Agenda item

A6

16/00117/VCN

Renewal of application 09/00330/DPA for the outline application for a science park (approx 34,000 sq m of B1 use floorspace) and full application for a new access off the A6, construction of an internal spine road and provision of landscaping (pursuant to the variation and removal of conditions 3, 4, 5, 6, 7, 8, 9, 11, 12, 15, 16, 17, 18, 19, 21, 22, 23, 24 and 27 on the full planning permission 12/00626/RENU to enable phased implementation and remove duplicated requirements) for Lancaster University

University and Scotforth Rural Ward

A

That the application be approved, subject to no adverse comments arising from consultees that cannot be overcome, that Conditions 3, 4, 5, 6, 7, 8, 9, 11, 12, 15, 16, 17, 18, 19, 21, 22, 23, 24 and 27 on the full planning permission part of planning consent 12/00626/RENU be varied and removed as follows, as set out in the case officer’s report, with deletion of condition no. 27 and amendments to conditions 3, 4, 5, 6, 7, 8, 12, 19 and 24:

3.

No development or any site clearance and preparation associated with the development, shall commence in any particular phase (as defined by the phased programme in conditions 25 and 26) until a landscaping scheme has been submitted to, and approved in writing by, the Local Planning Authority.  Details shall also indicate the types and numbers of trees and shrubs, their distribution on site, those areas seeded, turfed, paved or hard landscaped, including details of any changes of level or landform and the types and details of all fencing and screening.  The approved scheme shall be implemented in accordance with a phased programme to be submitted to, and agreed in writing by, the Local Planning Authority.  The approved scheme shall be maintained by the applicant or their successors in title thereafter for a period of not less than 10 years to the satisfaction of the Local Planning Authority. This maintenance shall include the replacement of any tree or shrub which is removed, becomes seriously damaged, seriously diseased or dies, by the same species or different species, and shall be agreed in writing by the Local Planning Authority. The replacement tree or shrub must be of similar size to that originally planted.

Reason: In the interests of the amenity of the area.

4.

No development or any site clearance and preparation associated with the development, in any particular phase (as defined by the phased programme in conditions 25 and 26) shall commence until a Habitat Management and Creation Plan has been submitted to, and agreed in writing by, the Local Planning Authority. The associated phase of development shall be constructed in full accordance with the approved details and thereafter maintained in accordance with the approved details.

Reason: In the interests of the amenity of the area.

5.

No development or any site clearance and preparation associated with the development, (collectively known as the “construction period”) in any particular phase (as defined by the phased programme in conditions 25 and 26) shall commence until a Construction Environmental Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall provide for:

·                the parking of vehicles of site operatives and visitors;

·                loading and unloading of plant and materials;

·                storage of plant and materials used in constructing the development;

·                the erection and maintenance of security hoarding;

·                details of wheel washing facilities;

·                measures to control noise and vibration;

·                measures to control the emission of dust and dirt during construction;

·                a scheme for recycling/disposing of waste resulting from demolition and construction works;

·                vehicle routeing plan to and from the site, including hours of movement; and

·                details of any proposed temporary closing of any roads or streets.

The Plan should also demonstrate that:

• No cement washout areas shall be created within 20m of any tree, hedgerow or watercourse (Ou Beck); and
• Any tanks containing fuel, oils and/or chemicals shall be situated within impervious bunds with special attention to the leak-proof and lockable design of any draw-off or drainage facilities, in accordance with Environment Agency guidance. Each bunded area shall have a minimum capacity of at least 110% of the volume of the largest tank within that bund, and shall accommodate any spillages from fill or draw pipes. Details of this containment system shall be submitted to, and approved in writing by, the Local Planning Authority prior to any such tanks being brought onto the site.

Reason: To preserve highway safety and efficiency and in the interest of the amenity of the area.

6.

No development or any site clearance and preparation associated with the development, shall commence in any particular phase (as defined by the phased programme in conditions 25 and 26) until the mitigation measures indicated in the plans and supporting documents hereby approved have been fully implemented by a competent, professional person (as approved by the Wildlife Trust) to protect the habitat of bats, water voles and badgers. These measures shall be retained within the development at all times thereafter.

Reason: To ensure that adequate provision is made for these protected species.

7.

No development or any site clearance and preparation associated with the development, shall commence in any particular phase (as defined by the phased programme in conditions 25 and 26) until a scheme for the protection of all trees/hedges being retained as part of the approved Landscaping Scheme has been submitted to, and approved in writing by, the Local Planning Authority.  Details submitted shall be compliant with ‘BS 5837 (2012) Trees in relation to construction – recommendations’ and shall include details of trees and hedges to be retained or removed, root protection zones, barrier fencing, and a method statement for all works in proximity to those trees or hedges to be retained during the development and construction period.  No development or site activities shall commence in any particular phase until the approved scheme of protection has been fully implemented and inspected on site by the Tree Protection Officer.  The protection measures shall be retained for the duration of the works, and only removed once the associated phase of development is complete and all machinery and works material removed.

Reason: To prevent damage to trees/hedges during construction works.

8.

No development or any site clearance and preparation associated with the development, in any particular phase (as defined by the phased programme in conditions 25 and 26) shall commence until an Arboricultural Method Statement for works in proximity to trees and hedgerows and a Tree Works Schedule have been submitted to, and approved in writing by, the Local Planning Authority. The associated phase of development shall be implemented in full accordance with the approved details.

Reason: To prevent damage to trees/hedges during construction works.

9.

No tree within the site, other than those identified for removal within the approved Landscaping Scheme, shall be cut-down, up-rooted, topped, lopped or destroyed, nor any hedge within the site cut-down or grubbed out, without the prior written approval of the Local Planning Authority.

Reason: In the interests of the amenity of the area. 

11.

Remove – merged into condition 5. 

12.

No development or any site clearance and preparation associated with the development, in any particular phase (as defined by the phased programme in conditions 25 and 26) shall commence until a Surface Water Drainage Strategy has been submitted to, and approved in writing by, the Local Planning Authority. The associated phase of development shall be implemented in full accordance with the approved details. Uncontrolled surface water discharges into watercourses will not be permitted and will be limited to the predevelopment / greenfield site. The Environment Agency has agreed that a predevelopment runoff for a 1 in 200 Year storm event in this catchment would discharge a maximum of 10 litres per second per hectare.

Reason: In order that the land drainage arrangements serving the site are of a satisfactory standard. 

15.

Remove – merged into condition 5. 

16.

Remove – merged into condition 5. 

17.

Remove – merged into condition 5. 

18.

Remove – merged into condition 5. 

19.

No development or any site clearance and preparation associated with the development, in any particular phase (as defined by the phased programme in conditions 25 and 26) shall commence until the following measures have been implemented: 

(a) The application site has been subject to a detailed scheme for the investigation and recording of contamination and remediation objectives have been determined through risk assessment and agreed in writing by the Local Planning Authority (LPA). 

(b) Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the Remediation Method Statement) have been submitted to and approved in writing by the LPA. 

(c) The works specified in the Remediation Method Statement have been completed in accordance with the approved scheme. 

(d) If during remediation works any contamination is identified that has not been considered in the Remediation Method Statement, then remediation proposals for this material shall be agreed in writing with the LPA. 

(e) A Validation Report and Certificate, confirming achievement of the Remediation Method Statement's objectives has been submitted to and approved in writing by the LPA, including confirmation of any unforeseen contamination encountered during remediation. 

Reason: To ensure that risks from soil contamination to the future occupants of the development and neighbouring occupiers are minimised, together with those to controlled waters and ecological systems and to ensure that site workers are not exposed to the unacceptable risks from contamination during construction. 

21.

No occupation, or use of the development, shall occur in any particular phase (as defined by the phased programme in conditions 25 and 26) until an assessment relating to that phase has been submitted to, and approved in writing by, the Local Planning Authority to address the following measures:

·         An assessment by a competent person having suitable knowledge and experience shall be made of the potential for any reasonably foreseeable activity on the site to cause contamination of land or water. The requirements of the Local Planning Authority shall be fully established before the assessment is made, and the assessment shall conform to any such requirement.

·         All reasonable precautions shall be taken by way of design, operation, maintenance and security arrangements to ensure that any risk of contamination of land or water is effectively prevented or, where prevention is not practicable, minimised.

·         A written contingency scheme to effectively prevent, contain and/or remove any accidental spillage that may lead to contamination of land or water. The scheme shall be reviewed and updated where necessary at regular intervals by the applicant.

Reason: To control pollution of land or water.

22.

Remove – merged into condition 5. 

23.

Remove – merged into condition 5. 

24.

27.

No development or any site clearance and preparation associated with the development, in any particular phase (as defined by the phased programme in conditions 25 and 26) shall commence until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which shall be submitted to, and approved in writing by, the Local Planning Authority. 

Reason: The site is considered to be of archaeological significance. 

Remove. 

All other conditions will remain and therefore will be repeated on the new decision, including those attached to the outline consent.