Agenda item

Before the formal meeting of the Planning Board, Members of the Board made a visit of inspection in relation to the above site (Ward Representatives Nightingale and Swift were also in attendance).

 

In accordance with the right to speak procedures, the following people attended the meeting and spoke about this application:-

 

Mr. P. Dyke (Applicant)

Mr. C. Broome (Supporter)

Mr. Blades (Objector)

Mr. Cordon (Objector)

Mr. Jacobs (Objector)

Mr. J. Dawes (Objector)

Mr. Hubbard (Objector)

Mrs. Hubbard (Objector)

Mr. Taylor (Objector)

Mrs. Hodgeson (Objector)

Mr. Smith (Objector)

Mrs. Smith (Objector)

Mrs. B. Littlewood (Objector)

Councillor Nightingale (Objector)

Councillor Swift (Objector)

Mrs. J. Shimwell (Objector)

 

Members discussed the application at length and various issues were raised and clarification sought on:-

 

·              Impact of the development on hedgerows.

·              Restrictions on the use of any footpaths/bridleways.

·              Impact on bats, golden plovers and horses as a result of the turbine operations.

·              Noise levels, frequency levels and tonal penalties.

·              Landscape architecture visits.

·              Impact on health.

·              Location and distance of residential developments to the turbines.

 

Resolved:- (1) That the application be referred to the Department for Communities and Local Government under The Town and Country Planning (Consultation) (England) Direction 2009.

 

(2) That consequent upon the Department for Communities and Local Government deciding not to intervene on this application, planning permission be granted for the reasons and the revisions adopted by Members at the meeting and appended to the minutes, the revisions as set out below and subject to the following conditions:-

 

1.    Page 8 paragraph (b):-

“European Community Directive 2009 requires that 15% of the UK’s total energy use should be supplied by renewable sources by 2020. The Climate Change Act 2008 legally binds the UK to deliver a reduction in greenhouse gas emissions of 80% by 2050 and at least 34% by 2020, compared with 1990 levels. The Energy Act 2008 places obligations on the electricity generating industry to provide electricity from renewable sources.”

 

2.    Page 18 Condition 30:-

“Before the development is commenced on site, details of the need for and level of on-site water extraction for the mixing of concrete, along with the likely impact of this activity on the watercourse, wetland habitat and associated species, and details of the proposed measures to minimise and mitigate any negative impact, shall be submitted to and approved by the Local Panning Authority. The development shall be carried out in accordance with the approved details.”

 

3.  Page 21 Condition 47:-

“Wind speed, wind direction and power generation data for each wind turbine shall be continuously logged. In the event of complaint, relevant data shall be provided to the Local Planning Authority in accordance with the attached Guidance Note 1(d), and within 28 days of such request.”

 

4.  Page 21 Condition 48:-

“Before the development is commenced on site, details of the chosen turbine shall be submitted to and approved by the Local Planning Authority. Details shall include the full turbine specifications and evidence that the units meet the same criteria as those measured during monitoring and prediction models. Only the approved turbine shall be installed and retained on site.”

 

Page 39 Paragraph 5:-

“B6060 (Morthen Road, Woodhouse Green, Green Arbour Road), Hawk Hill Lane, Penny Hill Lane.”

 

Page 51 Paragraph 3:-

The previous administration were considering the consultation responses with the intention of publishing a formal response document later in 2010. Whilst it is unclear what the new coalition Government’s intentions are in relation to these statements it is important to note the following:

 

Page 82. Figure for Unilateral Undertaking should be £50,000, not £60,000.

 

General Issues.

 

1.   The permission hereby granted shall relate to the area shown outlined in red on the approved site plan and the development shall only take place in accordance with the submitted details as shown on the approved plans (as set out below) except as shall be otherwise agreed in writing by the Local Planning Authority (Drawing numbers HJB/681/PA05 Rev B Issue A3, HJB/681/PA08 Rev A Issue A3, HJB/681/PA09 Issue A4, HJB/681/PA10 Rev A Issue A4, HJB/681/PA11 Issue A3, HJB/681/PA12 Issue A3, HJB/681/PA13 Issue A3, and HJB/681/PA14 Rev A Issue A3, received on the 9th July 2009).

 

2.   No development shall take place within the area delineated within the red boundary on the plans annotated HJB/681/PA05 Rev C Issue A3, received on the 9th July, 2009, until the applicant or their agents or successors in title have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, for the whole of the area within the referred to red boundary, which has been submitted by the applicant, their agents, or their successors in title and approved in writing by the Local Planning Authority, and implemented in accordance with the approved details.

 

3.   Before the development is commenced on site, details of the materials to be used in the site control building shall be submitted to, and approved by, the Local Planning Authority, and the building shall be constructed in accordance with the agreed materials.

 

4.   All electricity supply cables from the turbines to the equipment building shall be installed below ground.

 

5.   Before the development hereby approved is commenced on site a scheme of investigation and assessment to identify the nature of the subsoil and bedrock geology and the extent and nature of any existing mine workings shall be carried out and submitted to the Local Planning Authority. The findings shall be used to justify designs for the turbine bases, access tracks and other small buildings, plant or machinery hereby granted permission. The scope of the scheme shall include the following:-

 

A.            Desk study.

B.            Exploratory investigation.

C.            Engineering recommendations.

D.            Validation.

E.             A detailed scheme of monitoring the engineering recommendations.

F.             A scheme of remedial works where appropriate.

G.            A method statement including the timings of the proposed works.

 

The details of the approved scheme shall be carried out in accordance with the approved scheme and timings.

 

6.   Prior to the commencement of development specific details of the anemometer mast and wind turbine design, specification (including evidence that the turbines meet the same criteria as those measured during noise monitoring and prediction models) and colour shall be submitted to, and approved in writing by, the Local Planning Authority. Only the approved wind turbines and anemometer mast shall be installed upon the development site.

 

7.   The overall height of the anemometer mast shall not exceed 80m and the wind turbines shall not exceed 132 metres to the tip of the blades and the length of the blades shall not exceed 52 metres.  The wind turbines shall be situated within 25 metres of the positions shown on Plan HJB/681/PA05 Rev B. Issue A3 dated 9th October, 2009, and no wind turbine shall be situated less than the topple distance of 132 metres to a public footpath, road or highway.

 

8.   The proposed turbines shall be located within the 50m diameter tolerance zones indicated on plan ref No HJB/681/PA05 Rev B Issue A3 submitted on the 9th July, 2009.

 

9.   The planning permission is for a period of 25 years from the commencement of operations (as identified under Section 56 of the Town and Country Planning Act 1990) on site.

 

10.   Not less than 6 months from the expiry of 25 years from the commencement of operations on site, or on the cessation of electricity generation at the site, whichever is sooner, all development hereby permitted shall be removed and the land restored to agricultural land.  Those works shall be carried out in accordance with a scheme to be submitted to, and approved by, the Local Planning Authority. The scheme shall include details for the removal of the turbines and associated equipment, the restoration of the land to agricultural use and the phasing of the works. 

 

11.   If any turbine, hereby permitted, ceases to be operational for a continuous period of at least 6 months, it shall be removed and the land restored to agricultural use in accordance with a scheme of decommissioning works to be submitted to, and approved by, the Local Planning Authority within 8 months of the cessation of operation of the turbine.

 

12.   Before the development is brought into use details of a display of information about the development for visitors shall be submitted to, and approved by, the Local Planning Authority and the approved details shall be implemented within 3 months of the commissioning of the turbines.

 

13.   Before the commencement of the development on site, details of the means of disposal of any excavated material shall be submitted to, and approved by, the Local Planning Authority, and the material shall be disposed of thereafter in accordance with the approved details.

 

14.   Before the development hereby approved is commenced on site, a baseline television reception study to be carried out to a radius of 5 kilometres of the application site shall be undertaken by a qualified television engineer and submitted to, and approved by, the Local Planning Authority. Details of works necessary to mitigate any adverse effects to domestic television within the 5 kilometre zone caused by the development shall also be submitted to, and approved by, the Local Planning Authority. Any claim by any person for domestic television loss or interference at their household within 12 months of the final commissioning of the wind farm shall be investigated by the qualified engineer and the results submitted to the Local Planning Authority. Should any impairment to the television reception be determined by the qualified engineer as attributable to the wind farm on the basis of the base line study, such impairment shall be mitigated within 3 months of the claim in accordance with the agreed scheme of mitigation.

 

15.    Before the development hereby approved is commenced on site details of a scheme for the detection and mitigation of blade icing shall be submitted to, and approved by, the Local Planning Authority. The measures set out in the approved scheme shall be followed at all times.

 

16.   Before the development hereby approved is first brought into use aircraft warning lights in accordance with Civil Aviation Document CAP 168 as specified in table 6A.1 of that document shall be fitted to the turbines and thereafter retained and maintained.

 

17.   The applicant shall provide written confirmation of the following details to the Ministry of Defence/Civil Aviation Authority within 3 months of the date of this permission and the commencement of the development shall not occur until this confirmation has been given:-

 

a.             Proposed date of the commencement of the development.

b.             The maximum extension height of any construction equipment.

c.             Within 14 days of the commissioning of the final turbine, the applicant shall provide written confirmation of the following details to the Ministry of Defence/Civil Aviation Authority:

d.             Date of completion of construction.

e.             The height above ground level of the highest potential obstacle.

f.               The position of that structure in latitude and longitude.

g.             The lighting details of the site.

 

18.   The development hereby approved shall be carried out in accordance with the approved flood risk assessment by S.M. Foster Associates Ltd., (dated January, 2009) and the mitigation measures included therein shall be implemented before the development is first brought into use.

 

Landscaping/ecology issues.

 

19.   Before the development hereby approved is commenced on site details of a schedule of surveys for the recording of all baseline ecological information shall be submitted to, and approved by, the Local Planning Authority and the surveys shall be carried out before the development is commenced on site.   The schedule shall include:-

 

·              All hedgerows within the site and along the agreed construction traffic route to identify lengths of significant importance for protection, sections that will need to be removed and/or trimmed and sections with potential for mitigation/enhancement

·              Habitats with the potential to support water vole and otter

·              Badger setts and use to identify areas requiring protection

·              Breeding bird, wintering bird and nocturnal/crepuscular bird use

 

20.   Before the development hereby approved is commenced on site details of an ecological impact mitigation and biodiversity enhancement strategy shall be submitted to, and approved by, the Local Planning Authority and the approved details shall be implemented before the development is commenced or in accordance with the approved details.  The strategy shall include:-

 

·              Identification and quantification of hedgerow sections to be removed, replaced and enhanced;

·              Provision of details of construction lighting to be used that demonstrates the minimisation of impact on bat species;

·              Details of measures to avoid harm or disturbance to badgers as outlined in the Environmental Statement and its supporting documents;

·              Measures to protect the watercourses and habitats connected with the site from pollution incidents;

·              Identification of habitat creation areas with appropriate planting specifications,

·              Details of a programme of monitoring of habitat creation and bat and bird collision impact with results to be submitted annually to the Local Planning Authority;

·              Details of information to be provided to all site workers, contractors and sub-contractors in respect of the potential for protected species to be found on site and the requirements for action if this occurs and

·              Details of measures to check for ground nesting birds prior to the commencement of construction and/or measures to prevent ground nesting bird use in construction areas.

 

21.   Before the development hereby approved is commenced on site details of all construction activities, methods of working and timings shall be submitted to, and approved by, the Local Planning Authority, and the development shall be carried out in accordance with the approved details.

 

22.   The detailed plans to be submitted in accordance with the requirements of this permission shall include a tree survey in accordance with BS 5837:2005 Trees in Relation to Construction Recommendations section 4.2 to 4.5 to include all the existing trees on and adjacent to the site that may be affected by any development and the following details:-

 

1.            Reference number (to be recorded on the tree survey plan to a scale and level of accuracy appropriate to the proposal);

2.            Species (common and scientific names, where possible);

3.            Height in metres;

4.            Stem diameter in millimeters at 1.5 m above ground level (on sloping ground to be taken on the upslope side of the tree base) or immediately above the root flare for multi-stemmed trees;

5.            Branch spread in metres taken at the four cardinal points to derive an accurate representation of the crown (to be recorded on the tree survey plan);

6.            Height in metres of the crown clearance above adjacent ground level (to inform on ground clearance , crown stem ratio and shading);

7.            Age class (young, middle aged, mature, over-mature, veteran);

8.            Physiological condition (e.g. good, fair, poor, dead);

9.            Structural condition, e.g. collapsing, the presence of any decay and physical defect;

10.       Preliminary management recommendations, including further investigation of suspected defects that require more detailed assessment and potential wildlife habitat;

11.       Estimated remaining contribution in years (e.g. less than 10, 10-20, 20-40, more than 40) and

12.       R or A to C category grading (see table 1) to be recorded and indicated on the tree survey plan.

 

In addition the following details shall also be submitted for consideration and approval:-

 

·              root protection areas (RPA)

·              a tree constraints plan (TCP)

·              construction exclusion zones

·              tree protection plan (TPP)

·              arboricultural implication assessment (AIA)

·              arboricultural method statement (AMS)

·              existing and proposed contours and levels.

 

23.   No tree shall be cut down, uprooted or destroyed nor shall any tree be pruned other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any pruning works approved shall be carried out in accordance with British Standard 3998 (Tree Work). If any tree is removed, uprooted or destroyed or dies, another tree shall be planted in the immediate area and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.

 

24.   Prior to commencement of development, a detailed landscape scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape scheme shall be prepared to a minimum scale of 1:200 and shall clearly identify through supplementary drawings where necessary:-

 

-        The extent of existing planting, including those trees or areas of vegetation that are to be retained, and those that it is proposed to remove.

-        The extent of any changes to existing ground levels, where these are proposed.

-        Any constraints in the form of existing or proposed site services, or visibility requirements.

-        Areas of structural and ornamental planting that are to be carried out. 

-        The positions, design, materials and type of any boundary treatment to be erected.

-        A planting plan and schedule detailing the proposed species, siting, quality and size specification, and planting distances.

-        A written specification for ground preparation and soft landscape works.

-        The programme for implementation.

-        Written details of the responsibility for maintenance and a schedule of operations, including replacement planting, that will be carried out for a period of 5 years after completion of the planting scheme.

 

The scheme shall thereafter be implemented in accordance with the approved landscape scheme within a timescale agreed, in writing, by the Local Planning Authority.

 

25.   Any plants or trees which within a period of 5 years from completion of planting die, are removed or damaged, or that fail to thrive shall be replaced.  Assessment of requirements for replacement planting shall be carried out on an annual basis in September of each year and any defective work or materials discovered shall be rectified before 31st December of that year.

 

26.   No work or storage on the site shall commence until all the trees/shrubs to be retained have been protected by the erection of a strong durable 2.30 metre high barrier fence in accordance with BS 5837: 2005 Guide for Trees in Relation to Construction. This shall be positioned in accordance with details to be submitted to, and approved by, the Local Planning Authority. The protective fencing shall be properly maintained and shall not be removed without the written approval of the Local Planning Authority until the development is completed. There shall be no alterations in ground levels, fires, use of plant, storage, mixing or stockpiling of materials within the fenced areas.

 

27.   All tree works shall be carried out in accordance with B.S.3998: 1989. The schedule of all tree works shall be approved by the Local Planning Authority before any work commences and no tree work shall commence until the applicant or his contractor has given at least seven days notice of the intended starting date to the Local Planning Authority. The authorised works should be completed within 2 years of the decision notice otherwise a new application for consent to carry out any tree work will be required.

 

28.   No turbine shall be located less than 67.9m from the centre of any hedgerow which crosses the application site or less than 200m from the edge of any woodland or buildings.

 

29.   Before the development hereby approved is commenced on site, details of the location, size and method of construction of any temporary accesses, working and hard standing areas, parking areas, and internal access ways shall be submitted to and approved by the Local Planning Authority in writing. The details shall include the location of temporary areas proposed to accommodate topsoil and other excavated material used in the development.  The details as approved shall be implemented in full prior to the construction of the wind turbines.  The temporary working and hard standing areas shall be removed and the land restored to its original condition within 28 days of the final completion of the development hereby approved.

 

30.   Before the development is commenced on site, details of the need for and level of on-site water extraction for the mixing of concrete, along with the likely impact of this activity on the watercourse, wetland habitat and associated species, and details of the proposed measures to minimise and mitigate any negative impact, shall be submitted to, and approved by, the Local Panning Authority. The development shall be carried out in accordance with the approved details.

 

Highways issues.

 

31.   Concurrently with the carrying out of the development a crossing over the footway/verge in Penny Hill Lane and Brampton Lane shall be constructed to the specification of the Local Planning Authority and shall be completed before the development is brought into use.

 

32.   Before the development is commenced on site, details of the proposed accesses to Penny Hill Lane and Brampton Lane, including the appropriate sight lines, shall be submitted to, and approved by, the Local Planning Authority, and the approved details implemented, before the development is first brought into use. Any visibility thus provided shall be maintained. 

 

33.   Prior to the commencement of development details of the measures to be employed to prevent the egress of mud, water and other detritus onto the highway and details of the measures to be employed to remove any such substance from the highway shall be submitted to, and approved in writing by, the Local Planning Authority.  Such measures shall be used for the duration of the works.

 

34.   Before the development is brought into use, that part of the site to be used by vehicles shall be constructed with either:-

 

(a)     a permeable surface and associated water retention/collection drainage, or;

(b)     an impermeable surface with water collected and taken to a separately constructed water retention/discharge system within the site.

 

The area shall thereafter be maintained in a working condition.

 

35.   Within three months of the completion of the development, the permanent site accesses shall be reduced in size to a width sufficient only to accommodate the largest vehicle which will serve the site once the development is brought into use, in accordance with a scheme to be submitted to, and approved by, the Local Planning Authority.

 

36.   Before the development hereby approved is first brought into use, a turning area sufficient to accommodate the largest vehicle which will access the completed development, shall be provided in accordance with details to be submitted to, and approved by, the Local Planning Authority, and shall be implemented in accordance with the approved details.

 

37.   Prior to the construction of any part of the development hereby permitted, a Construction Traffic Management Plan shall be submitted to, and approved in writing by, the Local Planning Authority. Development shall thereafter be carried out only in accordance with the approved Construction Traffic Management Plan or alteration approved in writing by the Local Planning Authority.

 

Noise/shadow flicker.

 

38.   On receipt of any complaint relating to shadow or flicker, a scheme to alleviate the incidence of ‘shadow flicker’ at any affected premises shall be submitted to, and approved by, the Local Planning Authority.  That scheme shall include details of the siting of photocells and the measures to control, re-orientate or shut down particular turbines for this purpose.  Unless otherwise agreed in writing, any turbine producing ‘shadow flicker effects’ at any dwelling shall be shut down and the blades remain stationary until the conditions causing those ‘shadow flicker effects’ have passed. The scheme shall be implemented as approved.

 

39.   The turbine blades of each individual turbine shall rotate in the same direction.

 

40.   Noise emissions from the site (as measured LA90, 10mins) in free-field conditions, at any dwelling in existence prior to the development shall not exceed the greater of 35 dB(A) or 5 dB(A) above the background noise level (LA90,10mins) during the day and evening (07:00-23:00 hours) and shall not exceed the greater of 38 dB(A) or 5 dB(A) above the background noise level (LA90,10mins) during the night (23:00-07:00 hours) at all wind speeds up to 12m/s. The noise emission values of the turbines shall include any tonal penalty if such is identified in accordance with the methodology set out in the ETSU-R-97 report.

 

41.   Before the development is completed the applicant shall provide to the Local Planning Authority noise emissions results from the turbines at nearby dwellings to ensure compliance with planning conditions and the noise assessment carried out. Any results that breach the planning conditions or exceed levels agreed in the original noise assessment shall be rectified immediately in consultation with the Local Planning Authority.

 

42.   Before the development hereby approved is commenced on site, final details of the precise route, number, type, frequency, and times of delivery vehicles accessing the site shall be submitted to, and approved by, the Local Planning Authority, and the deliveries shall be carried out in accordance with that approved scheme.

 

43.   Except in case of emergency, no operations shall take place on site other than between the hours of 08:00 and 18:00 Monday to Saturdays, and between 09:00 and 13:00 hrs on Sundays and Public Holidays. At times when operations are not permitted work shall be limited to maintenance and servicing of plant or other work of an essential or emergency nature. The Local Planning Authority shall be notified at the earliest opportunity of the occurrence of any such emergency and a schedule of essential work shall be provided.

 

44.   Heavy goods or abnormal loads vehicles shall only enter or leave the site between the hours of 08:00 and 18:00 hrs Mondays to Saturdays and between 09:00 and 13:00 hrs on Sundays and Public Holidays (this excludes the movement of private vehicles for personal transport).

 

45.   The rating level of noise emissions from the combined effects of the wind turbines (including the application of any tonal penalty), when calculated in accordance with the attached Guidance Notes, shall not exceed the values set out in the attached Tables 1 and 2.  Noise limits for properties within 2 km of a wind turbine, which lawfully exist at the date of this consent but not listed in the Tables attached shall be those of the nearest location listed in Tables 1 and 2.

 

46.   At the request of the Local Planning Authority following any complaint to it, the wind farm operator shall, at its expense, employ suitable persons whose expertise and experience shall be approved by the Local Planning Authority, to assess the level of noise emissions from the wind farm at the complainant’s property following the procedures described in the attached Guidance Notes.

 

47.   Wind speed, wind direction and power generation data for each wind turbine shall be continuously logged. In the event of complaint, relevant data shall be provided to the Local Planning Authority in accordance with the attached Guidance Note 1(d), and within 28 days of such request.

 

48.   Before the development is commenced on site, details of the chosen turbine shall be submitted to, and approved by, the Local Planning Authority. Details shall include the full turbine specifications and evidence that the units meet the same criteria as those measured during monitoring and prediction models. Only the approved turbine shall be installed and retained on site.

 

49.   No turbine erection shall take place until details of a scheme of mitigation of the impacts of the development on microwave links have been submitted to, and approved in writing by, the Local Planning Authority. The approved scheme shall thereafter be implemented before the development is brought into use.

 

Reasons:

 

General Issues.

 

1.   To ensure that the development is carried out in accordance with the approved plans.

 

2.   To ensure that any archaeological remains are recorded or preserved in accordance with UDP policies ENV2 ‘Conserving the Environment’, ENV2.2 ‘Interest Outside Statutorily Protected Sites’ and ENV2.3 ‘Maintaining the Character and Quality of the Environment’.

 

3.   No such details have been received, and in the interests of the character of the Green Belt in accordance with ENV 1 Green Belts and ENV 3.2 Minimising the Impact of development and UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

4.   In the interests of the character of the Green Belt in accordance with Policies ENV 1 Green Belts and ENV 3.2 Minimising the Impact of Development and UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

5.   In the interests of the future stability of the development, in accordance with Policy ENV 4.3 Unstable Land of the Unitary Development Plan.

 

6.   For the avoidance of doubt, and in accordance with Policy UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

7.   No final details have been received, and in accordance with Policy UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

8.   For the avoidance of doubt and in the interests of the amenities of nearby residents.

 

9.   Permission for this development would not have been granted but for the very special circumstances relating to the proposal.

 

10.   In the interests of the character of the Green Belt in accordance with ENV1 Green Belts ENV 3.7 Control of Pollution, and UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

11.   In the interests of the character of the Green Belt in accordance with ENV1 Green Belts ENV 3.7 Control of Pollution, and UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

12.   No details have been submitted and they are reserved for future approval.

 

13.   In the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, and ENV3.2 ‘Minimising the Impact of Development’, of the Unitary Development Plan.

 

14.   In the interests of residential amenity, and in accordance with Policy UTL 3 Environmental Impact of Service Installations of the Unitary Development Plan.

 

15.   In the interests of highway safety and the safety of people in the vicinity of the turbines.

 

16.   In the interests of air traffic safety.

 

17.   In the interests of air traffic safety.

 

18.   To prevent flooding by ensuring satisfactory storage and disposal of surface water.

 

Landscaping/ecology issues.

 

19.   To ensure accurate monitoring of the impact of the development on the ecology of the area in accordance with ENV 3.2 Minimising the Impact of Development of the Unitary Development Plan, and advice in PPS 9 Biodiversity and Geological Conservation.

 

20.   To ensure the future protection and enhancement of the biodiversity value of the site in accordance with ENV 3.2 Minimising the Impact of Development of the Unitary Development Plan and advice in PPS 9 Biodiversity and Geological Conservation.

 

21.   To ensure the future protection and enhancement of the biodiversity value of the site in accordance with ENV 3.2 Minimising the Impact of Development of the Unitary Development Plan and advice in PPS 9 Biodiversity and Geological Conservation.

 

22.   In order that the Local Planning Authority may consider the desirability of retaining trees in the interests of amenity and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.

 

23.   In the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.

 

24.   To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.

 

25.   To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.

 

26.   To ensure the trees/shrubs are protected during the construction of the development in the interests of amenity and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.

 

27.   To ensure the tree works are carried out in a manner which will maintain the health and appearance of the trees in the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.1 ‘Development and the Environment’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.

 

28.   To ensure the future protection and enhancement of the biodiversity value of the site in accordance with ENV 3.2 Minimising the Impact of Development of the Unitary Development Plan and advice in PPS 9 Biodiversity and Geological Conservation.

 

29.   In the interests of the future ecology of the area in accordance with Policy ENV2, Conserving the Environment of the Unitary Development Plan.

 

30.   To ensure the future protection and enhancement of the biodiversity value of the site in accordance with ENV 3.2 Minimising the Impact of Development of the Unitary Development Plan and advice in PPS 9 Biodiversity and Geological Conservation.

 

Highways issues.

 

31.   To avoid damage to the footway/verge.

 

32.   To provide and maintain adequate visibility in the interests of road safety.

 

33.   In order to ensure the development does not give rise to problems of mud/material deposit on the adjoining public highway in the interests of road safety.

 

34.   To encourage drivers to make use of the parking spaces and to ensure that the use of the land for this purpose will not give rise to the deposit of mud and other extraneous material on the public highway in the interests of road safety.

 

35.   In the interests of visual amenity in accordance with Policy ENV 3.2 Minimising the impact of Development of the Unitary Development Plan.

 

36.   In the interests of highway safety.

 

37.   In the interests of the safe and effective operation of the local and strategic road network.

 

Noise/shadow flicker.

 

38.   In the interests of the residential amenities of nearby residents, in accordance with ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

39.   In order to reduce flicker and strobing in accordance with ENV 3.7 Control 44.

 

40.   In the interests of the residential amenities of nearby residents in accordance with ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

41.   In the interests of the residential amenities of nearby residents in accordance with ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

42.  In the interests of the residential amenities of nearby residents in accordance with Policy ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

43.   In the interests of the amenities of nearby residents in accordance with Policy ENV 3.7 Control of Pollution, of the Unitary Development Plan.

 

44.   In the interests of the amenities of nearby residents in accordance with Policy ENV 3.7 Control of Pollution, of the Unitary Development Plan.

 

45.   In the interests of the residential amenities of nearby residents, in accordance with ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

46.   In the interests of the residential amenities of nearby residents in accordance with ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

47.   In the interests of the amenities of nearby residents in accordance with Policy ENV 3.7 Control of Pollution, of the Unitary Development Plan.

 

48.    In the interests of the residential amenities of nearby residents, in accordance with ENV 3.7 Control of Pollution of the Unitary Development Plan.

 

49.   To preserve the operations of telecommunications links in the locality.