Agenda item

The Committee considered the proposed new cycle/footbridge to span the River Severn and associated access paths to the local highway on land including and between Gheluvelt Park, Waterworks Road on the east side of the River Severn and the restored landfill site, Hallow Road, on the west side of the River Severn, Worcester.

 

The report set out an update since the Committee meeting on 6 July, the background of the proposal, the proposal itself, the relevant planning policy and details of the site, consultations and representations.

 

The report set out the Head of Planning and Transport Planning’s comments in relation to Residential Amenity, Landscape Character, and Visual Impacts, Historic Environment, Contaminated Land, Traffic, Highway Safety and Public Rights of Way, Ecology and Biodiversity, Water Environment and Flood Risk, Other Matter: Lighting, Green Space, Crime and Safety, Safeguarding Waste Management Sites, Utilities, Economic Impacts, Human Rights Act 1998, and Consultation.

 

The Head of Planning and Transport Planning concluded that the proposal was included within the Local Transport Plan 4 (LTP4), which was a statutory document that set out the Council’s priorities for investment in transport infrastructure, technology and services covering the period from 2018 to 2030. The Worcestershire Local Enterprise Partnership’s (LEP) Strategic Economic Plan (SEP) identified a river crossing at Gheluvelt Park. The SEP states that the rational for the scheme was “sustainable transport – created sustainable transport modes which supported development to West Worcester – housing and development growth; and River Severn created a barrier to sustainable transport trips in the Gheluvelt Park area of Worcester”. The proposal was also identified in the Worcester Riverside Park Management Plan and the Riverside Conservation Area Appraisal Document. The Appraisal Document considered there was a lack of connectivity between east and west banks to north of the city centre and seeks to connect them by a pedestrian and cycle bridge.

 

The bridge deck would measure approximately 143 metres long and would have a useable width of approximately 3.5 metres wide, and the bridge pylon would have a maximum height of 30 metres. The shared use path across the restored Kepax landfill site would measure approximately 405 metres long by 4 metres wide. The shared use path on the east side of the river in Gheluvelt Park would measure approximately 130 metres long by 3 metres wide. The County Landscape Officer and Worcester City Council’s Landscape and Biodiversity Advisor both had raised no objections to the proposal, subject to the imposition of appropriate conditions. The Head of Planning and Transport Planning considered that the scale, massing and design of the proposed development would not have an unacceptable adverse impact upon the character and appearance of the local area. Furthermore, on balance, it was considered that the development would not cause an unacceptable overbearing, overshadowing or overlooking implications that detracted from residential amenity due its design, size and location, subject to the imposition of appropriate conditions, including the detailed design, colour palate, surfacing details, CEMP, LEMP and associated method statement for planting and habitat creation, and details of outdoor seating. The Head of Planning and Transport Planning considered that the proposal accords with Section 12 of the NPPF and Policies SWDP 21, SWDP 25 and SWDP 31 of the South Worcestershire Development Plan.

 

It was considered that the proposal would lead to 'less than substantial' harm to the significance of the designated heritage assets of Riverside Conservation Area, Registered Park and Garden of Gheluvelt Park, Gheluvelt Park Band Stand, Nos. 1-12 Gheluvelt Park, Gheluvelt Park Arch, Gates and Railings, Octagonal Lodge, and Hallow Bank. Paragraph 202 of the NPPF stated “where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use".

 

The Head of Planning and Transport Planning considered that the proposal would be an addition to the family of bridges over the River Severn, providing a new vantage point where residents and visitors would be able to enjoy a view of the river and Riverside Conservation Area. The proposal would provide a new east-west link and cycle / pedestrian crossing over the River Severn, improving access and allowing the riverside to be enjoyed by more people, increasing the leisure use of the riverside and Gheluvelt Park. It was considered it would assist with facilitating a step change in the levels of cycling / walking in Worcester City, improving accessibility and transport choices. In view of this, it was considered that the public benefits of the scheme would outweigh the less than substantial harm to these heritage assets, in accordance with Section 16 of the NPPF and Policies SWDP 6 and SWDP 24 of the South Worcestershire Development Plan.

 

Based on the advice of the City Council’s Planning and Conservation Officer, and the County and City Archaeologists, the Head of Planning and Transport Planning considered that on balance, the impact upon the non-designated heritage assets was not of such significance as to constitute a refusal reason in this instance, subject to the imposition of appropriate conditions, and would accord with Section 16 of the NPPF and Policies SWDP 6 and SWDP 24 of the South Worcestershire Development Plan.

 

The Head of Planning and Transport Planning was satisfied that the proposal was acceptable in terms of its impact upon contaminated land, subject to the imposition of appropriate conditions as recommended by Worcester City Council’s Council Contaminated Land Officer and the Environment Agency, in accordance with Section 15 of the NPPF and Policy SWDP 31 of the South Worcestershire Development Plan.

 

It was considered that the scheme would encourage sustainable and active travel, improving transport options for local residents and encouraging further local leisure trips, facilitating a step change in the levels of cycling and walking and helping to contribute to improved health and wellbeing. Access to open space would be improved, particularly to residents on the west side of the River Severn and the scheme would provide another crossing over the river, thus improving transport resilience. The County Highways Officer and County Footpath Officer both had raised no objections subject to the imposition of appropriate conditions. Based on this advice, the Head of Planning and Transport Planning was satisfied that the proposal would not have an unacceptable impact upon traffic, highway safety or Public Rights of Way (including the long distant footpath of the Severn Way), subject to the imposition of appropriate conditions. The Head of Planning and Transport Planning considered that the proposal accords with Section 9 of the NPPF and Policy SWDP 4 of the South Worcestershire Development Plan.

 

Given the potential presence of European Protected Species (potential for bat roost), in order to discharge its duty under the Habitat Regulations, the County Planning Authority must consider whether the three Habitats Directive “derogation tests” were met. The Head of Planning and Transport Planning considered that the “derogation tests” could be met, subject to the imposition of appropriate conditions and that the proposed development would have no adverse impacts on the ecology and biodiversity at the site or in the surrounding area, including European sites, and would enhance the application site’s value for biodiversity. The Head of Planning and Transport Planning considered that the proposal accords with Section 15 of the NPPF and Policy SWDP 22 of the South Worcestershire Development Plan.

 

Based on the advice of the Environment Agency, Canal and River Trust, Lead Local Flood Authority, South Worcestershire Water Management, Severn Trent Water Limited, and County Council’s Advanced Public Health Practitioner (Emergency Planning), the Head of Planning and Transport Planning considered that the proposal would be ‘water compatible’ development, which is appropriate within Flood Zone 3b, it would be safe throughout its design life, would not increase flood risk elsewhere, and would have no adverse effects on the water environment, subject to the imposition of appropriate conditions. The Head of Planning and Transport Planning considered that the proposed development accords with Section 14 of the NPPF and Policies SWDP 28, SWDP 29, SWDP 30 and SWDP 31 of the South Worcestershire Development Plan.

 

The Head of Planning and Transport Planning considered that a balance needed to be struck to sensitively light the proposal to encourage its use and ensure the safety of users against the impact upon protected species. A condition was recommended requiring a detailed lighting scheme. The Head of Planning and Transport Planning considered that the proposed development accorded with Policy SWDP 31 of the South Worcestershire Development Plan.

 

It was considered that the proposal would not have an unacceptable adverse impact upon the designated Green Space, in accordance with Policy SWDP 38 of the South Worcestershire Development Plan.

 

Based on the advice of West Mercia Police, it was considered that the proposal was acceptable in terms of its impact upon crime and antisocial behaviour, in accordance with Section 8 of the NPPF and Policy SWDP 21 of the South Worcestershire Development Plan.

 

The Head of Planning and Transport Planning acknowledged that the NPPF afforded significant weight to economic growth. It was noted that the Strategic Outline Business Case for the proposal stated:

 

·         The scheme delivered a present value of benefits of £15.5 million (2010 prices). These benefits were derived from the DfT’s Active Mode Toolkit and include increased physical activity, reduced absenteeism, reduced accidents and journey quality. Decongestion and associated environmental benefits were also monetised.

·         An additional gross annual visitor expenditure of over £690,000 and the creation of 17 new tourism jobs would be realised if day visitors increase by 1% as a result of the scheme.

·         Construction of the scheme created 182 full time equivalent jobs and a Gross Value-Added uplift of approximately £6,819,943 (2019 prices).

 

The Head of Planning and Transport Planning considered that the proposal would contribute to sustainable economic growth in accordance with the NPPF.

 

Taking into account the provisions of the Development Plan and in particular Policies WCS 16 and WCS 17 of the adopted Worcestershire Waste Core Strategy and Policies SWDP 1, SWDP 2, SWDP 4, SWDP 5, SWDP 6, SWDP 7, SWDP 21, SWDP 22, SWDP 24, SWDP 25, SWDP 28, SWDP 29, SWDP 30 and SWDP 31, SWDP 33, SWDP 34, SWDP 37, SWDP 38, SWDP 40 and SWDP 45 of the adopted South Worcestershire Development Plan, it was considered the proposal would not cause demonstrable harm to the interests intended to be protected by these policies or highway safety.

 

The representative of the Head of Planning and Transport Planning introduced the report and commented that since its publication, a further letter of support had been received arguing that the bridge would open up businesses in Barbourne to people from the north-west of the city with quicker access on less congested walking/cycling routes. They further argued that it would provide an alternative destination for walkers and cyclists and might reduce traffic congestion. In addition, comments had been received from Cllr Richard Udall who commented that he had concerns about connectivity and the aspirations for the scheme. He argued that cycling infrastructure should be a condition of the scheme with an undertaking from the applicant in respect of access to St Johns and Cripplegate Park via a cycle path from Dines Green along Oldbury Road to the Riverside. He requested that a condition be added that the aspirations set out by the applicant in the report should be completed within three years. He was also concerned about the access to the site for construction vehicles along narrow roads.

 

In the ensuing debate, the following points were made:

 

• A local councillor commented that there was a clear strategic and planning case for the bridge to enhance walking and cycling opportunities in north Worcester and open up wider links. The Diglis bridge had been successful in opening up wider links. The outcome of the extensive consultation exercise had indicated that the proposed bridge was well supported in the community albeit there were concerns from local neighbours. Worcester as a city was expanding and it was important to provide strategic walking and cycling links for residents to open up access to local facilities. The lack of available funding to date for opening up further links should not deter members from granting permission because as soon as the bridge was constructed, other funding opportunities would become available. He could not support the addition of further conditions as suggested by other members because it would hinder progress 
• A local councillor commented that although the further information provided by the applicant about strategic links was welcomed, there had not been any changes to strategic planning policies since the last Committee meeting
• This was an exciting opportunity with economic benefits for the city of Worcester and there were no material planning reasons to justify refusing permission
• The additional information indicated that the bridge was a key part of LTP4, the Worcestershire Riverside Management Plan and the Worcestershire Strategic Economic Plan. It would also be a catalyst to unlock so many strategic benefits in the local area by opening up a network of active travel corridors which at the moment were not sufficiently linked. It provided more options for walkers and visitors to the City
• The residents on the west side of the river had objected to the application on the basis that it would create parking problems. Could a condition be included to enable the monitoring of parking and for the introduction of enforcement measures if necessary? The representative of the Head of Planning and Transport Planning responded that such a condition would not pass the standard test that officers used to assess its validity. Mr Magginis, a representative of the applicant added that there was an outline plan to monitor parking on both sides of the river and a range of measures could be put in place if considered necessary when the bridge was opened
• The bridge was vital for unlocking sustainable economic growth. It would be unjustifiable not to support proposals that opened up the cycling and walking networks. In addition, there were no objections from statutory consultees to the proposal
• A local councillor commented that it was disappointing that the proposed width of the bridge of 3.5 metres was below the Government’s desirable minimum standard of 4 metres
• The last two applications for funding though the Government for Active Travel Scheme had only partly been approved and were now in danger of being lost unless further information was provided. If that funding was lost, what impact would that have on this application? The Head of Planning and Transport Planning advised that the Department for Transport’s comments were in respect of revenue not capital funding. The Department had been provided with the assurances they required and it was not a matter that impacted on this application

·         The projected use of the Kepax bridge was higher than that of the Diglis bridge.

 

RESOLVED thatplanning permission be granted for proposed new cycle / footbridge to span the River Severn and associated access paths to the local highway on land including and between Gheluvelt Park, Waterworks Road on the east side of the River Severn and the restored landfill site, Hallow Road, on the west side of the River Severn, Worcester, Worcestershire, subject to the following conditions:

 

Commencement

1)    The development must be begun not later than the expiration of three years beginning with the date of this permission;

 

2)   The developer shall notify the County Planning Authority of the start date of commencement of the development hereby approved in writing within 5 working days following the commencement of the development;

 

Approved Drawings

3)   The development hereby approved shall be carried out in accordance with the details shown on the submitted drawings numbered: B2367216-GEN-KPX-DR-CB-0001, Rev P01; B2367216-SGN-KPX-DR-CH-0003, Rev P03; B2367216-SGN-KPX-DR-CH-0004, Rev P03; B2367216-SGN-KPX-DR-CH-0005, Rev P02; KEPAX_MOX_001, Rev B;  KEPAX_MOX_002, Rev B; KEPAX_MOX_003, Rev A; B2367216-ELS-KPX-DR-LE-0001, Rev P01; B2367216-ELS-KPX-DR-LE-0002, Rev P02; and B2367216-ELS-KPX-DR-LE-0003, Rev P02, except where otherwise stipulated by conditions attached to this permission;

 

Construction Environmental Management Plan

4)    Notwithstanding the submitted details, prior to commencement of development hereby approved, a Construction Environmental Management Plan (CEMP), in accordance with Worcestershire Regulatory Services "Code of Best Practice for Demolition and Construction Sites" shall be submitted to and approved in writing by the County Planning Authority. The approved CEMP shall beimplemented for the duration of the construction works. The CEMP shall include the following:

 

Hours of Working

                             i.        A scheme providing the days and hours of construction operations;

 

Lighting

                            ii.        Details of the proposed construction lighting;

 

Dust and Air Quality

                           iii.        A scheme to minimise and mitigate the impacts of dust emissions and impacts to air quality;

 

Noise and Vibration

                           iv.        A scheme to minimise and mitigate the impacts of noise and vibration;

 

Water Environment

                            v.        Measures to be undertaken to ensure that any pollution and silt generated by the construction works shall not adversely affect groundwater and surface waterbodies;

                           vi.        Details of flood response arrangements, including emergency evacuation arrangements for construction staff;

 

Contamination

                         vii.        A Method Statement for the control of unexpected contamination;

 

Highways

                        viii.        A scheme to minimise and mitigate the impacts upon the Severn Way long distance footpath and ensure the safety of its users;

                           ix.        Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;

                            x.        Details of site operative parking areas, material storage areas and the location of site operatives’ facilities (including offices, toilets);

                           xi.        The hours that delivery vehicles will be permitted to arrive and depart, and arrangements for unloading and manoeuvring;

                         xii.        Details of any temporary construction accesses and their reinstatement;

                        xiii.        Details of construction traffic routeing;

                        xiv.        A highway condition survey (pre-and-post), timescale for re-inspections, and details of any reinstatement;

                         xv.        Details of communication protocols and communication programme for stakeholders including the County Planning Authority, County Highway Authority, local residents, businesses, and other relevant interested parties;

                        xvi.        Details of the construction programme;

                      xvii.        Any temporary road closures; and,

                     xviii.        Specific proposals as to how the developer intends to monitor compliance with the measures that are contained with the CEMP;

 

5)    Notwithstanding the submitted details, prior to commencement of development hereby approved, including vegetation clearance, a Construction Environmental Management Plan (CEMP) for Biodiversity, shall be submitted to and approved in writing by the County Planning Authority. The approved CEMP for Biodiversity shall be implemented for the duration of the construction works. The CEMP for Biodiversity shall include the following:

 

Biodiversity

                             i.        Risk assessment of potentially damaging construction activities;

                            ii.        Identification of "biodiversity protection zones";

                           iii.        Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction may be provided as a set of Method Statements;

                           iv.        The location and timing of sensitive works to avoid harm to biodiversity features;

                            v.        The times during construction when specialist ecologists need to be present on site to oversee works;

                           vi.        Responsible persons and lines of communication;

                         vii.        The role, responsibilities and external reporting requirements of an on-site Ecological Clerk of Works (ECoW) or similar competent person;

                        viii.        Use of protective fences, exclusion barriers and warning signs;

                           ix.        Evidence of survey outcomes for protected species including for bats, otter and badger in line with recommendations provided within the Desk-based Ecological Assessment, dated November 2017; Preliminary Ecological Appraisal Report, dated June 2019; protected species survey reports; and the Bat Roost Mitigation Strategy, Revision 02, dated April 2021;

                            x.        Detailed mitigation strategies for all habitats and species to include all details of licensing, mitigation and compensation in the event protected species or their resting places are recorded, pursuant to part ix) of this condition above;

 

Landscape and Biodiversity

6)    Notwithstanding the submitted details, within 6 months of the commencement of development hereby approved a Landscape and Ecological Management Plan (LEMP) and accompanying method statement detailing creation of semi-natural habitats, and tree, hedgerow and scrub planting and establishment shall be submitted to the County Planning Authority for approval in writing. Thereafter, the development shall be carried out in accordance with the approved details. The LEMP shall include the following:

 

                             i.        Description and evaluation of features to be managed;

                            ii.        Ecological trends and constraints on site that might influence management;

                           iii.        Aims and objectives of management;

                           iv.        Appropriate management options for achieving aims and objectives;

                            v.        Prescriptions for management actions;

                           vi.        Detailed designs and working methods necessary to achieve the stated objectives;

                         vii.        Extent and location of proposed works shown on appropriate scale maps;

                        viii.        Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period);

                           ix.        Timetable for implementation;

                            x.        Details of the body or organization responsible for implementation of the plan;

                             i.        Ongoing monitoring and remedial measures including details of Initial aftercare and long-term maintenance;

                           xi.        Details of any legal and funding mechanism(s) by which the long-term implementation of the LEMP will be secured by the applicant with the management body(ies) responsible for its delivery;

                         xii.        Where the results from monitoring show that conservation aims and objectives of the LEMP are not being met, the LEMP shall set out how contingencies and/or remedial action will be identified, agreed and implemented so that the development delivers the fully functioning biodiversity objectives of the originally approved scheme;

 

Thereafter the development shall be carried out in accordance with the approved details and implemented within the first available planting season (the period between 31 October in any one year and 31 March in the following year) on completion of the development. Any new trees or shrubs, which within a period of five years from the completion of the planting die, are removed, or become damaged or diseased, shall be replaced on an annual basis, in the next planting season with others of a similar size and species;

 

7)    The felling of trees with bat roosting suitability, as identified within the Bat Roost Mitigation Strategy, Revision 02, dated April 2021, shall not commence unless the County Planning Authority has been provided with either:

 

                             i.        Evidence of the survey outcomes as set out in the Bat Roost Mitigation Strategy demonstrating that bats are present, and a commitment to implement a bat licence; or

                            ii.        Evidence of the survey outcomes as set out in the Bat Roost Mitigation Strategy demonstrating that bats are not present;

 

Interpretation Strategy

8)    Within 6 months of the commencement of the development hereby approved, an interpretation strategy for biodiversity and cultural heritage shall be submitted to the County Planning Authority for approval in writing. The Strategy shall include the content topic headings, concept design and location of any interpretation panels. Thereafter, the development shall be carried out in accordance with the approved details;

 

Lighting

9)   Details of any new lighting to be installed at the site shall be submitted to the County Planning Authority for approval in writing prior to being erected. The details shall include details of the height of all lighting, the intensity of lighting (specified in Lux levels), spread of light, including approximate light spillage levels (in metres), the times when the lighting would be illuminated, any measures proposed to mitigate impact of the lighting or disturbance through glare and upon protected species and habitats, in particular bats. Thereafter, the development shall be carried out in accordance with the approved details;

 

CCTV

10)Details and locations of any new Closed-Circuit Television (CCTV) to be installed at the site shall be submitted to the County Planning Authority for approval in writing prior to being erected.  Thereafter, the development shall be carried out in accordance with the approved details;

 

Design

11)Notwithstanding the submitted details, no development of the above ground works associated with the cycle / footbridge hereby approved as shown on Drawing Numbered: KEPAX_MOX_002, Rev B, shall take place until detailed design drawings of the bridge, pylon, ramps, landings, steps including surfacing details, materials, colour, finishes, size, and cross section of the bridge parapets have been submitted to and approved in writing by the County Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details;

 

12)Notwithstanding the submitted details, no development of the footpaths and shared footpaths / cycle paths as shown on Drawing Number: B2367216-SGN-KPX-DR-CH-0003, Rev P03, including the junction with the National Route 46 of the National Cycle Network (NCN) shall take place until detailed design drawings of the footpaths, shared footpaths / cycle paths and junction, including surfacing details have been submitted to and approved in writing by the County Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details;

 

13)Notwithstanding the submitted details, no development of the footpaths and shared footpaths / cycle paths as shown on Drawing Number: B2367216-SGN-KPX-DR-CH-0004, Rev P03, including the footpaths and shared footpaths / cycle paths along Horsford Road, shall take place until detailed design drawings of the footpaths, shared footpaths / cycle paths and surfacing details have been submitted to and approved in writing by the County Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details;

 

14)Notwithstanding the submitted details, no development of the connection to the Severn Way as shown on Drawing Numbered: B2367216-SGN-KPX-DR-CH-0004, Rev P03 shall take place until detailed design drawings of the connection to the Severn Way including surfacing details have been submitted to and approved in writing by the County Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details;

 

15)Details of any new or alterations to existing fences, gates, walls and other means of enclosure to be erected or altered at the site shall be submitted to and approved in writing by the County Planning Authority prior to being erected or altered. Thereafter, the development shall be carried out in accordance with the approved details;

 

16)Notwithstanding the submitted details, within 6 months of the commencement of development hereby approved, the location and details of new outdoor seating to be provided within the application site shall be submitted to the County Planning Authority for approval in writing. Thereafter, the development shall be carried out in accordance with the approved details;

 

Water Environment

17)Notwithstanding the submitted details, no development shall commence until detailed design drawings for surface water drainage have been submitted to and approved in writing by the County Planning Authority. Thereafter the development shall be carried out in accordance with the approved details;

 

18)No works in connection with site drainage shall commence until a Sustainable Drainage System (SuDS) management plan which shall include details on future management responsibilities, together with maintenance schedules for all SuDS features and associated pipework has been submitted to and approved in writing by the County Planning Authority. This plan shall detail the strategy that will be followed to facilitate the optimal functionality and performance of the SuDS scheme throughout its lifetime. The approved SuDS management plan shall be implemented in full in accordance with the approved terms and conditions and the SuDS scheme shall be managed and maintained in accordance with the approved maintenance plan thereafter;

 

19)Prior to the commencement of development hereby approved, a scheme for flood storage compensation, including flood risk reduction shall be submitted to and approved in writing by the County Planning Authority in consultation with the Environment Agency. Thereafter, the development shall be carried out in accordance with the approved details;

 

20)The development hereby approved shall not be brought into use until a Flood Warning and Evacuation Plan has been submitted to and approved in writing by the County Planning Authority, Thereafter, the development shall be carried out in accordance with the approved details;

 

Archaeology

21) Notwithstanding the submitted details, prior to the commencement of the development hereby approved, a programme of archaeological work, including a Written Scheme of Investigation shall be submitted to the County Planning Authority for approval in writing. The scheme shall include an assessment of significance and research questions; and:

 

                     i.        The programme and methodology of site investigation and recording;

                    ii.        The programme for post investigation assessment;

                   iii.        Provision to be made for analysis of the site investigation and recording;

                   iv.        Provision to be made for publication and dissemination of the analysis and records of the site investigation;

                    v.        Provision to be made for archive deposition of the analysis and records of the site investigation; and

                   vi.        Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation;

 

22)The development hereby approved shall not be brought into use until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 21) of this permission, and the provision made for analysis, publication and dissemination of results and archive deposition has been secured;

 

23) Notwithstanding the submitted details, groundworks and foundations shall be constructed in accordance with details to be agreed in writing by the County Planning Authority before ground disturbance commences;

 

24) If during the course of the works hereby approved, any of the following features of interest are uncovered: ‘remains associated with the waterworks’, ‘buried remains of medieval or earlier date’ or ‘remains of Civil War earthworks or other activity of Civil War date’, the County 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 County Planning Authority and a scheme for their retention and/or treatment agreed in writing;

 

Pollution

25)Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound shall be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound shall be at least equivalent to the capacity of the tank, vessel or the combined capacity of interconnected tanks or vessels plus 10%. All filling points, associated pipework, vents, gauges and site glasses shall be located within the bund or have separate secondary containment. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework shall be located above ground and protected from accidental damage. All filling points and tanks or vessels, overflow pipe outlets shall be detailed to discharge downwards into the bund;

 

Contamination

26)Prior to the commencement of the development hereby approved, a Method Statement detailing the remediation requirements, including measures to minimise the impact on human health, ecological systems, property, ground and surface waters, using the information obtained from the Site Investigation shall be submitted to and approved in writing by the County Planning Authority. The approved scheme shall be fully implemented prior to development first commencing;

 

27)Upon the completion of the remediation detailed in the Method Statement, approved under Condition 26) of this permission, a report shall be submitted to the County Planning Authority that provides verification that the required works regarding contamination have been carried out in accordance with the approved Method Statement(s). Post-remediation sampling and monitoring results shall be included in the report to demonstrate that the required remediation has been fully met. Future monitoring proposals and reporting shall also be detailed in the report;

 

28)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 County Planning Authority. No further development, unless otherwise agreed in writing with the County Planning Authority, shall be carried out.An investigation and risk assessment must be undertaken and where necessary a remediation scheme must be prepared, these will be subject to the approval of the County Planning Authority. Following the completion of any measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the County Planning Authority prior to the use of the development hereby approved. The report shall include results of any sampling and monitoring. Future monitoring proposals and reporting shall also be detailed in the report;

 

29)Piling or any other foundation designs and investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the County Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details; and

 

Cycle Parking

30)The development hereby approved shall not be brought into use until sheltered and secure cycle parking to comply with Worcestershire County Council’s Streetscape Design Guide has been provided in accordance with details which shall be submitted to and approved in writing by the County Planning Authority and thereafter the approved cycle parking shall be kept available for the parking of bicycles only.