Town and Country Planning Act 1990
Town and Country Planning (Development Management Procedure) (England) Order 2010

APPROVAL OF RESERVED MATTERS

This permission does not carry any approval or consent which may be required under any enactment, byelaw, order or regulation (e.g. in relation to Building Regulations or the Diversion of Footpaths etc) other than Section 57 of the Town and Country Planning Act, 1990.

Application No: 11/01216/REM_MJ
To:
Mr Daniel Oliver
Bovis Homes - Central Region
Bromwich Court
Highway Point
Gorsey Lane
Coleshill
Warwickshire
B46 1JU

Location of Development:
Selectus Ltd Uplands Mill The Uplands Biddulph Staffordshire

Description of Development:
197 Dwellings - (Reserved Matters)

In pursuance of their power under the above mentioned Act, Staffordshire Moorlands District Council as Local Planning Authority, hereby APPROVE the following matter(s) which have been reserved for later approval on the grant of outline permission for development subject to the following conditions:-

1.  The development hereby permitted shall be carried out in accordance with the following approved plans: 31679_P(1)_001; 31679_P(1)_002 (REV B); 31679_P(1)_003 (REV B); 31679_P(1)_004 (REV A); 31679_P(1)_005 (REV A); 31679_P(1)_006 (REV A); 31679_P(1)_007 (REV A); 31679_P(1)_008 (REV B); 31679_P(1)_009 (REV A); 31679_P(1)_010 (REV A); 31679_P(1)_011 (REV A); 31679_P(1)_100 (REV B); 31679_P(1)_101 (REV C); 31679_P(1)_102 (REV B); 31679_P(1)_103 (REV A); 31679_P(1)_104 (REV B); 31679_P(1)_105; 31679_P(1)_106 (REV B); 31679_P(1)_110 (REV A); 31679_P(1)_111 (REV A); 31679_P(1)_112 (REV B); 31679_P(1)_115 (REV A); 31679_P(1)_116 (REV A); 31679_P(1)_117 (REV A); 31679_P(1)_118 (REV B); 31679_P(1)_120; 31679_P(1)_121 (REV A); 31679_P(1)_122 (REV A); 31679_P(1)_123; 31679_P(1)_124 (REV A); 31679_P(1)_125; 31679_P(1)_126 (REV A); 31679_P(1)_127 (REV A); 31679_P(1)_130 (REV A); 31679_P(1)_131 (REV C); 31679_P(1)_132 (REV B); 31679_P(1)_133 (REV B); 31679_P(1)_135 (REV A); 31679_P(1)_136 (REV B); 31679_P(1)_137 (REV B); 31679_P(1)_140; 31679_P(1)_141 (REV A); 31679_P(1)_142 (REV A); 31679_P(1)_145; 31679_P(1)_146 (REV A); 31679_P(1)_147 (REV B); 31679_P(1)_150; 31679_P(1)_151 (REV B); 31679_P(1)_152 (REV B); 31679_P(1)_155; 31679_P(1)_156 ( REV A); 31679_P(1)_157 (REV A); 31679_P(1)_160; 31679_P(1)_161 (REV B); 31679_P(1)_165 (REV A); 31679_P(1)_166 (REV B); 31679_P(1)_167 ( REV B); 31679_P(1)_170 (REV A); 31679_P(1)_171 (REV C); 31679_P(1)_172 (REV C); 31679_P(1)_173 (REV C); 31679_P(1)_175 (REV A); 31679_P(1)_176 (REV B); 31679_P(1)_177 (REV A); 31679_P(1)_178 (REV A); 31679_P(1)_180; 31679_P(1)_181 (REV A); 31679_P(1)_185; 31679_P(1)_186 (REV A); 31679_P(1)_187 (REV A); 31679_P(1)_189; 31679_P(1)_200; 31679_P(1)_190 (REV A); 31679_P(1)_191 (REV A); 31679_P(1)_192 (REV A); 31679_P(1)_193 (REV A); 31679_P(1)_194 (REV B); 31679_P(1)_195 (REV A); 31679_P(1)_196 (REV A); 31679_P(1)_197 (REV A); 31679_P(1)_198 (REV A); 31679_P(1)_199 (REV A); 31679_P(1)_300 (REV A); 31679_P(1)_301 (REV A); 31679_P(1)_302 (REV A); 31679_P(1)_303 (REV A); 31679_P(1)_304 (REV A); 31679_P(1)_305 (REV A); 31679_P(1)_306 (REV A); 31679_P(1)_307 (REV A); 31679_P(1)_308 (REV A); JBA 11/300-01 (REV D); JBA 11/300-02 (REV D); JBA 11/300-03 (REV D); JBA 11/300-04 (REV D); BIDD-01-100 (REV B); BIDD-03-081 (REV E); BIDD-03-102; BIDD-03-103 (REV A); BIDD-03-111; LPUK 5158 (REV A); 10098/SK/001 (REV P); 10098/SK/002 (REV M); 10098/SK/003 (REV A); 10098/SK/004 (REV A); 10098/SK/005 (REV A); 10098/SK/006 (REV N); 10098/SK/007 (REV H); 10098/SK/009 (REV B); 10098/SK/010 (REV B); 10098/SK/011 (REV B); HEDGEROW TRANSLOCATION METHOD STATEMENT (7th JANUARY 2011), AND, MEASURED WORKS SCHEDULE DETAILED SOFT LANDSCAPE PROPOSALS FOR PLOTS & POS.
Reason:- For the avoidance of doubt.

2. The development shall be carried out in complete accordance with the provisions set out in the outline planning permission ref. 09/01018/OMAJEI_OUT and all conditions imposed on it, in addition to the conditions of this reserved matters approval.
Reason:- To ensure a satisfactory form of development and to ensure that the development is carried out in accordance with the terms and conditions of the outline permission.

3. Prior to the commencement of development, further details and samples of the facing materials (including: headers / cills, render) and hard surfacing (including the public square, private spaces, kerbs, footpaths and roads) to be used for the proposal shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.
Reason:- In order to ensure the satisfactory appearance of the development and its relationship to adjoining properties.

4. The development hereby permitted shall not be commenced until detailed plans and sections of the proposed windows (including dormers / rooflights), doors and garage doors drawn at a scale of 1:20 together with details of proposed finishes have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.
Reason:-
To protect and enhance the appearance of the building and the area.

5.  Notwithstanding any details shown on the approved plans, the windows and doors of the proposed development shall be set back a minimum of 75mm from the edge of the brickwork around the window opening, unless otherwise agreed in writing by the Local Planning Authority.  
Reason:- In the interests of the visual appearance of the development and the amenities of the area.

6.  Notwithstanding the details shown on the above approved plans, no development shall be commenced until details of the proposed eaves, verges and rainwater goods have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details. 
Reason:- In the interests of the visual appearance of the development and the amenities of the area.

7. Before the proposed development commences, in conjunction with plans nos. JBA 11/300-01 (REV D); JBA 11/300-02 (REV D); JBA 11/300-03 (REV D); JBA 11/300-04 (REV D) details shall be submitted to and approved in writing by the Local Planning Authority indicating additional tree planting within the site which shall thereafter be implemented in accordance with the approved drawings. Such planting shall be demonstrably additional to that already detailed, and not facilitated by way of omitting trees elsewhere which have already been indicated.
Reason:- In the interests of the visual appearance of the development and the amenities of the area.

8. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority give written consent to any variation.
Reason:- In the interests of the visual appearance of the development and the amenities of the area.

9. The development hereby permitted shall not be commenced until further / revised details of all walls, fences and other means of enclosure have been submitted to and approved in writing by the Local Planning Authority.  The details which are approved by the Local Planning Authority shall be carried out in full and prior to the first occupation of each dwelling on the site to which the enclosure relates.
Reason:- To provide adequate privacy and an acceptable external appearance.

10. The development hereby permitted shall not be commenced until further / revised details of the existing and proposed levels across the site and relative to adjoining land, together with the finished floor levels of the proposed building(s), have been submitted and approved in writing by the Local Planning Authority.  Development shall thereafter be undertaken in accordance with the approved details. 
Reason:- In order to ensure the satisfactory appearance of the development and its relationship to adjoining properties.

11.  None of the apartments hereby approved shall be occupied until the siting for a refuse store(s) has been provided in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.  The approved details shall be completed prior to the first occupation of the apartments on the site.
Reason:- In the interests of the visual appearance of the development and the amenities of the area.

12. The development hereby permitted shall not be brought into use until the all of the accesses to the site within the limits of the public highway have been completed.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

13. The development hereby permitted shall not be brought into use until details of the surface water drainage including outfall has been submitted to and approved in writing by the Local Planning Authority.  The drainage works shall thereafter be constructed in accordance with the approved details prior to the development being first brought into use.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

14. Before the proposed development commences details shall be submitted to and approved in writing by the Local Planning Authority indicating all road construction, street lighting, drainage including longitudinal sections and a satisfactory means of draining roads to an acceptable outfall which shall thereafter be constructed in accordance with the approved drawings.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

15. The parking provision shall be allocated to dwellings as indicated on drawing no. 31679 P(1) 003 rev B.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

16. Before the proposed development commences details shall be submitted to and approved in writing by the Local Planning Authority indicating additional parking to the plots off Oxhey Drive which shall thereafter be constructed in accordance with the approved drawings.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

17. Before any part of the proposed development commences details shall be submitted to and approved in writing by the Local Planning Authority indicating the construction compound including offices and workers facilities, material storage areas, operative and associated trade parking facilities with such approved facilities being made available prior to the commencement of any on site construction works.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

18. No delivery of materials shall take place, and no on street parking of vehicles associated with the construction shall take place between 8.30 am - 9.15 am and 3.00 pm - 4.00 pm on Mon - Fri during school term.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

19. Before the proposed development is brought into use wheel cleaning / washing facilities shall be installed within the site in accordance with details to be first approved in writing by the Local Planning Authority. The approved facility shall thereafter be utilised by all heavy goods vehicles for the full period of operation.
Reason:- To comply with Staffordshire Moorlands District Council local planning policies.  To comply with Staffordshire and Stoke on Trent Structure Plan 1996 - 2011 Policy T13.

INFORMATIVES

1. The decision to grant reserved matters consent has been taken having regard to Saved Policies D1, D2, T1A, T4, T5, T7, T18A of the Adopted Staffordshire & Stoke-on-Trent Structure Plan; H4, H16, B13, T14, N22, R1, R2 and R5 of the Adopted Staffordshire Moorlands Local Plan; T2 and SS5B of the Biddulph Town Centre Area Action Plan, and, the National Planning Policy Framework.  The principle of residential development on this site was established by the extant outline planning permission ref. 09/01018/OMAJEI, which was granted planning permission on the 9th February 2010.  The proposal will provide 197 homes (of which 65 will be affordable units), the provision of public open space, including a play area and represents an efficient use of this brownfield site.  The design of the development is acceptable and no adverse impact to highway safety nor protected species, trees hedgerows and other habitats will arise as a result.

2. This consent will require approval under Section 7 of the Staffordshire Act 1983 and will require a Section 38 of the Highways Act 1980. Please note that non standard materials will attract a commuted maintenance sum. Please contact Staffordshire County Council to ensure that approvals and agreements are secured before commencement of work.

3. Condition 16 above is necessary due to the close proximity of the site with Oxhey First School and Woodhouse Middle School.

4. The development shall incorporate measures to minimise the risk of crime. Such measures, according to the principles and physical security requirements of Secured by Design (i.e. Secured by Design accreditation shall be sought and achieved).  The approved measures should be implemented before the development is occupied and thereafter retained.

____________________________________________________
Signed on behalf of Staffordshire Moorlands District Council 

11/01216/REM_MJ

NOTES

1.	If you are aggrieved by the decision of your local planning authority to refuse permission for the proposed development or to grant it subject to conditions, then you can appeal to the Secretary of State under section 78 of the Town and Country Planning Act 1990.
 
2.	If the decision to refuse planning permission is for a householder application, and you want to appeal against your local planning authority’s decision then you must do so within 12 weeks of the date of this notice.  All other types of development have a 6 month deadline for submission of appeals.  Appeals must be made using a form which you can get from the Planning Inspectorate at Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN or online at www.planningportal.gov.uk/pcs. The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal. The Secretary of State need not consider an appeal if it seems to him that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements, to the provisions of any development order and to any directions given under a development order. In practice, the Secretary of State does not refuse to consider appeals solely because the local planning authority based their decision on a direction given by him.
 
3.	If either the local planning authority or the Secretary of State refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted. In these circumstances, the owner may serve a purchase notice on the Council (District Council, London Borough Council or Common Council of the City of London) in whose area the land is situated. This notice will require the Council to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.