking, as required;
x. The erection and maintenance of security hoarding/fencing;
xi. Measures to ensure that mud or other detritus is not deposited on the public highway;
xii. Measures to demonstrate that those immediately affected by the construction works will be kept informed and due consideration and courtesy will be shown to the local community.
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 prevent indiscriminate parking in the interests of highway safety in accordance with policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan and aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| Prior to first occupation of the development hereby permitted, the pedestrian crossing as generally shown on drawing no. 23186-CWA-XX-00-DR-A-2001 06 shall be relocated and made operational in accordance with the approved details and by agreement with the Highway Authority, unless alternative engineering details has been first been submitted to and approved by the Local Planning Authority. The improvements shall be completed prior to first occupation of the development.
Reason: To ensure the safe and free flow of traffic on the highway and in accordance with policies SWDP21 and SWDP4 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| The development hereby permitted shall not be first occupied until a full Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include but not be limited to:
i. The identification of targets for vehicle trip reduction and modal shift from single occupancy car use to walking, cycling and public transport;
ii. The measures to be implemented to meet these targets including an accessibility strategy to specifically address the needs of residents with limited mobility requirements;
iii. The timetable/ phasing of the implementation of the Travel Plan and its operation thereafter for a minimum period of five years, including the responsible body for each action;
iv. The provision of a residential travel welcome pack prior to the first occupation of each dwelling;
v. The mechanisms for monitoring and review;
vi. The mechanisms for reporting;
vii. The remedial measures to be applied in the event that targets are not met;
viii. Mechanisms to secure variations to the Travel Plan following monitoring and reviews; and;
ix. Appointment and contact details of a travel plan coordinator.
Thereafter the Travel Plan shall be implemented, monitored and reviewed in line with the approved details for a minimum period of five years following occupation.
Reason: To reduce vehicle movements and promote sustainable transport in accordance with policy SWDP 21 and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| No dwelling hereby permitted shall be occupied until the applicant has submitted to and have approved in writing a welcome pack that promotes sustainable travel for future residents with the Local Planning Authority.
Reason: To reduce vehicle movements and promote sustainable transport in accordance with policy SWDP 21 and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| In the event that the electronic and/or operating mechanism for the site access gates and rear access gates hereby approved should fail, the gates will be kept in a fully open position until such time as the operating mechanism has been restored.
Reason: To ensure the safe and free flow of traffic on the highway and in accordance with policies SWDP21 and SWDP4 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard.
|
| No works in connection with the site layout or site drainage shall commence until details of the provision for the disposal of surface water within the site so as to prevent its discharge onto the highway, have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the drainage scheme has been implemented in full accordance with the approved details.
Reason: In the interests of ensuring adequate surface water drainage and in the interests of highway safety and in accordance with policies SWDP21 and SWDP4 of the South Worcestershire Development Plan and the aims and interests that the National Planning Policy Framework seeks to protect and promote in this regard
|
| The granting of this planning permission does not remove any obligations on the applicant to undertake a technical design check of the proposed highway improvement works with the Highway Authority (Worcestershire County Council, WCC), nor does it confirm detailed design approval by the Highway Authority until the design check process has been concluded. Upon the satisfactory completion of the technical check the design would be suitable to allow relevant conditions imposed under this permission to be discharged but works to the public highway cannot take place until a legal agreement under Section 278 of the Highways Act 1980 has been entered into to allow the works and the applicant has complied with the requirements of the New Roads and Streetworks Act 1991 (NRSWA) and Traffic Management Act 2004. The person or organisation shall follow the necessary procedure by applying to WCC Streetworks Team for road space for a period to be agreed.
WCC normally use Section 278 to allow the developer to employ a contractor and for that contractor to work on the existing public highway in the same way as if WCC were conducting the works.
When any work is undertaken by a party acting on behalf of a developer on the existing adopted highway it will also be necessary to electronically provide notices to WCC (start date, location, workspace area) to allow these works to take place in accordance with NRSWA. Also, details regarding temporary traffic management controls for works in the public highway are to be submitted to WCC for approval using the online application process.
The applicant is urged to engage with WCC as early as possible to ensure that the approval process is started in a timely manner to achieve delivery of the highway works in accordance with the above-mentioned conditions.
The term “highway improvement works” includes, but is not limited to, a proposed junction or access arrangement, highway drainage, street lighting, structures in or adjacent to highway, and any necessary traffic regulation orders or statutory notice.
|
| The attention of the applicant is drawn to Section 59 of the Highways Act 1980 which allows the Highway Authority to recover additional costs of road maintenance due to damage by extraordinary traffic. Before any work is commenced upon the development hereby approved, representatives of Worcestershire County Council, as the Highway Authority and the Applicant, shall carry out a joint road survey / inspection on the roads leading to this site. A further joint survey / inspection shall be undertaken following completion of development hereby approved and any necessary remedial works shall be completed to the specification and satisfaction of the Highway Authority within 1 month or other agreed timescale. |
| Drainage arrangements shall be provided to ensure that surface water from the driveway and/or vehicular turning area does not discharge into any highway drain or over any part of the public highway. |
| Any work involving the removal or disturbance of ground or structures supporting or abutting the publicly maintained highway should be carried out in accordance with details to be submitted to and approved in writing by the Highway Authority. |
| Residential Travel Plan must be prepared in accordance with Worcestershire County Council’s Guidelines for producing Residential Travel Plans which are available from Worcestershire County Council’s Travel Planning Officer.
worcestershirecc.travelplanning@jacobs.com
|
| The applicants attention is drawn to the existence of an agreement made under Section 106 of the Town and Country Planning Act 1990 (as amended), and the restrictions imposed therein. |
