Welcome to the
Vale of Glamorgan Council

PLANNING COMMITTEE

 

Minutes of an extraordinary meeting held on 24^th September, 2009.

 

Present:  Councillor H.J.W. James (Chairman); Councillor J.C. Bird (Vice-Chairman); Councillors R.J. Bertin, Mrs. M.E.J. Birch, Ms. B.E. Brooks, P. Church, Mrs. V.L. Ellis, A.M. Ernest, E. Hacker, A.D. Hampton, Mrs. V.M. Hartrey, K. Hatton, N.P. Hodges, Mrs. M. Kelly Owen, Mrs. A.J. Preston, M.R. Wilson and Ms. M. Wright.

 

Also present:  Councillors Mrs. S.M. Bagstaff, J. Clifford, G. John and N. Moore.

 

 

390     APOLOGIES FOR ABSENCE -

 

These were received from Councillors F.T. Johnson and R.P. Thomas.

 

 

391     DECLARATIONS OF INTEREST -

 

The Chairman announced that Councillor R.P. Thomas had tended his apologies because he had an interest as indicated below and would have left the room whilst the matters were under consideration.

 

Agenda Item No. 3 - Application Nos. 2009/00500/OUT and 2009/00501/OUT

Member of golf club at St. Athan and owns farm land adjacent to Picketston.

 

 

392     PLANNING APPLICATIONS (DEER) -

 

Having considered the applications for planning permission and, where necessary the observations of the interested parties,

 

RESOLVED - T H A T in pursuance of the powers delegated to the Committee, the following applications be decided as indicated and any other necessary action be taken.

 

 

2009/00500/OUT     Received on 12 May 2009

 

Entec UK Ltd,  Pacific House, Imperial Way, Reading, Berkshire RG2 0TD,

The Secretary of State for Defence, Metrix UK Limited and Sodexo Limited, 10, Great George Street, 2nd Floor, London., W1P 3AE

 

Land at and adjoining MoD St. Athan in the Vale of Glamorgan, extending from the B4265 at Boverton in the west to Castleton Farm, St Athan, in the east, and from north of the runway and north of Castleton Road at St Athan in the south to land at the northern end of the MoD St Athan site at Picketston and up to Flemingston Road, St Athan, in the north; together with land adjoining the B4265 near Gileston and land at Weycock Cross, Barry.

 

Development of a Defence Technical College and associated facilities and works, including 483 Service Families' Accommodation dwellings, military external and field training areas, the alteration and reconfiguration of St Athan golf course, a hotel, an energy centre, improved parking and servicing facilities for the existing spar shop on Eglwys Brewis Road, the provision of a new access road and other associated highway works and improvements, including a garage for Rose Cottage, and all associated ancillary building, sports, community, ecological mitigation and enhancement, engineering, landscaping, means of enclosure and other works.

 

RESOLVED - T H A T the application be referred to National Assembly for Wales under Town and Country Planning (Development Plans and Consultations)(Departures) Directions 1992 and be advised of the Council’s intention to grant planning permission.

 

That provided the National Assembly for Wales does not wish to intervene in the determination of the application, subject to the interested person(s) first entering into a Section 106 legal agreement to include the following necessary planning obligations:

• The developer shall either pay to the Council the cost of providing school transport to existing pupils whose route to school is deemed unsafe as a result of the additional construction traffic from the development, or undertake any works necessary to make the route safe.
• The developer shall make provisions to improve sustainable transport serving the Development in the form of:
  • A dedicated shuttle bus service to link DTC Gate 1 with Llantwit Major Train Station,
  • A fund of £30,000 for traffic surveys to analyse the impact of the development on the road network in the vicinity of the development*
  • A fund of £250,000 for highway improvement and/or traffic management measures  which are deemed necessary as a result of the survey analysis to mitigate the impact of the development on the road network in the vicinity of the development*
  • Enhance the existing footway on the western side of Cowbridge Road from the junction of St Athan Road / Cowbridge Road and unnamed road to upgrade it to a shared cycleway / footway linking south into St. Athan village and St. Athan Primary School and enhance crossing point on Cowbridge Road near the entrance to the Golf Course up to a maximum cost of £100,000 (DTC only).
  • DTC and Construction Travel Plans
• The developer shall pay a contribution of twenty thousand pounds (£20,000) to the Council to provide or enhance access to the public right of way network in the vicinity of the development*
• 1% of the build costs shall be allocated for the provision of public art
• The developer shall be required to submit for approval a management plan outlining arrangements for public access to the leisure facilities.
• Phasing obligation to ensure the leisure facilities are provided in a timely manner to serve the occupiers of the SFA and SLA
• Occupancy of the SFA to be restricted to persons (and their families) connected with the DTC.
• In the event that the SFA is released as open market housing, 30% shall be secured as affordable housing, which clause shall be relevant in perpetuity.
• A contribution shall be paid to provide or enhance educational facilities in the area to meet the additional demand created by the proposed development, which cannot be met within existing spare capacity.
• A contribution shall be paid to provide school transport to meet the initial additional demand created by the proposed development.
• The legal agreement will include the standard clause requiring the payment of an administration fee of £75,000 to cover the Council’s costs of, monitoring and implementing the agreement (the developers will be invoiced separately for the councils costs to date in respect of negotiations).*

* Unless stated otherwise, where financial contributions are proposed, the amount quoted relates to the total required in respect both developments (DTC and ABP) combined (not individually).

 

APPROVED subject to the following conditions(s):

 

Time Limits / Controls

 

1.         The development to which this permission relates must be begun not later than whichever is the later of the following dates:

           

            (a)        The expiration of five years from the date of this permission.

           

            (b)        The expiration of two years from the date of the final approval of the reserved matters or, in the case of approval on different dates the final approval of the last such matters to be approved.

           

Reason:

           

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

2.         Save in respect of the detailed highway works approved as part of this application, approval of the details of the layout, scale, appearance, access and landscaping of the development (hereinafter called `the reserved matters`) shall be submitted to and approved by the Local Planning Authority before the relevant part of that development is commenced.

           

Reason:

           

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

3.         Application for approval of the reserved matters hereinbefore referred to must be made not later than the expiration of five years beginning with the date of this permission.

           

Reason:

           

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

4.         Details submitted in compliance with condition 2 above shall be in substantial accordance with the Masterplan documents (reference SA-COXXX-TP-900-SB-X-4000) accompanying the application

           

Reason:

           

Since the scale and nature of development proposed within the Masterplan documentation forms a significant part of the Council’s determination of the proposals as a development of major significance which justifies the approval of the development as a departure from the Adopted Unitary Development Plan.

 

5.         The development hereby permitted shall be used for the purposes specified within the application and supporting documentation and for no other use whatsoever unless otherwise agreed in writing with the LPA.

           

Reason:

           

The supporting information refers specifically to the use of the site as a Defence Technical College and associated facilities and any alternative use may have a significantly different impact which would need to be properly assessed and to ensure compliance with all relevant polices within the Unitary Development Plan.

           

 

Phasing

 

6.         Save for the works to Eglwys Brewis Road, no development shall commence until a phasing plan has been submitted to and approved in writing by the LPA, which plan shall fully detail the timescale for implementation of the development, including all demolition works. The plan shall have particular regard to the timing of the construction of the NAR and other highway works in advance of the DTC main works (including the SLA and SFA), the energy centre, and any off site infrastructure requirements, the provision of sports and leisure facilities, museum and community facilities, the development shall thereafter be carried out in accordance with the phasing plan, unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure the satisfactory timing of the development of the site and having regard to the principle of sustainable development and the need to limit impact on the surrounding communities, to comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan and the Vale of Glamorgan Supplementary Planning Guidance on Sustainable Development.

 

7.         Prior to any demolition taking place on site a scheme of demolition shall be submitted to and approved in writing by the LPA, which plan shall fully detail the timescale for the demolition, the methods of treatment of demolition material and any proposals for the reuse, the demolition shall thereafter be carried out in accordance with the scheme unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure the satisfactory timing treatment of demolition materials, having regard to the principle of sustainable development and the need to limit impact on the surrounding communities, to comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan and the Vale of Glamorgan Supplementary Planning Guidance on Sustainable Development.

           

 

Sustainability

 

8.         The development shall be undertaken in substantial accordance with the submitted Sustainability Statement, and each Reserved Matters Submission required by condition 3, shall be accompanied by a statement demonstrating how each element of the development accords with the approved Sustainability Statement.

           

Reason:

           

To ensure that the development represents an exemplar sustainable development, and to accord with the requirements of Strategic Policy 2 and Policy ENV 27 of the Adopted Unitary Development Plan.

 

9.         Each residential unit hereby permitted shall be constructed to achieve a minimum Code for Sustainable Homes Level 4 in accordance with the requirements of Code for Sustainable Homes: Technical Guide April 2009 (for the avoidance of doubt residential unit includes all single living accommodation units and all dwellings identified as falling within the single family accommodation sites hereby approved).

           

Reason:

           

To comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan and the Vale of Glamorgan Supplementary Planning Guidance on Sustainable Development.

           

 

10.      Each new non-residential building hereby permitted shall be constructed to achieve a minimum Building Research Establishment BREEAM (or subsequent equivalent quality assured scheme) overall ‘Excellent’ and each non-residential building refurbished as part of the scheme will achieve a minimum Building Research Establishment BREEAM (or subsequent equivalent quality assured scheme) overall ‘Very Good’.

Reason:

To comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan.

 

11.      The details required in connection with condition 2 above shall include full details of secure/ covered parking on site for bicycles throughout the development, including facilities within each area of Service Families Accommodation, and such approved scheme of bicycle parking shall be fully implemented on site prior to the first beneficial occupation of the part of the development to which that facility relates.

           

Reason:

           

To ensure that satisfactory parking for bicycles is provided on site to serve the development, in the interests of encouraging sustainable transport, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

12.      The details required in connection with condition 2 above shall provide for an Energy Centre in general accordance with the details submitted as part of the application, and the energy centre shall be provided on site in full accordance with such approved details and in accordance with the agreed phasing plan.

           

Reason:

           

In the interests of sustainability and to ensure that the energy centre is provided on site to contribute to the energy needs of the development.

 

Traffic & Transport

 

13.      No work whatsoever shall commence on the construction of the Northern Access Road approved by this permission until such time as formal confirmation has been received in writing from the applicant / Ministry of Defence that the Defence Technical College (in its submitted form) is to proceed, and that a contract for the undertaking and financing of such development has been signed.

           

Reason:

           

Since the development of the Northern Access Road has been justified on the basis that it is strictly necessary to mitigate the highway impacts of the development, and it is therefore unacceptable to allow its construction until such time as LPA has been given satisfactory assurances that the project will be undertaken at the site.

 

14.      Notwithstanding the proposed Construction Traffic Routes submitted, prior to any construction commencing on site a detailed Heavy Goods Vehicle and Large Goods Vehicle route plan for construction and associated delivery vehicle movements, throughout the life of the construction of the development, shall be submitted and approved in writing by the Local Planning Authority. Thereafter, the construction and associated delivery vehicles shall only use the permitted routes in accordance with the agreed details unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy TRAN 11 (Road Freight).

           

15.      Prior to commencement of any construction a scheme for the temporary signing and direction of traffic during the construction of the development shall be submitted and approved in writing by the Local Planning Authority and shall thereafter be implemented in accordance with the approved details prior to the commencement of construction unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy TRAN 11 (Road Freight).

           

16.      Prior to the commencement of any work on site details of a scheme for the washing of wheels of vehicles leaving the site (at any point where such traffic meets the public highway) shall be submitted to and approved in writing by the Local Planning Authority and the approved scheme of wheel washing shall be fully implemented on site before any site clearance commences and shall thereafter be so retained on site for the duration of the development works unless the Local Planning Authority gives written consent to any variation.

           

Reason:

           

In the interests of highway safety and to meet the requirements of Policy ENV27 of the Unitary Development Plan and to ensure effective measures which shall include interceptors and wheel washing facilities shall be taken to prevent transmission of material from the site to the public highway.

 

17.      The proposals contained in the Construction Travel Plan shall be implemented in accordance with the submitted details. An annual monitoring report shall be submitted to the Local Planning Authority 12 months after commencement of the development, and every year thereafter until the substantial completion of the development, which report shall include targets, success criteria and results of the Travel Plan implementation. If the Travel Plan fails to meet its targets, the developer shall review the Travel Plan within 3 months of the submission of the monitoring report identifying the failure and submit an amended plan for the written approval of the Local Planning Authority, which shall thereafter be implemented in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To promote sustainable travel options for construction workers, to reduce the traffic impact on the local highways and to enable the Local Planning Authority to assess the impact of the Travel Plan.

           

18.      Prior to any construction commencing on the Northern Access Road or Defence Technical College, the highway safety improvements to Eglwys Brewis Road, shown on Plan No. 003622/PA/650, shall be completed in accordance with the approved details.

           

Reason:

           

To provide adequate means of access to the site for the purpose of construction and in the interest of highway safety, in accordance with UDP Policy ENV 27 (Design of New Developments).

           

19.      Prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training), the Northern Access Road shall be constructed in its entirety in accordance with the approved details which shall be subject to a highway agreement between the developer(s) and the Council as Highway Authority under section 38 and 278 of the Highway Act 1980.

           

Reason:

           

To provide adequate means of access to the site and in the interest of highway safety, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

20.      The applicant shall ensure that accurate records are maintained relating to the number of vehicular movements associated with construction and construction delivery (HGV and LGV) vehicles accessing the development site on a daily basis, and such records/ logs shall be made available for inspection by the Local Planning Authority within 1 week of the Local Planning Authority making a request in writing to inspect such logs.

                       

Reason:

                       

To allow the local planning authority to establish the number of construction and delivery vehicles accessing the development site as a whole (reflecting the joint Transport Assessment), and in order that the Council may respond to any concerns in respect of highway safety and traffic management in the interests of the effective management of traffic in the vicinity of the site.

 

21.      The details required in connection with condition 2 above shall include full engineering drawings, dimensions, levels and drainage details of the Weycock Cross Junction Improvement, and the approved junction improvements shall thereafter be completed in accordance with the approved details prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training).

           

Reason:

           

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

22.      Prior to the peak in the number of construction and construction delivery (HGV and LGV) vehicles (which is defined as more than 200 deliveries a day) accessing the combined development site (relating to the Aerospace Business Park and Defence Technical College sites), the Gileston to Old Mill highway improvement works (including any works and the proposed diversion to the existing public rights of way) shown on Plan No. 003622/PA/420, which shall be subject to a highway agreement between the developer(s) and the Council as Highway Authority under sections 38 and 278 of the Highway Act 1980, shall be completed in accordance with the approved details.

           

Reason:

                       

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

23.      Details of the improvements to the B4265/St Athan Crossroads junction with right turning facility and pedestrian phasing, including full engineering drawings, shall be submitted and approved in writing by the Local Planning Authority and shall thereafter be completed in accordance with the approved details prior to the peak in the number construction vehicles (which is defined as more than 200 deliveries a day) accessing the combined development site (relating to the ABP and DTC sites) which shall be subject to a highway agreement between the developer(s) and the Council as Highway Authority under sections 38 and 278 of the Highway Act 1980.

           

Reason:

           

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

           

 

24.      Full details of the planned improvements to the B4265 / Llanmaes Road junction shall be submitted to and approved in writing by the local planning authority (and be subject to a highway agreement between the developer(s) and the Council as Highway Authority under section 278 of the Highway Act 1980), and such approved improvement works shall be completed on site prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training).

           

Reason:

           

To provide adequate means of access to the site and in the interest of highway safety, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

25.      Prior to the commencement of construction of the DTC, leisure facilities or SFA, full details of the facilities, services or works proposed to provide access to the development for pedestrians, cyclists and public transport shall be submitted for the written approval of the Local Planning Authority.  These details shall include the phasing for implementation of new or improved cycleways, footways and other improvements to sustainable transport facilities serving the site. These works shall thereafter be carried out in accordance with the approved details prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training) unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To provide adequate means of access to the site by sustainable transport modes, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

26.      A scheme for the permanent signing and direction of traffic to the development shall be submitted and approved in writing by the Local Planning Authority and shall thereafter be implemented in accordance with the approved details prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training).

           

Reason:

           

To provide future users with appropriate directional signage for access to the site and in the interest of highway safety, and in accordance with UDP Policy ENV 27 (Design of New Developments).

 

27.      From the date of first commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training), the white fleet bus service shall be used during peak times to transport uniformed personnel between Llantwit Major Train Station and the main DTC gate and to transport DTC personnel to Barry / Cardiff / Bridgend Railway Stations during Friday and Sunday peak times in accordance with section 16 of the Transport Assessment, such use being for the operational lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To meet additional demand for public transport from service personnel and to ensure the development is accessible by sustainable modes of transport in accordance with UDP Policy ENV 27.

 

28.      The proposals contained in the DTC Travel Plan shall be implemented in accordance with the submitted details. An annual monitoring report shall be submitted to the Local Planning Authority 12 months after the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training), and every year for 10 years thereafter, which shall include targets, success criteria and results of the Travel Plan implementation. If in the first 10 years following beneficial occupation, the Travel Plan fails to meet its targets, the developer shall review the Travel Plan within 12 months of the submission of the monitoring report identifying the failure and submit an amended plan for the written approval of the Local Planning Authority, which shall thereafter be implemented in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To promote sustainable travel options to the future occupiers of the site, to reduce the traffic impact on the local highways and to enable the Local Planning Authority to assess the impact of the Travel Plan on the development.

 

29.      The vehicular access from the Castleton External Field Training Area onto Castleton Road shall not be used other than for emergency purposes.

           

Reason:

           

In the interest of local residential amenity, and to ensure compliance with Policy ENV 27 of the Adopted Unitary Development Plan.

 

30.      Any hotel development proposed via details required in connection with condition 2 above shall ensure that parking is provided in accordance with the maximum standards as laid out in the approved South Wales Parking Guidelines Revised Edition 1993 with 2001 Addendum unless otherwise agreed in writing with the Local Planning Authority.

           

Reason:

           

To ensure that excessive parking provision is not provided in the interests of sustainability and to ensure that such parking remains wholly ancillary to the approved hotel use, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

Visual Impact

 

31.      The first submission of Reserved Matters relating to a building associated with the development hereby approved shall be accompanied by full details of a co-ordinated strategy (such as an updated and focussed Design and Access Statement) relating to the architectural treatment of all new buildings and external hard surfaces within the development (including details and samples, where appropriate, of a co-ordinated palette of materials), for the approval of the local planning authority.  Submissions thereafter shall be in general accordance with the agreed strategy/ statement unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure that the overall development of the Defence Technical College is part of a coherent design strategy and to ensure the reserved matters submissions for the development are treated in a consistent manner, in the interests of good design and local visual amenities, and as required by Policy ENV 27 of the adopted Unitary Development Plan.

 

32.      Notwithstanding the submissions, further details of a lighting strategy relating to all parts of the site (excluding the NAR) and buildings hereby approved (also having regard to the need to address the ecological requirements of condition *), shall be submitted to and approved in writing by the local planning authority. The site and buildings shall thereafter only be illuminated in accordance with the agreed strategy unless otherwise approved in writing by the local planning authority.

           

Reason:

           

In the interests of local visual and residential amenity, and to accord with the objectives of Policy ENV 27 of the Adopted Unitary Development Plan.

 

33.      The details required in connection with condition 2 above shall include full details of the enclosure of the site / buildings, including locations and form of all existing, new and relocated fencing at the site.

           

Reason:

           

In the interests of local visual and residential amenity, and to accord with the objectives of Policy ENV 27 of the Adopted Unitary Development Plan.

 

34.      Any landscaping scheme to be submitted as part of subsequent reserved matters applications shall provide specific detail of all existing hedgerows, trees and planting to be retained, along with the measures for their protection during the course of the development. This shall include the retention of all Important Hedgerows (under the Hedgerow regulations 1997) identified as ‘to be retained’ within the SFA Design and Access Statement.

                       

Reason:

           

To safeguard local visual amenities, and to ensure compliance with Policies ENV 11- Protection of Landscape Features and ENV27- Design of New Developments of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011.

 

35.      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 five 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 gives written consent to any variation.

           

Reason:

           

To ensure satisfactory maintenance of the landscaped area to ensure compliance with Policies ENV11 and ENV27 of the Unitary Development Plan.

 

 

Environmental Impacts

 

36.      The development shall be undertaken in accordance with the measures contained within the submitted Construction Method Statement (CMS) or amendments to the CMS which shall first have been submitted to and approved in writing by the local planning authority.

           

Reason:

           

To ensure that the potential construction impacts of redevelopment on the environment are controlled and minimised, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

 

37.      Prior to the use of the Northern Access Road for construction traffic, full details of the timetable for implementation of the bunding, acoustic screens and landscaping of the Northern Access Road, shall be submitted to and approved in writing by the local planning authority, and the required acoustic and landscaping measures shall thereafter be undertaken in full accordance with the approved phasing plan unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure that the impact of activities and traffic from the Northern Access Road on residential properties is mitigated at the appropriate time in construction, and to accord with Policy ENV 27 and ENV 29 of the Adopted Unitary Development Plan.

 

38.      Save for the works to Eglwys Brewis Road, prior to any construction works commencing on the development hereby approved, a Construction Environmental Management Plan (CEMP) shall have been submitted to and approved in writing by the local planning authority.  Such plans shall include methods for the control of: -

           

            •           Hours of construction;

            •           noise and its mitigation (also where appropriate reference to BS5228), including locations, frequency and methodology of routine noise monitoring which would be required to be undertaken by the developer throughout the construction period;

            •           vibration and its mitigation

            •           specific requirements for the mitigation of any piling operations

            •           dust control and list of permitted mobile crushers and screens

            •           agreed hours for the undertaking of ‘noisy’ works (the definition of such works to be agreed through the CEMP)

            •           Illumination / lighting of development sites during winter months

           

            The CEMP shall be reviewed on an annual basis (commencing with the date on which the CEMP is formally approved or other such date as may otherwise be agreed in writing by the local planning authority) and a report provided to the local planning authority within one month of the review date, detailing the results of agreed monitoring of construction activities and their impacts, and including recommendations for any amendments to the approved CEMP to reflect changing circumstances arising from the development.

           

Reason:

           

To ensure that the potential construction impacts of redevelopment on the environment are controlled and minimised, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

 

39.      Prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training), an Environmental Management Plan (EMP), relating to the operational phase of the development (and covering those matters detailed in section 3.2.3 and table 16.61 of the Environmental Statement accompanying this application, together with other such matters that may be required by the local planning authority), shall be submitted to the local planning authority for approval.  The Defence Technical College shall not commence training activities (with the exception of 4 School) until such time as the EMP has been approved in writing by the local planning authority, and thereafter the operation of the development shall be undertaken in accordance with such approved EMP unless otherwise approved in writing by the local planning authority.

           

Reason:

           

To ensure that the operational phase of the development does not have any unacceptable environmental impacts, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

 

40.      The Environmental Management Plan (EMP) required by condition 39 above shall incorporate full details of the hours of use of the Picketston Field Training Area (FTA), PAAB and Assault Course, including the position, heights and acoustic properties of the required acoustic bunds/ screens, and agreed monitoring points and noise limits.  The use of the Picketston Field Training Area, PAAB and / or Assault Course shall only commence once the necessary mitigation measures have been provided on site, in accordance with the approved details, and the FTA activities shall thereafter only be undertaken in full accordance with the agreed restrictions, with the agreed noise mitigation measures retained on site in their approved form in perpetuity unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

In the interest of local residential amenity, and to ensure compliance with Policies ENV 27 and ENV 29 of the Adopted Unitary Development Plan.

 

41.      Prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training), an Operational Noise Plan (covering, and in general accordance with the details within table 16.61 within the Environmental Statement), shall be submitted to and approved in writing by the local planning authority, and the operation of the DTC shall thereafter be undertaken in accordance with the agreed plan unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

To ensure that the operational phase of the development does not have any unacceptable environmental impacts, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

 

42.      The firing range at Picketston shall not be used outside of the hours of 08:30 and 17:30, unless otherwise approved in advance in consultation with the local planning authority.

           

Reason:

           

In the interest of local residential amenity, and to ensure compliance with Policies ENV 27 and ENV 29 of the Adopted Unitary Development Plan.

 

43.      The Castleton External Field Training Area shall not be used for firing of weapons, or for the use of thunder flashes (or similar noise generating operations), and shall only be used for low level field training activities (such as camping, crawling, running, hiding, driving) as identified in the submitted documentation.

           

Reason:

           

In the interest of local residential amenity, and to ensure compliance with Policies ENV 27 and ENV 29 of the Adopted Unitary Development Plan.

 

44.      Notwithstanding the submitted details, further details of the means of providing additional noise mitigation (which may include acoustic screening) to the residential properties known as Froglands, Old Froglands, and Rose Cottage, shall be submitted to and approved in writing by the local planning authority. Such agreed screening shall be provided on site prior to the Northern Access Road being brought into beneficial use, and thereafter retained and maintained in accordance with the approved details unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

In order to ensure the impacts of the Northern Access Road on properties in the immediate vicinity are minimized, and to ensure compliance with Policy ENV 27 of the Adopted Unitary Development Plan.

 

45.      Prior to the commencement of the NAR, a detailed lighting strategy and scheme (to include timescale for implementation), relating to the means by which the Northern Access Road would be illuminated for its full length, and including detailed analysis of the impacts of lighting upon nearby sensitive residential receptors and methods of minimising glare and visual impact from such lighting, shall be submitted to and approved in writing by the local planning authority.  Such lighting scheme shall thereafter be implemented in full accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

In the interests of local visual and residential amenity, and to accord with the objectives of Policy ENV 27 of the Adopted Unitary development Plan.

           

           

Economic Development

 

46.      6 months prior to commencement, full details of a Labour Recruitment Strategy, to include the provision of a local ‘job shop’ and other measures aimed at facilitating best available access for people to the opportunities for employment arising from the construction and operation of the Defence Technical College, shall have been submitted to the Local Planning Authority for approval. The Strategy, which shall include a timetable for its implementation, shall thereafter be implemented as approved unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure that the developer undertakes best endeavours to facilitate best available access for local people to the opportunities for employment arising from the construction and operation of the Defence Technical College.

 

 

Hydrology, Geology and Hydrogeology

 

47.      Prior to the commencement of any development (excluding the NAR or other highway improvement works required as part of the development) and notwithstanding the submitted details, a scheme for the comprehensive and integrated drainage of the site showing how foul water, surface water and land drainage will be disposed of, including any off-site foul sewerage infrastructure, shall be submitted to and approved by the LPA and thereafter the development shall be carried out in accordance with the details hereby approved and shall be implemented prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training) unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To protect the integrity of the public sewerage system to ensure that the Wastewater Treatment Works is capable of treating all additional foul flows, to protect the health and safety of existing residents and ensure no detriment to the environment or water quality, and to ensure compliance with the terms of Policies ENV 7 and  ENV27 of the Unitary Development Plan.

 

48.      The details required in connection with condition 47 above shall include full details of the proposed use of sustainable drainage for all parts of the development hereby approved, and the submitted details shall:

           

            a. Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters;

            b. Include a timetable for its implementation; and

            c. Provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

           

Reason:

           

To ensure that the development is services by an appropriate Sustainable Urban Drainage Scheme, and to ensure compliance with the terms of Policies ENV 7 and  ENV27 of the Unitary Development Plan.

 

49.      Foul water and surface water discharges shall be drained separately from the site, with no surface water or land drainage run-off allowed to connect (either directly or indirectly) into the public sewerage system unless otherwise approved in writing by the local planning authority.

           

Reason:

           

To protect the integrity, and prevent hydraulic overloading, of the Public Sewerage System, to protect the health and safety of existing residents and ensure no detriment to the environment, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

50.      Save for the works to Eglwys Brewis Road, prior to the commencement of development approved by this permission,  a scheme for the provision and implementation of a surface water regulation system (which must be able to demonstrate the Greenfield run-off rates for the Boverton Brook and Nant-y-Stepsau are maintained post development and shall include timescales for implementation) has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be implemented in accordance with the times scales approved unless otherwise agreed in writing by the Local Planning Authority

           

Reason:

           

To prevent the increased risk of flooding, in accordance with Policy ENV 7 of the Adopted Unitary Development Plan.

 

51.      Save for the works to Eglwys Brewis Road, the development hereby permitted shall not be commenced until such time as details of a scheme to treat and remove suspended solids from surface water run-off during construction works has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved unless otherwise agreed in writing by the Local Planning Authority.

           

Reason

           

To prevent the pollution of controlled waters in accordance with Policy ENV 7 of the Adopted Unitary Development Plan

 

52.      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 should be at least equivalent to the capacity of the tank plus 10%.  If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%.  All filling points, vents, gauges and sight glasses must be located within the bund.  The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata.  Associated pipework should be located above ground and protected from accidental damage.  All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

           

Reason: 

           

To prevent pollution of the water environment in accordance with Policy ENV 7 of the Adopted Unitary Development Plan.

 

53.      Prior to the commencement of any development (excluding the NAR or other highway improvement works required as part of the development) a scheme for the necessary infrastructure to ensure a water supply to serve the development shall be, submitted and approved in writing by the local planning and shall thereafter be implemented in full prior to any beneficial occupation occurring on the development hereby approved unless otherwise agreed in writing by the Local Planning Authority unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

 

To ensure an adequate supply of water can be provided to the development in accordance with ENV27 of the UDP.

           

54.      The details required in connection with condition 2 above shall ensure that all built development lies outside of the agreed flood outlines, unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

In the interests of flood prevention and in order to comply with |Policy ENV 7 of the Adopted Unitary Development Plan.

 

55.      Details of a diversion scheme (to divert part of the upper reaches of the Boverton Brook), and including details of maintenance works/ schedule, shall be submitted to and approved in writing by the local planning authority.  Such diversion scheme shall be carried out in accordance with the details approved and shall be implemented prior to the commencement of core training activities at the new Defence Technical College (meaning the date at which students first arrive at the College for purposes of training, but with the exception of those at the existing 4 School of Technical Training).

           

Reason:

           

In order to protect against, and provide betterment with regards to, flood risk in the locality.

 

56.      Any vegetation clearance should be done outside the nesting season, which is generally recognised to be from March to August inclusive, unless it can be demonstrated through submission to the Local Planning Authority of an appropriate survey that nesting birds are absent or a method statement for works is agreed in writing with the local planning authority and fully implemented.

 

Reason:

           

To ensure nesting birds are not affected by the development, as required by Policy ENV 11 of the Adopted Unitary Development Plan.

 

 

Archaeology

 

57.      Save for the works to Eglwys Brewis Road, no development shall take place until the applicant has secured the implementation of a written programme of archaeological work in accordance with a written scheme of investigation which shall be submitted by the applicant and approved in writing by the Local Planning Authority and the programme and scheme shall be fully implemented as defined in the approved details unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure that archaeological interest is protected and recorded and to ensure compliance with Policies ENV18 and ENV19 of the Unitary Development Plan.

 

58.      Prior to the commencement of any development (excluding the NAR or other highway improvement works required as part of the development), an appropriate programme of historic building recording and analysis shall have been secured and implemented in accordance with a written scheme of investigation which shall first have been submitted to and approved in writing by the local planning authority, unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

As the site has buildings within its boundary which are affected by the development and which are of significance such that the specified records are necessary to mitigate the impact of the proposed development and to ensure compliance with Policies ENV18 and ENV19 of the Unitary Development Plan.

 

 

Contamination

 

59.      Save for the works to Eglwys Brewis Road, prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

 

            1.         A preliminary risk assessment which has identified:

           

            •           all previous uses

            •           potential contaminants associated with those uses

            •           a conceptual model of the site indicating sources, pathways and receptors

            •           Potentially unacceptable risks arising from contamination at the site.

           

            2.         A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

           

            3.         The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

           

            4.         A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

           

            Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved unless otherwise agreed in writing by the Local Planning Authority.

           

Reason

           

For the protection of controlled waters, and in the interests of public safety, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

60.      Prior to first beneficial occupation of any building approved by this planning permission, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation where it relates to (either collectively or, where not possible, relating to agreed phases of the development) shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

           

Reason

           

For the protection of controlled waters, and in the interests of public safety, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

61.      Reports on monitoring, maintenance and any contingency action carried out in accordance with a long-term monitoring and maintenance plan which shall have been submitted to the local planning authority as set out in that plan. On completion of the monitoring programme a final report demonstrating that all long- term site remediation criteria have been met and documenting the decision to cease monitoring shall be submitted to and approved in writing by the local planning authority.

           

Reason

           

For the protection of controlled waters, and in the interests of public safety, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

62.      If, during development, contamination not previously identified is found to be present at the site then no further development in that area (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

           

Reasons

           

To ensure that any contamination encountered is managed appropriately so as not to cause contamination of controlled water receptors, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

 

Waste Management

 

63.      The development shall be undertaken in accordance with the measures contained within the submitted Site Waste Management Plan (SWP) or amendments to the SWP which shall first have been submitted to and approved in writing by the local planning authority.

           

Reason:

           

To ensure that the handling of site waste minimises the impact of redevelopment on the environment, and to accord with Policies WAST 1 of the adopted Unitary Development Plan.

          

64.      Notwithstanding the submitted Waste Management Strategy (WMS), an amended Strategy shall be submitted to and approved in writing by the local planning authority, which shall address additional matters including : -

           

            1)         Assessment of the strategy under an ecological footprint assessment, whereby the contribution of the vehicles / infrastructure are taken into account when determining the environmental impact;

            2)         An assessment of what waste will be produced and how that waste will be dealt with in accordance with existing legislation and future waste policies; and

            3)         full details of the phasing for provision of the key elements of such a strategy on site (which should be before opening of the DTC facility).

           

            The facilities within the WMS shall be implemented in accordance with the agreed phasing plan, and thereafter the development shall be operated in accordance with the agreed Waste Management Strategy unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

To ensure the development adheres to the Total Waste Management Approach required for a development of the magnitude, and to ensure accordance with national policy and Policy 13 and Policy WAST 1 of the adopted Unitary Development Plan.

 

 

Service Families Accommodation

 

65.      Prior to the first beneficial occupation of any dwelling within the SFA site to which it relates, open space shall be provided to serve the SFA dwellings contained therein, in accordance with the levels and types (comprising Local Areas for Play (LAP’s), Local Equipped Areas for Play (LEAP’s) and informal open space), detailed for each site within the SFA Design and Access Statement, and shall be so retained for this purpose at all times thereafter, unless otherwise agreed in writing by the Local Planning Authority. 

           

Reason:

           

In order to ensure the appropriate provision of open space to serve the SFA dwellings, and to ensure compliance with Policies ENV 27- Design of New Developments, REC 3- Provision of Open Space within new residential Development, and REC 6- Children’s Playing Facilities, of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011, and the advice contained within Planning Policy Wales 2002 and Technical Advice Note 16- Sport, Recreation and Open Space.

 

66.      The areas of open space provided to serve all of the SFA developments shall be managed and maintained in accordance with a programme of works that shall first be submitted to and approved in writing by the Local Planning Authority, prior to the first beneficial occupation of any dwelling within the site to which the specific programme relates. The open space shall at all times thereafter be managed in accordance with the agreed programme, unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

In order to ensure the satisfactory maintenance of the areas of open space serving the SFA developments, and to ensure compliance with Policies ENV 27- Design of New Developments, REC 3- Provision of Open Space within new residential Development, and REC 6- Children’s Playing Facilities, of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011, and the advice contained within Planning Policy Wales 2002 and Technical Advice Note 16- Sport, Recreation and Open Space.

 

67.      The detailed SFA development layouts submitted as part of any subsequent reserved matters applications shall have full regard to the design framework and principles contained within the SFA Design and Access Statement, and the guidance contained within the Department for Transport document ‘Manual For Streets’.

           

Reason:

           

In order to ensure a high quality, sustainable form of residential development, which complies with the Council’s Adopted Unitary Development Plan Policies and the Guidance contained within Planning Policy Wales 2002, the applicants Design and Access Statement and Manual For Streets.

           

 

68.      The first occupation of the dwellings comprising the residential developments hereby approved in outline shall be used solely as Service Families’ Accommodation, that being housing for military personnel and their families, and for no other purpose or form of residential use whatsoever, unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

In order to control the nature of the development hereby approved, because the dwellings are only considered acceptable in these locations to specifically serve workers associated with the Defence Technical College, and to ensure compliance with Strategic Policy 2, Policies ENV 1- Development in the Countryside and EMP 10- RAF St. Athan of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011, and the advice contained within Planning Policy Wales 2002.

 

69.      Recycling facilities shall be provided for the occupiers of each SFA dwelling, to include green boxes for recyclables, compost bins, green bags for green waste, kitchen waste containers and kerbside caddies, prior to their first beneficial occupation.

           

Reason:

           

In order to ensure that adequate recycling facilities are readily available for all residents within the SFA accommodation, and to ensure compliance with Strategic Policy 2 and Policy ENV 27- Design of New Developments of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011.

 

70.      Prior to the first beneficial occupation of any of the SFA dwellings within the sites at Tremains Farm and ‘North of West Camp’, the existing foot bridges over Boverton Brook, which provide pedestrian access between the sites and Eglwys Brewis Road, shall be upgraded or replaced in accordance with a scheme which shall first be submitted to and approved in writing by the Local Planning Authority. The new/upgraded bridges shall be retained free of obstruction for pedestrian access between the sites and Eglwys Brewis Road at all times thereafter.

           

Reason:

           

To ensure a satisfactory pedestrian linkage between the ‘North of West Camp’ site and Eglwys Brewis Road, and to ensure compliance with Strategic Policy 2 and Policy ENV 27- Design of New Developments, of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011.

 

71.      Any SFA accommodation located around the NW boundary of the existing West Camp, within areas which have been identified as likely to be subject to noise Category C, as defined by the submitted TAN 11 assessment, shall be protected with mitigation measures and noise insulation that achieve a ‘good to best’ standard, as defined within TAN 11, prior to first beneficial occupation of any such dwelling.

           

Reason:

           

In order to protect the residential amenities of the occupiers, and to ensure compliance with Policies ENV 27- Design of New Developments and ENV 29- Protection of Environmental Quality of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011, and the guidance contained within Technical Advice Note 11- Noise.

 

72.      Prior to the commencement of the construction of the SFA dwellings, further details of the required diversions and undergrounding of power cables running through the SFA sites shall be submitted to and approved in writing by the Local Planning Authority. This shall include plans and a full detailed schedule of the lengths of cables to be diverted and re-located underground, along with a timescale for the works, and the works shall thereafter be carried out in accordance with the approved schedule and timescales.

           

Reason:

           

In order to protect the safety and visual amenity of occupiers within the SFA developments, and to ensure compliance with Policy ENV 27- Design of New Developments, of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011

 

           

Ecology

 

73.      All development at the site shall be undertaken in full accordance with the measures and recommendations contained within the St Athan Ecology Strategy May 2009 (Capita Symonds) and Environmental Statement, Chapter 6 Biodiversity, May 2009, (Entec UK Limited), other than where amended by any submissions required to be submitted to and approved in writing by the local planning authority as detailed below, such details to be agreed in writing by the LPA prior to development commencing: -

           

            1) Fully detailed mitigation schemes which address commitments made in the documentation listed above, to include details of the phasing of their implementation.

            2) Detailed species-specific schemes of mitigation for the three European protected species associated with the application (great crested newts, bats and dormice), consistent with the general principles outlined in the documentation listed above

            3)Further details of the proposed wildlife corridor around a significant part of the site, to maintain ecological connectivity beneficial to the species on site, which shall provide for a minimum width of 10m around the site (unless otherwise agreed by the Local Planning Authority)

            4) Prepare and submit a detailed habitat management plan, consistent with the needs of the protected species associated with the development, for all existing and new habitat, which should include those areas which are being set aside as mitigation and conservation areas, including St Johns Valley and the terrestrial habitat corridor, which shall cover and be implemented for a period of no less than 25 years and include proposals for on-going review of management and consequential amendments to management if these are shown to be necessary by the monitoring scheme.

            5) Submissions to demonstrate how the landscaping planting relating to the development will be appropriately managed, and related to the mitigation proposals for European protected species and biodiversity in general required by this condition

            6) The scheme for lighting, required under the terms of this permission, shall be consistent with the requirements of both bats and dormice, such lighting plan to include measures to monitor lux levels as part of the need to maintain dark corridors, and including consideration of the impacts during construction phase, any phasing of the development and the operational phase and include remedial action to be undertaken where problems are identified by the monitoring scheme (see below).

            7) Submission of full details of the precise location and design of all road crossings (Wildlife Crossings and green bridges) for protected species, particularly dormice.

            8) Submission of further details of the proposed wildlife corridors and other new plantings for protected species or habitat creation, consisting of a range of native species appropriate to the species or habitats, and including details of an appropriate aftercare programme.

 

          9) Submission of full details of a monitoring scheme for protected species to include the animals themselves and establishment of newly planted and managed habitats, including road crossings, and which shall provide for submission of bi-annual monitoring reports to the LPA, together with a final monitoring report at the end of the monitoring period), as well as details of remedial measures which shall be implemented should the monitoring show a decline in population numbers or distribution.

           

            10) Submission of a scheme to mitigate and compensate for the impact on reptiles and their habitat.

           

            The ecological mitigation measures identified above shall be implemented in full accordance with an agreed implementation plan, which shall first have been submitted to and approved in writing by the local planning authority prior to development commencing unless otherwise agreed in writing by the Local Planning Authority.

           

Reason:

           

To ensure that the development does not adversely affect the habitats or interest of Protected Species in the locality, and to comply with Policy ENV 16 of the Adopted Unitary Development Plan.

 

       

Other Matters

 

74.      Work shall not commence on any part of the Service Families Accommodation at the Golf Course/ Stadium site which affects the existing St Athan Golf Course, until such time as the upgraded/ replacement facilities at the St Athan Golf Club have been completed and are available for use, in accordance with details which shall first have been approved in writing by the local planning authority. 

 

Reason:

           

To ensure limited disruption to existing sports and recreational facilities in the locality, and to accord with Policy REC 1 of the adopted Unitary Development Plan.

 

75.      The first submission of Reserved Matters for a building associated with the development hereby approved shall be accompanied by a public art strategy (including an implementation plan) which shall detail the public art to be provided on site and integrated within the development, which shall be specifically commissioned for the site, and such public art shall be provided in full accordance with the agreed implementation plan unless otherwise agreed in writing by the local planning authority.

           

Reason :

           

To ensure that public art is provided as integral part of the development in accordance with the Public Art Supplementary Planning Guidance.

 

76.       This consent shall relate to the plans registered on 12th May 2009 other than where amended by plan reference ‘003622/PA/134 Rev A’, received on 28th August 2009 and plans reference ‘003622/PA/1512 Rev A’ and ‘L.108F’ received on 7th September 2009.

           

Reason:

           

To ensure a satisfactory form of development and for the avoidance of doubt as to the approved plans.

 

(Note: Councillor G. John spoke on this matter with the consent of the Committee).

 

 

2009/00501/OUT     Received on 12 May 2009

 

White Young Green 21, Park Place, Cardiff., CF1 3DQ

The Welsh Ministers

 

Land at and adjoining the Aerospace Business Park at St. Athan in the Vale of Glamorgan, extending from land adjacent to the B4265 at Boverton in the west to land adjacent to Cowbridge Road, St Athan in the east, and from the B4265 at Batslays in the south to land north of Boverton Brook in the north; together with land adjoining the B4265 near Gileston and land at Waycock Cross, Barry

 

Development at and adjoining the Aerospace Business Park, including: the erection of new and replacement buildings, airfield operational facilities and structures; the provision of access roads, hard standings and other infrastructure; security fencing; landscape and ecological works; garage for Rose Cottage; all associated building and engineering works; and related highway improvements

That the application be referred to National Assembly for Wales under Town and Country Planning (Development Plans and Consultations)(Departures) Directions 1992 and be advised of the Council’s intention to grant planning permission.

 

RESOLVED - T H A T provided the National Assembly for Wales does not wish to intervene in the determination of the application, subject to the interested persons(s) first entering into a Section 106 legal agreement to include the following necessary planning obligations:

 

• The developer shall either pay to the Council the cost of providing school transport to existing pupils whose route to school is deemed unsafe as a result of the additional construction traffic from the development, or undertake any works necessary to make the route safe.
• The developer shall make provisions to improve sustainable transport serving the Development in the form of:
  • A dedicated shuttle bus service to link phase 1 of ABP North / DTC Gate 1 with Llantwit Major Train Station,
  • A fund of £30,000 for traffic surveys to analyse the impact of the development on the road network in the vicinity of the development*
  • A fund of £250,000 for highway improvement and/or traffic management measures  which are deemed necessary as a result of the survey analysis to mitigate the impact of the development on the road network in the vicinity of the development*
  • ABP and Construction Travel Plans
• The developer shall pay a contribution of twenty thousand pounds (£20,000) to the Council to provide or enhance access to the public right of way network in the vicinity of the development*
• 1% of the build costs shall be allocated for the provision of public art
• The legal agreement will include the standard clause requiring the payment of an administration fee of £75,000 to cover the Council’s costs of, monitoring and implementing the agreement (The developers will be invoiced separately for the councils costs to date in respect of negotiations).*

* Where financial contributions are proposed, the amount quoted relates to the total required in respect both developments (DTC and ABP) combined (not individually).

 

 

THAT the application be approved subject to the following conditions:

 

APPROVED subject to the following conditions(s):

 

Time Limits / Controls

 

1.         The development to which this permission relates must be begun not later than whichever is the later of the following dates:

           

            (a)The expiration of five years from the date of this permission.

           

            (b)        The expiration of two years from the date of the final approval of the reserved matters or, in the case of approval on different dates the final approval of the last such matters to be approved.

           

Reason:

           

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

2.         Save in respect of the detailed highway works approved as part of this application, approval of the details of the layout, scale, appearance, access and landscaping of the development (hereinafter called `the reserved matters`) shall be submitted to and approved by the Local Planning Authority before the relevant part of the development is commenced.

           

Reason:

           

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

 

3.         Application for approval of the reserved matters for each phase of the development (as set out in the application details), hereinbefore referred to must be made not later than the expiration of the following:

           

            five years in respect of phase 1

            ten years in respect of phase 2

            fifteen years in respect of phase 3

             

            All of the above beginning with the date of this permission.

           

Reason:

           

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990 and recognising the phased and longer term nature of the development proposed.

           

 

4.         Details submitted in compliance with condition 2 above shall be in substantial accordance with the ABP planning statement documents accompanying the application

           

Reason:

           

Since the scale and nature of development proposed within the planning statement forms a significant part of the Council’s determination of the proposals as a development of major significance which justifies the approval of the development as a departure from the Adopted Unitary Development Plan.

           

 

Phasing

 

5.         Save for the works to Eglwys Brewis Road, no development shall commence until a phasing plan has been submitted to and approved in writing by the LPA, which plan shall fully detail the timescale for implementation of the development, including all demolition works. The plan shall have particular regard to the timing of the construction of the NAR and other highway works and the development shall be undertaken in accordance with the plan unless otherwise agreed in witing with the LPA .

                       

Reason:

                       

To ensure the satisfactory timing of the development of the site and having regard to the principle of sustainable development and the need to limit impact on the surrounding communities, to comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan and the Vale of Glamorgan Supplementary Planning Guidance on Sustainable Development.

 

6.         Prior to any demolition taking place on site a scheme of demolition shall be submitted to and approved in writing by the LPA, which plan shall fully detail the timescale for the demolition, the methods of treatment of demolition material and any proposals for the reuse.

           

Reason:

           

To ensure the satisfactory timing treatment of demolition materials, having regard to the principle of sustainable development and the need to limit impact on the surrounding communities, to comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan and the Vale of Glamorgan Supplementary Planning Guidance on Sustainable Development.

 

 

Sustainability

 

7.         The development shall be undertaken in substantial accordance with the submitted Sustainability Statement, and each Reserved Matters Submission required by condition 3 shall be accompanied by a statement demonstrating how each element of the development accords with the approved Sustainability Statement.

           

Reason:

           

To ensure that the development represents an exemplar sustainable development, and to accord with the requirements of Strategic Policy 2 and Policy ENV 27 of the Adopted Unitary Development Plan.

 

8.         Each new building hereby permitted shall be constructed to achieve a minimum Building Research Establishment BREEAM (or subsequent equivalent quality assured scheme) overall ‘Excellent’ and each refurbished building developed to achieve a minimum Building Research Establishment BREEAM (or subsequent equivalent quality assured scheme) overall ‘Very Good’ save in respect of Batslays Farm House.

           

Reason:

           

To comply with the requirements of strategic policy 2 and ENV 27 of the Unitary Development Plan.

           

 

9.         The details required in connection with condition 2 above shall include full details of secure/ covered parking on site for bicycles throughout the development, and such approved scheme of bicycle parking shall be fully implemented on site prior to the first beneficial occupation of the part of the development to which that facility relates.

                       

Reason:

                       

To ensure that satisfactory parking for bicycles is provided on site to serve the development, in the interests of encouraging sustainable transport, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

 

Traffic & Transport

 

10.      No work whatsoever shall commence on the construction of the Northern Access Road approved by this permission until such time as formal confirmation has been received in writing from the Ministry of Defence that the Defence Technical College (as granted consent by planning permission ref. 2009/00500/OUT) is to go ahead, and that a contract for the undertaking and financing of such development has been signed.

                       

Reason:

                       

Since the development of the Northern Access Road has been justified on the basis that it is strictly necessary to mitigate the highway impacts of the combined impacts of the Defence Technical College and Aerospace Business Park, and it is therefore unacceptable to allow its construction until such time as LPA has been given satisfactory assurances that the DTC project will be undertaken at the site.

 

11.      Notwithstanding the proposed Construction Traffic Routes submitted, prior to any construction commencing on site a detailed Heavy Goods Vehicle and Large Goods Vehicle route plan for construction and associated delivery vehicle movements, for each phase of the construction of the development, shall be submitted and approved in writing by the Local Planning Authority. Thereafter, the construction and associated delivery vehicles shall only use the permitted routes in accordance with the agreed details.

           

Reason:

           

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy TRAN 11 (Road Freight).

           

 

12.      Prior to commencement of any construction a scheme for the temporary signing and direction of traffic during the construction of the development shall be submitted and approved in writing by the Local Planning Authority and shall thereafter be implemented in accordance with the approved details prior to the commencement of construction.

           

Reason:

           

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy TRAN 11 (Road Freight).

           

 

13.      Prior to the commencement of any work on site details of a scheme for the washing of wheels of vehicles leaving the site (at any point where such traffic meets the public highway) shall be submitted to and approved in writing by the Local Planning Authority and the approved scheme of wheel washing shall be fully implemented on site before any site clearance commences and shall thereafter be so retained on site for the duration of the development works unless the Local Planning Authority gives written consent to any variation.

           

Reason:

           

In the interests of highway safety and to meet the requirements of Policy ENV27 of the Unitary Development Plan and to ensure effective measures which shall include interceptors and wheel washing facilities shall be taken to prevent transmission of material from the site to the public highway.

           

 

14.      The proposals contained in the Construction Travel Plan shall be implemented in accordance with the submitted details. A monitoring report shall be submitted to the Local Planning Authority 12 months after commencement of the development, and with the completion of each phase of development thereafter until the substantial completion of the development, which report shall include targets, success criteria and results of the Travel Plan implementation. If the Travel Plan fails to meet its targets, the developer shall review the Travel Plan within 3 months of the submission of the monitoring report identifying the failure and submit an amended plan for the written approval of the Local Planning Authority, which shall thereafter be implemented in accordance with the approved details.

           

Reason:

           

To promote sustainable travel options for construction workers, to reduce the traffic impact on the local highways and to enable the Local Planning Authority to assess the impact of the Travel Plan.

           

 

15.      The Northern Access Road shall be constructed in accordance with the approved details which shall be subject to a highway agreement between the developer(s) and the Council as Highway Authority under sections 38 and 278 of the Highway Act 1980, and shall be completed in accordance with the phasing plan agreed in respect of condition 5 above unless otherwise agreed in writing.

                       

Reason:

                       

To provide adequate means of access to the site and in the interest of highway safety, in accordance with UDP Policy ENV 27 (Design of New Developments).

           

 

16.      The details required in connection with condition 2 above shall include full engineering drawings, dimensions, levels, landscaping and drainage details of the new Southern Access Road, and the approved access road and landscaping thereof shall thereafter be completed in accordance with the approved details in full accordance with the agreed phasing plan.

                       

Reason:

                       

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

17.      The applicant shall ensure that accurate records are maintained relating to the number of vehicular movements associated with construction and construction delivery (HGV and LGV) vehicles accessing the development site on a daily basis, and such records/ logs shall be made available for inspection by the Local Planning Authority within 1 week of the Local Planning Authority making a request in writing to inspect such logs.

           

Reason:

           

To allow the local planning authority to establish the number of construction and delivery vehicles accessing the development site as a whole (reflecting the joint Transport Assessment), and in order that the Council may respond to any concerns in respect of highway safety and traffic management in the interests of the effective management of traffic in the vicinity of the site.

 

18.      The details required in connection with condition 2 above shall include full engineering drawings, dimensions, levels and drainage details of the Weycock Cross Junction Improvement, and the approved junction improvements shall thereafter be completed in accordance with the approved details in full accordance with the agreed phasing plan.

                       

Reason:

                       

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

19.      Prior to the peak in the number of construction and delivery (HGV and LGV) vehicles (which is defined as more than 200 deliveries a day) accessing the combined development site (relating to the Aerospace Business Park and Defence Technical College sites), the Gileston to Old Mill highway improvement works (including any works and the proposed diversion to the existing public rights of way) shown on Plan No. 003622/PA/420, which shall be subject to a highway agreement between the developer(s) and the Council as Highway Authority under Section 38 and 278  of the Highways Act 1980, shall be completed in accordance with the approved details.

                       

Reason:

                       

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

20.      Details of the improvements to the B4265/St Athan Crossroads junction with right turning facility and pedestrian phasing, including full engineering drawings, shall be submitted to and approved in writing by the Local Planning Authority and shall thereafter be completed in accordance with the approved details prior to the peak in the number of construction and delivery (HGV and LGV) vehicles (which is defined as more than 200 deliveries a day) accessing the combined development site (relating to the Aerospace Business Park and Defence Technical College sites),       

                       

Reason:

                       

In the interest of highway safety and to maintain the effective operation of the local highway network, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

21.      Full details of the planned improvements to the B4265 / Llanmaes Road junction shall be submitted to and approved in writing by the local planning authority (and be subject to a highway agreement between the developer(s) and the Council as Highway Authority under section 278 of the Highway Act 1980), and such approved improvement works shall be completed on site in full accordance with the agreed phasing plan.

                       

Reason:

                       

To provide adequate means of access to the site and in the interest of highway safety, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

22.      Prior to the commencement of construction of any buildings approved by this permission, full details of the facilities, services or works proposed to provide access to the development for pedestrians, cyclists and public transport shall be submitted for the written approval of the Local Planning Authority.  These details shall include the phasing for implementation of new or improved cycleways, footways and other improvements to sustainable transport facilities serving the site. These works shall thereafter be carried out in accordance with the approved details in full accordance with the agreed phasing plan.

           

Reason:

                       

To provide adequate means of access to the site by sustainable transport modes, in accordance with UDP Policy ENV 27 (Design of New Developments).

 

23.      A scheme for the permanent signing and direction of traffic to the development shall be submitted and approved in writing by the Local Planning Authority and shall thereafter be implemented in accordance with the approved details prior to the first beneficial use of any new hangar approved by this consent.

           

Reason:

                       

To provide future users with appropriate directional signage for access to the site and in the interest of highway safety, and in accordance with UDP Policy ENV 27 (Design of New Developments).

 

24.      The proposals contained in the ABP Travel Plan shall be implemented in accordance with the submitted details. An annual monitoring report shall be submitted to the Local Planning Authority 12 months after the first beneficial use of any new building hereby approved, and every year for 10 years thereafter, which shall include targets, success criteria and results of the Travel Plan implementation. If in the first 10 years following beneficial occupation, the Travel Plan fails to meet its targets, the developer shall review the Travel Plan within 12 months of the submission of the monitoring report identifying the failure and submit an amended plan for the written approval of the Local Planning Authority, which shall thereafter be implemented in accordance with the approved details.

                       

Reason:

                       

To promote sustainable travel options to the future occupiers of the site, to reduce the traffic impact on the local highways and to enable the Local Planning Authority to assess the impact of the Travel Plan on the development.

 

Visual Impact

 

25.      The first submission of Reserved Matters for a building associated with the development hereby approved shall be accompanied by full details of a co-ordinated strategy (such as an updated and focussed Design and Access Statement) relating to the architectural treatment of all new buildings and external hard surfaces within the development (including details and samples, where appropriate, of a co-ordinated palette of materials), for the approval of the local planning authority.  Submissions thereafter shall be in general accordance with the agreed strategy/ statement.

                       

Reason:

                       

To ensure that the overall development of the Aerospace Business Park is part of a coherent design strategy and to ensure the reserved matters submissions for the development are treated in a consistent manner, in the interests of good design and local visual amenities, and as required by Policy ENV 27 of the adopted Unitary Development Plan.

 

26.      Notwithstanding the submissions, further details of a lighting strategy relating to all parts of the site (excluding the NAR) and buildings hereby approved (also having regard to the need to address the ecological requirements of condition 58), shall be submitted to and approved in writing by the local planning authority. The site and buildings shall thereafter only be illuminated in accordance with the agreed strategy unless otherwise approved in writing by the local planning authority.

                       

Reason:

                       

In the interests of local visual and residential amenity, and to accord with the objectives of Policy ENV 27 of the Adopted Unitary Development Plan.

 

27.      The details required in connection with condition 2 above shall include full details of the enclosure of the site / buildings, including locations and form of all existing, new and relocated fencing at the site.

           

Reason:

                       

In the interests of local visual and residential amenity, and to accord with the objectives of Policy ENV 27 of the Adopted Unitary Development Plan.

 

28.      Any landscaping scheme to be submitted as part of subsequent reserved matters applications shall provide specific detail of all existing hedgerows, trees and planting to be retained, along with the measures for their protection during the course of the development. This shall include the retention of all Important Hedgerows (under the Hedgerow regulations 1997) unless otherwise agreed in writing by the local planning authority.

                       

Reason:

           

To safeguard local visual amenities, and to ensure compliance with Policies ENV 11- Protection of Landscape Features and ENV27- Design of New Developments of the Vale of Glamorgan Adopted Unitary Development Plan 1996-2011.

 

29.      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 in each phase of the development or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five 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 gives written consent to any variation.

           

Reason:

 

To ensure satisfactory maintenance of the landscaped area to ensure compliance with Policies ENV11 and ENV27 of the Unitary Development Plan.

           

 

Environmental Impacts

 

30.      The development shall be undertaken in accordance with the measures contained within the submitted Construction Method Statement (CMS) or amendments to the CMS which shall first have been submitted to and approved in writing by the local planning authority.

           

Reason:

           

To ensure that the potential construction impacts of redevelopment on the environment are controlled and minimised, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

 

31.      Prior to the use of the Northern Access Road for construction traffic, full details of the timetable for implementation of the bunding, acoustic screens and landscaping of the Northern Access Road, shall be submitted to and approved in writing by the local planning authority, and the required acoustic and landscaping measures shall thereafter be undertaken in full accordance with the approved phasing plan.

                       

Reason:

                       

To ensure that the impact of activities and traffic from the Northern Access Road on residential properties is mitigated at the appropriate time in construction, and to accord with Policy ENV 27 and ENV 29 of the Adopted Unitary Development Plan.

 

32.      Save for the works to Eglwys Brewis Road, prior to any construction works commencing on the development hereby approved, a Construction Environmental Management Plan (CEMP) shall have been submitted to and approved in writing by the local planning authority.  Such plans shall include methods for the control of: -

           

            •           Hours of construction;

            •           noise and its mitigation (also where appropriate reference to BS5228), including locations, frequency and methodology of routine noise monitoring which would be required to be undertaken by the developer throughout the construction period;

            •           vibration and its mitigation

            •           specific requirements for the mitigation of any piling operations

            •           dust control and list of permitted mobile crushers and screens

            •           agreed hours for the undertaking of ‘noisy’ works (the definition of such works to be agreed through the CEMP)

            •           Illumination / lighting of development sites during winter months

           

            The CEMP shall be reviewed on an annual basis (commencing with the date on which the CEMP is formally approved or other such date as may otherwise be agreed in writing by the local planning authority) and a report provided to the local planning authority within one month of the review date, detailing the results of agreed monitoring of construction activities and their impacts, and including recommendations for any amendments to the approved CEMP to reflect changing circumstances arising from the development.

           

Reason:

           

To ensure that the potential construction impacts of redevelopment on the environment are controlled and minimised, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

 

33.      An Environmental Management Plan (EMP), relating to the operational phase of the development (and covering matters such aircraft takeoff and landing, taxiing and engine testing, together with other such matters that may be required by the local planning authority), shall be submitted to the local planning authority for approval prior to the first beneficial use of each phase of the development and the commencement of the use of each phase of the development shall only occur after the approval of the above plan by the LPA, thereafter operation of the development hereby approved shall be undertaken in accordance with such approved EMP unless otherwise approved in writing by the local planning authority.

                       

Reason:

                       

To ensure that the operational phase of the development does not have any unacceptable environmental impacts, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

                  

 

34.      The Environmental Management Plan (EMP) required by condition 33 above shall incorporate full details of the engine testing facility, including hours of use, any required noise mitigation measures, and agreed monitoring points and noise limits.  The use of the engine testing facility shall only commence once any necessary mitigation measures have been provided on site, in accordance with the approved details, and the facility shall thereafter only be undertaken in full accordance with the agreed restrictions, with the agreed noise mitigation measures retained on site in their approved form in perpetuity unless otherwise agreed in writing by the local planning authority.

                       

Reason:

                       

In the interest of local residential amenity, and to ensure compliance with Policies ENV 27 and ENV 29 of the Adopted Unitary Development Plan.

 

35.      Notwithstanding the requirements of condition 34 above, a separate Operational Noise Plan (covering, all noise generating activities such as industrial operations, aircraft takeoff and landing and taxiing and engine testing), shall be submitted to and approved in writing by the local planning authority prior to the first beneficial use of each phase of the development, and thereafter the operation of the development hereby approved shall be undertaken in accordance with such approved Noise Plan unless otherwise approved in writing by the local planning authority.

           

Reason:

                       

To ensure that the operational phase of the development does not have any unacceptable environmental impacts, and to accord with Policies ENV 27 and ENV 29 of the adopted Unitary Development Plan.

           

36.      Notwithstanding the submitted details, further details of the means of providing additional noise mitigation (which may include acoustic screening) to the residential properties known as Froglands, Old Froglands, and Rose Cottage, shall be submitted to and approved in writing by the local planning authority. Such agreed screening shall be provided on site prior to the Northern Access Road being brought into beneficial use, and thereafter retained and maintained in accordance with the approved details unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

In order to ensure the impacts of the Northern Access Road on properties in the immediate vicinity are minimized, and to ensure compliance with Policy ENV 27 of the Adopted Unitary Development Plan.

 

37.      A detailed lighting strategy and scheme, relating to the means by which the Northern Access Road would be illuminated for its full length, and including detailed analysis of the impacts of lighting upon nearby sensitive residential receptors and methods of minimising glare and visual impact from such lighting, shall be submitted to and approved in writing by the local planning authority.  Such lighting scheme shall thereafter be implemented in full accordance with the approved details.

           

Reason:

           

In the interests of local visual and residential amenity, and to accord with the objectives of Policy ENV 27 of the Adopted Unitary development Plan.

 

 

Economic Development

 

38.      6 months prior to the commencement of the development, full details of a Labour Recruitment Strategy, to include the provision of a local ‘job shop’ and other measures aimed at facilitating best available access to the opportunities for employment arising from the construction and operation of the Aerospace Business Park, shall have been submitted to and approved in writing by the local planning authority. The Strategy, which shall include a timetable for its implementation, shall thereafter be implemented as approved.

           

Reason:

           

To ensure that the developer undertakes best endeavours to facilitate best available access for local people to the opportunities for employment arising from the construction and operation of the Aerospace Business Park.

 

 

Hydrology, Geology and Hydrogeology

 

39.      Prior to the commencement of any development (excluding the NAR or other highway improvement works required as part of the development) a scheme for the comprehensive and integrated drainage of the site showing how foul water, surface water and land drainage will be disposed of, including any off-site foul sewerage infrastructure, shall be submitted to and approved by the LPA and thereafter the development shall be carried out in accordance with the details hereby approved in accordance with the agreed phasing plan.

                       

Reason:

                       

To protect the integrity of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment, and to ensure compliance with the terms of Policies ENV 7 and  ENV27 of the Unitary Development Plan.

 

40.      The details required in connection with condition 39 above shall include full details of the proposed use of sustainable drainage for all parts of the development hereby approved, and the submitted details shall:

           

            a. Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters;

            b. Include a timetable for its implementation; and

            c. Provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

           

Reason:

           

To ensure that the development is services by an appropriate Sustainable Urban Drainage Scheme, and to ensure compliance with the terms of Policies ENV 7 and  ENV27 of the Unitary Development Plan.

 

41.      Foul water and surface water discharges shall be drained separately from the site, with no surface water or land drainage run-off allowed to connect (either directly or indirectly) into the public sewerage system unless otherwise approved in writing by the local planning authority.

           

Reason:

           

To protect the integrity, and prevent hydraulic overloading, of the Public Sewerage System, to protect the health and safety of existing residents and ensure no detriment to the environment, and to ensure compliance with the terms of Policy ENV27 of the Unitary Development Plan.

 

42.      Save for the works to Eglwys Brewis Road, prior to the commencement of development approved by this permission,  a scheme for the provision and implementation of a surface water regulation system (which must be able to demonstrate the Greenfield run-off rates for the Boverton Brook and Nant-y-Stepsau are maintained post development and shall include timescales for implementation) has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be implemented in accordance with the timescales approved unless otherwise agreed in writing by the Local Planning Authority

           

Reason:

           

To prevent the increased risk of flooding, in accordance with Policy ENV 7 of the Adopted Unitary Development Plan.

 

43.      Save for the works to Eglwys Brewis Road, the development hereby permitted shall not be commenced until such time as details of a scheme to treat and remove suspended solids from surface water run-off during construction works has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved.

           

Reason

           

To prevent the pollution of controlled waters in accordance with Policy ENV 7 of the Adopted Unitary Development Plan

 

44.      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 should be at least equivalent to the capacity of the tank plus 10%.  If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%.  All filling points, vents, gauges and sight glasses must be located within the bund.  The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata.  Associated pipework should be located above ground and protected from accidental damage.  All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

           

Reason: 

           

To prevent pollution of the water environment in accordance with Policy ENV 7 of the Adopted Unitary Development Plan.

 

45.      Prior to the commencement of any development (excluding the NAR or other highway improvement works required as part of the development) a scheme for the necessary infrastructure to ensure a water supply to serve the development shall be submitted to and approved in writing by the Local Planning Authority and shall thereafter be implemented in full prior to any beneficial occupation occurring on the development hereby approved.

                       

Reason:

           

To ensure an adequate supply of water can be provided to the development in accordance with ENV27 of the UDP.

 

46.      Any vegetation clearance should be done outside the nesting season, which is generally recognised to be from March to August inclusive, unless it can be demonstrated through submission to the Local Planning Authority of an appropriate survey that nesting birds are absent or a method statement for works is agreed in writing with the local planning authority and fully implemented

           

Reason:

           

To ensure nesting birds are not affected by the development, as required by Policy ENV 11 of the Adopted Unitary Development Plan.

 

 

Archaeology

 

47.      No development shall take place until the applicant has secured the implementation of a written programme of archaeological work in accordance with a written scheme of investigation which shall be submitted by the applicant and approved in writing by the Local Planning Authority and the programme and scheme shall be fully implemented as defined in the approved details.

           

Reason:

           

To ensure that archaeological interest is protected and recorded and to ensure compliance with Policies ENV18 and ENV19 of the Unitary Development Plan.

 

48.      Prior to the commencement of any development (excluding the NAR or other highway improvement works required as part of the development), an appropriate programme of historic building recording and analysis shall have been secured and implemented in accordance with a written scheme of investigation which shall first have been submitted to and approved in writing by the local planning authority.

           

Reason:

           

As the site has buildings within its boundary which are affected by the development and which are of significance such that the specified records are necessary to mitigate the impact of the proposed development and to ensure compliance with Policies ENV18 and ENV19 of the Unitary Development Plan.

 

 

Contamination

 

49.      Save for the works to Eglwys Brewis Road, prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

           

            1.         A preliminary risk assessment which has identified:

           

            •           all previous uses

            •           potential contaminants associated with those uses

            •           a conceptual model of the site indicating sources, pathways and receptors

            •           Potentially unacceptable risks arising from contamination at the site.

           

            2.         A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

           

            3.         The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

           

            4.         A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

           

            Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

           

Reason

           

For the protection of controlled waters, and in the interests of public safety, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

50.      Prior to first beneficial occupation of any building approved by this planning permission, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation where it relates to (either collectively or, where not possible, relating to agreed phases of the development) shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

           

Reason

           

For the protection of controlled waters, and in the interests of public safety, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

51.      Reports on monitoring, maintenance and any contingency action carried out in accordance with a long-term monitoring and maintenance plan shall be submitted to the local planning authority as set out in that plan. On completion of the monitoring programme a final report demonstrating that all long- term site remediation criteria have been met and documenting the decision to cease monitoring shall be submitted to and approved in writing by the local planning authority.

           

Reason

           

For the protection of controlled waters, and in the interests of public safety, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

52.      If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out in that area until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

           

Reasons

           

To ensure that any contamination encountered is managed appropriately so as not to cause contamination of controlled water receptors, and to ensure compliance with Policy ENV7 of the Unitary Development Plan.

 

 

Waste Management

 

53.      The development shall be undertaken in accordance with measures to be contained within a Site Waste Management Plan (SWP)  which shall first have been submitted to and approved in writing by the local planning authority prior to the first beneficial occupation of Phase 1 of the development.

Reason:

To ensure that the handling of site waste minimises the impact of redevelopment on the environment, and to accord with Policies WAST 1 of the adopted Unitary Development Plan.

 

54.      The Waste Management Strategy (WMS) required by condition 53 above shall address matters including : -

            1)         Assessment of the strategy under an ecological footprint assessment, whereby the contribution of the vehicles / infrastructure are taken into account when determining the environmental impact;

            2)         An assessment of what waste will be produced and how that waste will be dealt with in accordance with existing legislation and future waste policies; and

            3)         full details of the phasing for provision of the key elements of such a strategy on site.

           

            The facilities within the WMS shall be implemented in accordance with the agreed phasing plan prior to first beneficial occupation of phase 1 of the development, and thereafter the development shall be operated in accordance with the agreed Waste Management Strategy unless otherwise agreed in writing by the local planning authority.

           

Reason:

           

To ensure the development adheres to the Total Waste Management Approach required for a development of the magnitude, and to ensure accordance with national policy and Policy 13 and Policy WAST 1 of the adopted Unitary Development Plan.

 

 

Ecology

 

55.      All development at the site shall be undertaken in full accordance with the measures and recommendations contained within the St Athan Ecology Strategy May 2009 (Capita Symonds) and Environmental Statement, Chapter 6 Biodiversity, May 2009, (Entec UK Limited), other than where amended by any submissions required to be submitted to and approved in writing by the local planning authority as detailed below, such details to be agreed in writing by the LPA prior to development commencing: -

           

            1) Fully detailed mitigation schemes which address commitments made in the documentation listed above, to include details of the phasing of their implementation.

            2) Detailed species-specific schemes of mitigation for the three European protected species associated with the application (great crested newts, bats and dormice), consistent with the general principles outlined in the documentation listed above

            3)Further details of the proposed wildlife corridor around a significant part of the site, to maintain ecological connectivity beneficial to the species on site, which shall provide for a minimum width of 10m around the site (unless otherwise agreed)

            4) Prepare and submit a detailed management plan, consistent with the needs of the protected species associated with the development, for all existing and new habitat, which should include those areas which are being set aside as mitigation and conservation areas, including St Johns Valley and the terrestrial habitat corridor, which shall cover and be implemented for a period of no less than 25 years and include proposals for on-going review of management and consequential amendments to management if these are shown to be necessary by the monitoring scheme.

            5) Submissions to demonstrate how the landscaping planting relating to the development will be appropriately managed, and related to the mitigation proposals for European protected species and biodiversity in general required by this condition

            6) The scheme for lighting, required under the terms of this permission, shall be consistent with the requirements of both bats and dormice, such lighting plan to include measures to monitor lux levels as part of the need to maintain dark corridors, and including consideration of the impacts during construction phase, any phasing of the development and the operational phase and include remedial action to be undertaken where problems are identified by the monitoring scheme (see below).

            7) Submission of full details of the precise location and design of all road crossings (Wildlife Crossings and green bridges) for protected species, particularly dormice.

            8) Submission of further details of the proposed wildlife corridors and other new plantings for protected species or habitat creation, consisting of a range of native species appropriate to the species or habitats, and including details of an appropriate aftercare programme.

            9) Submission of full details of a monitoring scheme for protected species to include the animals themselves and establishment of newly planted and managed habitats, including road crossings, and which shall provide for submission of bi-annual monitoring reports to the LPA, together with a final monitoring report at the end of the monitoring period), as well as details of remedial measures which shall be implemented should the monitoring show a decline in population numbers or distribution.

            10) Submission of a scheme to mitigate and compensate for the impact on reptiles and their habitat.

           

            The ecological mitigation measures identified above shall be implemented in full accordance with an agreed implementation plan, which shall first have been submitted to and approved in writing by the local planning authority prior to development commencing.

           

Reason:

           

To ensure that the development does not adversely affect the habitats or interest of Protected Species in the locality, and to comply with Policy ENV 16 of the Adopted Unitary Development Plan.

 

Other Matters

 

56.      The first submission of a reserved matters for a building associated with the development hereby approved shall be accompanied by a public art strategy (including an implementation plan) which shall detail the public art to be provided on site and integrated within the development, which shall be specifically commissioned for the site, and such public art shall be provided in full accordance with the agreed implementation plan unless otherwise agreed in writing by the local planning authority.

           

Reason :

           

To ensure that public art is provided as integral part of the development in accordance with the Public Art Supplementary Planning Guidance.

 

57.      In the event of Batslays farmhouse and its associated outbuildings being unoccupied for a period of greater than six months following the first development of the Aerospace Business Park, detailed proposals in the form of method statements relating to the means of securing the building, its supervision, and proposals to ensure its weather proofing until such time as refurbishment works commence shall be submitted to and approved in writing by the Local Planning Authority.

           

Reason:

           

To ensure that fabric of the listed building is not allowed to deteriorate in the event that its conversion and reuse is delayed during proposals to undertake the development of the overall site.

 

58.      Prior to the first beneficial occupation of any building hereby permitted a scheme for the future training and development of ABP employees, shall be submitted to and approved in writing by the LPA, such scheme shall thereafter be implemented in accordance with the approved details, unless otherwise agreed in writing with the LPA.

           

Reason:

           

To ensure that appropriate training and development opportunities exist to support Aerospace Business Park employers in delivering their business objectives through a skilled workforce.

           

 

59.      This consent shall relate to the plans registered on 12th May 2009 other than where amended by plan reference ‘A044915drg02 Revision A’, received on 7th September 2009.

           

Reason:

           

To ensure a satisfactory form of development and for the avoidance of doubt as to the approved plans.

           

(Note: Councillors J. Clifford and G. John spoke on this matter with the consent of the Committee).