Pre-commencement conditions

Prior to the commencement of construction works details of a proposed foul drainage system shall be submitted to and approved in writing by the Local Planning Authority (including details of its siting, design and subsequent management / maintenance) and no dwelling shall be occupied until works for the disposal of sewage have been fully implemented in accordance with the approved details.

Reason: To ensure that the proposed development has a satisfactory means of disposing of foul sewerage in accordance with policies W DM1 and W DM3 of the Arun Local Plan. This is required to be a pre-commencement condition because it is necessary to implement the foul water drainage system prior to commencing any building works.

Development shall not commence, other than works of site survey and investigation, until full details of the proposed surface water drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The design should follow the hierarchy of preference for different types of surface water drainage disposal systems as set out in Approved Document H of the Building Regulations, and the recommendations of the SuDS Manual produced by CIRIA. Design considerations must take full account of the 'Supplementary Requirements for Surface Water Drainage Proposals' produced by Arun District Council, and are an overriding factor in terms of requirements. Winter groundwater monitoring to establish highest annual ground water levels and winter percolation testing to BRE 365, or similar approved, will be required to support the design of any infiltration drainage. No building / No part of the extended building shall be occupied until the complete surface water drainage system serving the property has been implemented in accordance with the agreed details and the details so agreed shall be maintained in good working order in perpetuity.

The development shall not proceed until details have been submitted to and approved in writing by the Local Planning Authority for any proposals: to discharge flows to watercourses; or for the culverting, diversion, infilling or obstruction of any watercourse on or adjacent to the site. Any discharge to a watercourse must be at a rate no greater than the pre-development run-off values and in accordance with current policies. No construction is permitted, which will restrict current and future landowners from undertaking their riparian maintenance responsibilities in respect to any watercourse or culvert on or adjacent to the site.

Reason: To ensure that the proposed development is satisfactorily drained in accordance with policies W DM1, W DM2 and W DM3 of the Arun Local Plan. And to ensure that the duties and responsibilities, as required under the Land Drainage Act 1991, and amended by the Flood and Water Management Act 2010, can be fulfilled without additional impediment following the development completion. It is considered necessary for this to be a pre-commencement condition to protect existing watercourses prior to the construction commencing.

Development shall not commence until full details of the maintenance and management of the surface water drainage system is set out in a site-specific maintenance manual and submitted to, and approved in writing, by the Local Planning Authority. The manual is to include details of financial management and arrangements for the replacement of major components at the end of the manufacturer's recommended design life. Upon completed construction of the surface water drainage system, the owner or management company shall strictly adhere to and implement the recommendations contained within the manual.

Reason: To ensure that the proposed development is satisfactorily drained in accordance with polices W DM1, W DM2 and W DM3 of the Arun Local Plan. It is considered necessary for this to be a pre-commencement condition to ensure that the future maintenance and funding arrangements for the surface water disposal scheme are agreed before construction commences.

No development shall take place until an Ecological Design, Management and Monitoring Strategy (EDMMS) for the provision of a minimum 10% biodiversity net gain, to include (.. ADD DETAILS ..) has been submitted to and approved in writing by the local planning authority. The EDMMS shall include the following:

a. Description and evaluation of habitat/features proposed (to include full Metric (using most current version) and details of condition assessments).

b. Identification of adequate baseline conditions (for management and monitoring purposes) prior to the start of works (to include full Metric (using most current version) and details of condition assessments).

c. Aims and objectives for the proposed works.

d. Site specific and wider ecological trends and constraints that might influence works.

e. Details of the body/organisation/person/s responsible for undertaking the works and lines of communication.

f. Details of the legal and funding mechanism(s) by which the implementation of the EDMMS will be secured by the developer with those responsible for its delivery.

g. Detailed design(s) and/or working method(s) to achieve stated objectives including type/source of materials, disposal of any wastes arising from works and appropriate scale plans showing location/area of proposed works.

h. Works Schedule, aligned with any proposed phasing and including an annual work plan capable of being rolled forward over a five-year period.

i. Prescriptions for initial aftercare and long-term management that will ensure the aims/objectives are met.

j. Details for on-going monitoring in years 2, 5, 10, 15, 20, 25 and 30, including:

- Appropriate success criteria, thresholds, triggers, and targets against which the effectiveness of the work can be measured.

- Methods for data gathering and analysis.

- Location, timing, and duration of monitoring

- Review, and where appropriate, publication of results and outcomes, including when monitoring reports will be submitted to the local planning authority.

- How contingencies and/or remedial action will be identified, agreed with the local planning authority, and implemented so that the original aims/objectives of the approved scheme are met.

The EDMMS shall be implemented in accordance with the approved details and all habitats/features shall be retained in that manner thereafter.

Reason: To ensure measurable net gains to biodiversity and in accordance with the Environment Act 2021 and Arun Local Plan policies ENV SP1 and ENV DM5. This is required to be a pre-commencement condition by virtue of schedule 7A to the Town and Country Planning Act 1990.

Prior to the commencement of development, a Biodiversity Net Gain Design Stage Report, in line with Table 2 of CIEEM "Biodiversity Net Gain Report and Audit Templates" (July 2021), shall be submitted to and approved in writing by the local planning authority. This shall provide a minimum of 10% measurable biodiversity net gain, using the DEFRA Biodiversity Metric 3.0 or any successor. The content of the Biodiversity Net Gain report should include the following:

- Baseline data collection and assessment of current conditions on site.

- A commitment to measures in line with the Mitigation Hierarchy and evidence of how BNG Principles have been applied to maximise benefits to biodiversity.

- Provision of the full BNG calculations, with detailed justifications for the choice of habitat types, distinctiveness and condition, connectivity, and ecological functionality.

- Details of the implementation measures and management of proposals.

- Details of any off-site provision to be secured by a planning obligation.

- Details of the monitoring and auditing measures.

The proposed enhancement measures shall be implemented in accordance with the approved details and shall be retained in that manner thereafter.

Reason: To ensure measurable net gains to biodiversity and in accordance with the Environment Act 2021 and Arun Local Plan policies ENV SP1 and ENV DM5. This is required to be a pre-commencement condition by virtue of schedule 7A to the Town and Country Planning Act 1990.

A) Prior to the commencement of development but after the approval of the Biodiversity Net Gain Plan a 30-year Habitat Management and Monitoring Plan (HMMP) for the provision of a minimum 10% Biodiversity Net Gain (BNG) shall be submitted to and approved in writing by the Local Planning Authority. The HMMP shall be based upon Natural England's Habitat Management and Monitoring Plan Template and shall include the HMMPT Companion Document and a list of what will form part of the Habitat Management and Monitoring Reports submitted for Part B) of this condition.

B) From the date of last occupation, or the date that the BNG creation and enhancement works have been completed, whichever is the earliest, a BNG Habitat Management and Monitoring Report must be submitted to and approved in writing by the Local Planning Authority by years 2, 5, 10, 15, 20, 25 and 29 .. (AMEND AS DIRECTED)

The development shall proceed on the basis of all approved documents and timings as approved under A) and B) for the duration of the HMMP.

Reason: To ensure measurable net gains to biodiversity and in accordance with the Environment Act 2021 and Arun Local Plan policies ENV SP1 and ENV DM5. This must be a pre-commencement condition because it relates to the creation and retention of biodiversity net gain in accordance with schedule 7A to the Town and Country Planning Act 1990.

No development shall take place, including demolition, ground works or vegetation clearance, until a biodiversity monitoring strategy has been submitted to, and approved in writing by, the local planning authority. The purpose of the strategy shall be to (.. PURPOSE ..). The content of the Strategy shall include the following.

a) Aims and objectives of monitoring to match the stated purpose.

b) Identification of adequate baseline conditions prior to the start of development.

c) Appropriate success criteria, thresholds, triggers, and targets against which the effectiveness of the various conservation measures being monitored can be judged.

d) Methods for data gathering and analysis.

e) Location of monitoring.

f) Timing and duration of monitoring.

g) Responsible persons and lines of communication.

h) Review, and where appropriate, publication of results and outcomes.

A report describing the results of monitoring shall be submitted to the local planning authority at the agreed intervals identified in the strategy. The report shall also set out (where the results from monitoring show that conservation aims and objectives are not being met) how contingencies and/or remedial action will be identified, agreed with the local planning authority, and then implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.

The monitoring strategy will be implemented in accordance with the approved details.

Reason: In accordance with Arun Local Plan ENV DM5, to allow the local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), the Environment Act 2021 and s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species).

Any works which will impact the breeding / resting place of .. (INSERT SPECIES), shall not in any circumstances commence unless the local planning authority has been provided with either:

a) a licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 (as amended) authorizing the specified activity/development to go ahead; or

b) a statement in writing from the Natural England to the effect that it does not consider that the specified activity/development will require a licence.

Reason: To conserve protected species and allow the Local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended) and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.         

Any works which will impact the breeding / resting place of bats, shall not in any circumstances commence unless the local planning authority has been provided with either:

a) a licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 (as amended) authorizing the specified activity/development to go ahead; or

b) a method statement relating to a registered site supplied by an individual registered to use a Bat Mitigation Class Licence for Bats; or

c) a statement in writing from the Natural England to the effect that it does not consider that the specified activity/development will require a licence.

Reason: To conserve protected species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat. 

Any works which will impact the breeding / resting place of  great crested newts, shall not in any circumstances commence unless the local planning authority has been provided with either:

a) a licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 (as amended) authorizing the specified activity/development to go ahead; or

b) a method statement relating to a registered site supplied by an individual registered to use a Great Crested Newt Low Impact Class Licence; or

c) a GCN District Level Licence issued by Natural England pursuant to Regulation 55 of The Conservation of Habitats and Species Regulations 2017 (as amended) authorizing the specified activity/development to go ahead; or

d) a statement in writing from the Natural England to the effect that it does not consider that the specified activity/development will require a licence.

Reason: To conserve protected species and allow the Local Planning Authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

The following works to .. (INSERT SPECIES/SITE AREA) shall not in any circumstances commence unless the local planning authority has been provided with either:

1. a licence issued by Natural England pursuant to the Wildlife & Countryside Act 1981 (as amended) authorizing the specified activity/development to go ahead; or

2. a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.

Reason: To conserve protected species and Priority Species, allow the LPA to discharge its duties the Wildlife & Countryside Act 1981 (as amended) and in accordance with Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.       

Prior to any development commencing, a .. (INSERT SPECIES) method statement shall be submitted to and approved in writing by the local planning authority. This will contain precautionary mitigation measures and/or works to reduce potential impacts to .. (INSERT SPECIES) during the construction phase.

The measures and/works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.

Reason: To conserve protected and Priority species and allow the local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended) and s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species), and Arun Local Plan policy ENV SP1. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

No development shall take place (including any demolition, ground works, site clearance) until a Biodiversity Method Statement for protected and Priority species .. (INSERT SPECIES) has been submitted to and approved in writing by the local planning authority.

The content of the method statement shall include the following:

a) purpose and objectives for the proposed works.

b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used).

c) extent and location of proposed works shown on appropriate scale maps and plans.

d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction.

e) persons responsible for implementing the works.

f) initial aftercare and long-term maintenance (where relevant).

g) disposal of any wastes arising from works.

The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.

Reason: To conserve protected and Priority species and allow the local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species), and Arun Local Plan policies ENV SP1 and ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

No works which include the creation of trenches or culverts, or the installation of pipes shall commence until measures to protect badgers from being trapped in open excavations and/or pipe and culverts have been submitted to and approved in writing by the local planning authority. The measures may include:

a) creation of sloping escape ramps for badgers, which may be achieved by edge profiling of trenches/excavations or by using planks placed into them at the end of each working day; and

b) open pipework greater than 150 mm outside diameter being blanked off at the end of each working day.

Reason: To conserve protected species in accordance with Arun Local Plan policy ENV DM5 and allow the local planning authority to discharge its duties under the Wildlife & Countryside Act 1981 (as amended) and the Protection of Badgers Act 1992. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species.      

No development shall take place until a Reptile Mitigation Strategy addressing the mitigation and translocation of reptiles has been submitted to and approved in writing by the local planning authority.

The Reptile Mitigation Strategy shall include the following:

a) Purpose and conservation objectives for the proposed works.

b) Review of site potential and constraints.

c) Detailed design(s) and/or working method(s) to achieve stated objectives.

d) Extent and location/area of proposed works on appropriate scale maps and plans.

e) Type and source of materials to be used where appropriate, e.g., native species of local provenance.

f) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development.

g) Persons responsible for implementing the works.

h) Details of initial aftercare and long-term maintenance of the Receptor area(s).

i) Details for monitoring and remedial measures.

j) Details for disposal of any wastes arising from works.

The Reptile Mitigation Strategy shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.

Reason: To allow the local planning authority to discharge its duties under the Wildlife & Countryside Act 1981 (as amended), s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species), and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

Prior to the commencement of development, a Skylark Mitigation Strategy shall be submitted to and approved in writing by the local planning authority to compensate for the loss of any Skylark territories. This shall include provision of the evidenced number of Skylark nest plots, to be secured by legal agreement or a condition of any consent, in nearby agricultural land, prior to commencement.

The content of the Skylark Mitigation Strategy shall include the following:

a) Purpose and conservation objectives for the proposed Skylark plots.

b) detailed methodology for the Skylark plots following Agri-Environment Scheme option: 'AB4 Skylark Plots'.

c) locations of the Skylark plots by appropriate maps and/or plans.

d) persons responsible for implementing the compensation measure.

The Skylark Mitigation Strategy shall be implemented in accordance with the approved details and all agreed features shall be retained for a minimum period of 10 years.

Reason: To allow the local planning authority to discharge its duties under the Natural Environment and Rural Communities Act 2006 (Priority habitats & species). This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

If more than one year passes between the most recent Black Redstart survey and the commencement of demolition, an updated Black Redstart survey must be undertaken immediately prior to demolition. Evidence that the survey has been undertaken shall be submitted to and approved in writing by the local planning authority prior to the commencement of demolition and/or tree works.

Reason: To ensure compliance with the Wildlife & Countryside Act 1981 (as amended) and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

No development shall take place, (or such other date or stage in development as may be agreed in writing with the local planning authority), until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority.

The CEMP (Biodiversity) shall include the following.

a) Risk assessment of construction activities potentially damaging to biodiversity.

b) Identification of "biodiversity protection zones".

c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce ecological impacts during construction (may be provided as a set of method statements).

d) The location and timing of sensitive works to avoid harm to biodiversity features.

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

f) Responsible persons and lines of communication.

g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.

h) Use of protective fences, exclusion barriers and warning signs.

i) Containment, control, and removal of any invasive non-native species present on site.

The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

Reason: To conserve protected and Priority species and allow the Local Planning Authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species), and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

No development shall commence until the role and responsibilities and operations to be overseen by an appropriately competent person (e.g., an ecological clerk of works or on-site ecologist) have been submitted to and approved in writing by the local planning authority. The appointed person shall undertake all activities, and works shall be carried out, in accordance with the approved details.

Reason: To conserve protected and Priority species and allow the local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species) and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to protected species and their habitat.

Prior to the commencement of development, a detailed method statement for the removal or long-term management/eradication of .. (SPECIES NAME) on the site shall be submitted to and approved in writing by the local planning authority. The method statement shall include proposed measures to prevent the spread of .. (SPECIES NAME) during any operations such as mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / root / stem of any invasive plant covered under the Wildlife and Countryside Act 1981 (as amended). Development shall then proceed in accordance with the approved method statement.

Reason: .. (SPECIES NAME) is an invasive species, the spread of which is prohibited under the Wildlife and Countryside Act 1981 (as amended). Without measures to prevent its spread as a result of the development there would be the risk of an offence being committed and avoidable harm to the environment occurring in conflict with Arun Local plan policy ENV DM5 This is required to be a pre-commencement condition as otherwise there would be a risk of harm to on-site and nearby ecological habitat.  

Prior to the commencement of development, an invasive non-native species protocol shall be submitted to and approved in writing by the local planning authority. This shall include details of the containment, control, and removal of the .. (INSERT SPECIES) present on site. The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.

Reason: To allow the local planning authority to discharge its duties under the Wildlife & Countryside Act 1981 (as amended), the Environmental Protection Act 1990, the Environmental Protection Act Duty of Care Regulations 1991, and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to on-site and nearby ecological habitat.  

Prior to the commencement of development, a biosecurity protocol shall be submitted to and approved in writing by the local planning authority detailing measures to minimize or remove the risk of introducing non-native species into a particular area during the construction, operational or decommissioning phases of a project. The measures shall be carried out strictly in accordance with the approved scheme.

Reason: To allow the local planning authority to discharge its duties under the Wildlife & Countryside Act 1981 (as amended), the Environmental Protection Act 1990, the Environmental Protection Act Duty of Care Regulations 1991, and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to on-site and nearby ecological habitat.

No development shall take place until an ecological design strategy (EDS) addressing the mitigation .. compensation .. enhancement .. restoration (DELETE AS APPROPRIATE) of .. (INSERT SPECIES) habitat has been submitted to and approved in writing by the local planning authority.

The EDS shall include the following:

a) Purpose and conservation objectives for the proposed works.

Review of site potential and constraints.

b) Detailed design(s) and/or working method(s) to achieve stated objectives.

c) Extent and location/area of proposed works on appropriate scale maps and plans.

d) Type and source of materials to be used where appropriate, e.g., native species of local provenance.

e) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development.

f) Persons responsible for implementing the works.

g) Details of initial aftercare and long-term maintenance.

h) Details for monitoring and remedial measures.

i) Details for disposal of any wastes arising from works.

The EDS shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.

Reasons:

a) To allow the local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species) and Arun Local Plan policies ENV SP1 and ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to important wildlife habitat.

b) To ensure the development provides the maximum possible provision towards creation of habitats and valuable areas for biodiversity in accordance with Arun Local Plan policies ENV SP1 and ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to important wildlife habitat.

If the .. (APPLICATION, DEVELOPMENT OR PHASE OF DEVELOPMENT) hereby approved does not commence within .. (NUMBER) years from the date of the planning consent, the approved ecological mitigation measures secured through Condition .. (INSERT NO.) shall be reviewed and, where necessary, amended and updated.

The review shall be informed by further ecological surveys commissioned to:

i. establish if there have been any changes in the presence and/or abundance of .. (NAMED HABITAT OR SPECIES) and

ii. identify any likely new ecological impacts that might arise from any changes.

Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation, will be submitted to and approved in writing by the local planning authority prior to the commencement of .. (INSERT DEVELOPMENT OR SPECIFIC PHASE OF DEVELOPMENT).

Works will then be carried out in accordance with the proposed new approved ecological measures and timetable.

If any protected species are identified in the new surveys that were not previously known to be on site, and are likely to be harmed by the development, then a protected species licence might be required before works can commence.

Reason: To allow the local planning authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended), s40 of the Natural Environment and Rural Communities Act 2006 (Priority habitats & species) and Arun Local Plan policy ENV DM5. This is required to be a pre-commencement condition as otherwise there would be a risk of harm to important wildlife habitat and species.

Prior to the commencement of development, a scheme for the provision and management of a buffer zone alongside the adjacent/adjoining Site of Importance for Nature Conservation shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include:

.. (FREE TEXT: Add site-specific requirements as appropriate)

Reason: To prevent adverse impacts on a Site of Importance for Nature Conservation, to ensure compliance with Arun Local Plan policies ENV SP1 and ENV DM5. This is required to be a pre-commencement condition because it is necessary to ensure important nature conservation sites are protected.

The change of use hereby permitted shall not begin until a scheme for protecting the existing noise sensitive residential dwellings above and adjacent to the proposed commercial unit has been prepared by a competent person and submitted to and approved in writing by the Local Planning Authority. All works which form part of the scheme shall be completed before the development opens for business and retained and maintained in perpetuity. The scheme shall be designed to achieve a minimum airborne sound insulation value of 50dB (DnT, w + Ctr) for floors/ceilings and 48dB (DnT, w + Ctr) for walls.

The applicant should review the Planning Noise Advice Document - Sussex, November 2023: https://www.arun.gov.uk/download.cfm?doc=docm93jijm4n19846.pdf&ver=24686

Reason: To protect the amenity of local residents in accordance with the Arun Local Plan policy QE SP1. This must be a pre-commencement condition because it is necessary to have such measures in place before the development is occupied.

The change of use hereby permitted shall not begin until full details of an enhanced sound insulation scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall achieve a minimum of 5dB better than the maximum Building Regulations value for the floor/ceiling/walls separating different types of rooms in adjoining dwellings (e.g. kitchen above a bedroom). The scheme shall be retained and maintained in perpetuity.

The applicant should review the Planning Noise Advice Document - Sussex, November 2023: https://www.arun.gov.uk/download.cfm?doc=docm93jijm4n19846.pdf&ver=24686.

Reason: To protect the amenity of local residents in accordance with the Arun Local Plan policy QE SP1. This must be a pre-commencement condition because it is necessary to have such measures in place before the development is occupied.

Construction work shall not begin until a scheme for protecting the proposed (noise-sensitive development) from noise from the ..................... has been submitted to and approved in writing by the Local Planning Authority. All such works which form part of the scheme shall be completed before (any part) the (noise-sensitive development) is occupied.

Reason: To safeguard the amenity of residents in accordance with Arun Local Plan policy QE DM1. This must be a pre-commencement condition because it is necessary to have such mitigation measures in place before the buildings are occupied.

Prior to any works commencing, an air quality assessment must be submitted to and approved in writing by the Local Planning Authority. The applicant must follow the Air Quality and Emissions Mitigation Guidance for Sussex (2020): www.sussex-air.net/Reports/SussexAQGuidanceV.12020.pdf.

The assessment shall include full details of the measures necessary to mitigate the emissions as calculated in the assessment.

Reason: To protect the amenity of local residents in accordance with Arun Local Plan policies QE SP1 and QE DM3. It is necessary for this to be a pre-commencement condition because all aspects of the development, from commencement onwards, will impact upon air quality.

Prior to commencement of development, a vibration assessment in accordance with BS 6472-1:2008 shall be submitted to and approved in writing by the Local Planning Authority. The Vibration Dose Value (VDV) inside the nearest relevant receptors shall not exceed the applicable low probability of adverse comment level for the test environment in question.

The applicant should review the Planning Noise Advice Document - Sussex, November 2023: https://www.arun.gov.uk/download.cfm?doc=docm93jijm4n19846.pdf&ver=24686.

Reason: To protect the amenity of local residents in accordance with the Arun Local Plan policy QE DM1. This must be a pre-commencement condition because it is necessary to have such mitigation measures in place before the buildings are occupied.

No construction work shall commence until an impact assessment of noise from the development on nearby residential properties has been submitted to and approved in writing to the Local Planning Authority. The impact assessment shall conform to the requirements of BS4142:2014+A1:2019 and include noise from deliveries and operation of the development and where necessary, it shall include a noise mitigation scheme.

A test to demonstrate compliance with the noise mitigation scheme shall be submitted to and approved in writing by the Local Planning Authority before the use commences.

The applicant should review the Planning Noise Advice Document - Sussex, November 2023: https://www.arun.gov.uk/download.cfm?doc=docm93jijm4n19846.pdf&ver=24686.

Reason: To protect the amenity of local residents in accordance with the Arun Local Plan policy QE DM1. This must be a pre-commencement condition because it is necessary to have such mitigation measures in place before the construction phase commences.

Prior to the commencement of the development, a Noise Management Plan (NMP) shall be submitted to and approved in writing by the Local Planning Authority. The NMP shall provide details as appropriate, including but not necessarily restricted to, the following matters:

• a) hours of operation
• b) management responsibilities during operating hours
• c) measures to control noise from activities and operations at the site (including the operation of any equipment plant or building services)
• d) minimising noise from vehicles, deliveries, and servicing.

The NMP shall be regularly reviewed to ensure that it reflects current operational site practices. Where the operator or the Local Planning Authority receives complaints or have concerns that site activities or operations are having or may have a detrimental impact to the local amenity, the NMP shall be reviewed. Any changes to the NMP necessary to address these concerns shall be implemented to the satisfaction of the Local Planning Authority.

The applicant should review the Planning Noise Advice Document - Sussex, November 2023: https://www.arun.gov.uk/download.cfm?doc=docm93jijm4n19846.pdf&ver=24686

Reason: To protect the amenity of local residents in accordance with the Arun Local Plan policy QE SP1. This must be a pre-commencement condition because it is necessary to have such measures in place before the construction phase commences.

Prior to the commencement of the development, a scheme for protecting the proposed dwellings from noise shall be submitted to and approved in writing by the Local Planning Authority. The proposed scheme shall achieve the following noise levels, based on Table 4 of BS 8233:2014:

• a) internal day time (07.00 hours to 23.00 hours) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open)
• b) internal night-time (23.00 hours to 07.00 hours) noise levels shall not exceed 30dB Laeq, with individual noise events not exceeding 45dB Lamax no more than 12 times per night (bedrooms windows open).
• c) garden/external amenity spaces should not exceed 50 dB Laeq, 16hr.

If it is predicted that the internal noise levels specified above will not be met with windows open, the proposed mitigation scheme shall assume windows would be kept closed and will specify an alternative ventilation system, to reduce the need for windows to be opened. As a minimum, this should usually consist of a mechanical heat recovery ventilation system with cool air by-pass or equivalent.

Details shall be compiled by a competent acoustician on sound insulation and noise reduction for buildings and shall be submitted to and approved in writing by the Local Planning Authority.

The applicant should review the Planning Noise Advice Document - Sussex, November 2023: https://www.arun.gov.uk/download.cfm?doc=docm93jijm4n19846.pdf&ver=24686.

The agreed noise mitigation measures shall be fully installed/implemented prior to occupation of any of the affected dwellings and permanently retained in good working order.

Reason: To protect the amenity of local residents in accordance with Arun Local Plan policy QE DM1. This must be a pre-commencement condition because it is necessary to have such mitigation measures in place before the buildings are occupied.

Prior to the commencement of demolition or any other works commencing, a copy of the asbestos register held for the building and where appropriate, any remedial strategy, shall be submitted to and approved in writing by the Local Planning Authority. The demolition should thereafter proceed in accordance with the approved details.

Reason: To protect the amenity of local residents in accordance with the Arun Local Plan policy QE DM4. This is required to be a pre-commencement condition because otherwise there could be a risk to human health including that of neighbouring residents and persons in the vicinity.

Prior to commencement of the development hereby approved (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 (historical) uses; potential contaminants associated with those uses; a conceptual model of the site indicating sources, pathways and receptors; and potentially unacceptable risks arising from contamination at the site.

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

3. Based on the 'Site Investigation Scheme' and the detailed risk assessment (2), 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 parts, (1) to (4) require the express written consent of the Local Planning Authority.

The scheme shall be implemented as approved above and, prior to occupation of any dwelling or part of the site (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), a Verification Report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of that remediation 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. The report shall also include 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 in writing to the Local Planning Authority.

Reason: To ensure that the development complies with approved details in the interests of protection of the environment and prevention of harm to human health in accordance with Arun Local Plan policies QE SP1 and QE DM4. This is required to be a pre-commencement condition because these details have to be agreed and in place before any work commences.

No piling or any other foundation construction using penetrative methods shall be carried out other than with the express written consent of the local planning authority (who shall consult with the Environment Agency & Portsmouth Water). The development shall be carried out in accordance with the approved details.

A piling risk assessment and method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water infrastructure, vibration, and the programme for the works) should be submitted to and approved in writing in consultation with Portsmouth Water.

It must be demonstrated that any proposed piling:

a. Will not result in contamination of groundwater.

b. Will not increase risk to drinking water supplies (including turbidity); and

c. Will not deteriorate the transmissivity of the aquifer.

Reason: Piling or any other foundation designs using penetrative methods can pose a risk to potable water supplies from, for example, turbidity, mobilisation of historical contaminants, drilling through different aquifers and creation of preferential pathways. This condition is imposed in accordance with the NPPF and Arun Local Plan policies W SP1 & W DM1. This is not strictly a pre-commencement condition as other means of foundations are available however, if piling must be used then these details must be agreed prior to commencement and this condition is required because otherwise the water supplies under the site could be adversely affected.

No development shall commence until a schedule of materials has been submitted to, and where so required by the Local Planning Authority sample panels of the external finishes (including the proposed texture, style, coursing and mortar ratio) have been constructed on the site, and approved in writing by the Local Planning Authority and the materials and sample panels so approved shall be adhered to as the construction specification for the building/extension/wall.

Reason: To enable the Local Planning Authority to control the development in detail in the interests of amenity in accordance with Arun Local Plan policies D DM1, D DM4 & HER DM1. This is required to be a pre commencement condition because it is necessary to ensure that proposed works do not cause harm to the heritage asset.

No development shall commence until a schedule of materials and finishes to be used for external walls and roofs of the proposed buildings have been submitted to and approved in writing by the Local Planning Authority. A 'statement of detail' shall be submitted setting out details of proposed windows and doors, details of the depth of recess/reveal from the brickwork, sills and lintels, brick bonding, brick detailing, eaves detailing and rainwater goods. The materials and 'statement of details' so approved shall be used in the construction of the buildings.

Reason: To enable the Local Planning Authority to control the development in details in the interests of amenity by endeavouring to achieve buildings of visual quality in accordance with Arun Local Plan policies D DM1/D DM4. This is required to be a pre commencement condition because it is necessary to ensure that proposed works do not cause harm to the heritage asset.

No development shall commence until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority.

Reason: The site is of archaeological significance in accordance with Arun Local Plan Policy HER DM6. This is required to be a pre-commencement condition because otherwise the disturbance of earth could harm important deposits.

No development shall commence on site until working drawings and a method statement have been submitted to and approved in writing by the Local Planning Authority. Such drawings and statements must include the in-situ repair and conversion of the building and not its dismantling and subsequent reconstruction. The working drawings must be based upon the initial structural survey and show full details of the works necessary to enable the conversion to take place, including the exact amount and method of repair and replacement as well as structural details of methods of support and tying-in of walls, posts etc., and works necessary to achieve foundation and underpinning. The method statement shall set out the exact method of conversion and the detailed method of support and protection of the building before and during conversion works. Once approved the works shall only be carried out in strict accordance with the approved details.

Reason: To ensure that the works strictly accord with the terms of the permission and that the building is not dismantled and reconstructed which would be contrary to policies H DM3 and H DM4 of the Arun Local Plan. This is required to be a pre-commencement condition because it requires approval of works of construction and conversion.

No development shall commence unless and until details of the layout and specification of and construction programme for/the roads, footpaths and casual parking areas/the foul and surface water drainage and means of disposal/have been submitted to and approved in writing by the Local Planning Authority. No house shall be occupied until it is provided with access constructed in accordance with such approved details to the established highway network.

Reason: To secure satisfactory standards of access and drainage for the proposed development in accordance with Arun Local Plan policies T SP1, T DM1 & W DM3. This is required to be a pre-commencement condition because it is necessary to have the road layout agreed prior to works on such matters commencing.

No development shall take place, (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), until a Construction & Environmental Management Plan .. (and accompanying Site Setup Plan ???) has been submitted to and approved in writing by the Local Planning Authority (who shall consult with National Highways, WSCC Highways, the council's environmental health officer and ecologist as appropriate). Thereafter the approved Plan shall be implemented and adhered to throughout the entire construction period. This shall require the applicant and contractors to minimise disturbance during demolition and construction and will include (but not be limited to) details of the following information for approval:

.. (DELETE THE FOLLOWING AS APPROPRIATE)

- the phased programme of construction works.

- the anticipated, number, frequency, types, and timing of vehicles used during construction (construction vehicles should avoid the strategic road network during the peak hours of 0800-0900 and 1700-1800 where practicable).

- the preferred road routing for all construction traffic associated with the development.

- provision of wheel washing facilities (details of their operation & location) and other works required to mitigate the impact of construction upon the public highway (including the provision of temporary Traffic Regulations Orders).

- details of street sweeping.

- details of a means of suppressing dust & dirt arising from the development.

- a scheme for recycling/disposing of waste resulting from demolition and construction works (i.e., no burning permitted).

- details of all proposed external lighting to be used during construction (including location, height, type & direction of light sources and intensity of illumination).

- details of areas for the loading, unloading, parking, and turning of vehicles associated with the construction of the development.

- details of areas to be used for the storage of plant and materials associated with the development.

- details of the temporary construction site enclosure to be used throughout the course of construction (including access gates, decorative displays & facilities for public viewing, where appropriate).

- contact details for the site contractor, site foreman and CDM co-ordinator (including out-of-hours contact details).

- details of the arrangements for public engagement/consultation both prior to and continued liaison during the construction works.

- details of any temporary traffic management that may be required to facilitate the development including chapter 8 traffic signage.

- measures to minimise the noise (including vibration) generated by the construction process to include hours of work, proposed method of piling for foundations, the careful selection of plant and machinery and use of noise mitigation barrier(s).

Details of how measures will be put in place to address any environmental problems arising from any of the above shall be provided. A named person shall be appointed by the applicant to deal with complaints, shall be available on site and their availability made known to all relevant parties.

No demolition/construction activities shall take place other than from 08:00 hours until 18:00 hours (Monday to Friday) and from 08:00 hours until 13:00 hours (Saturday) with no work on Sunday or Bank/Public Holidays.

Reason: In the interests of the safety/amenity of nearby residents & occupiers of any nearby noise sensitive premises, the safety & general amenities of the area, and in the interests of highway safety in accordance with policies D DM1, QE SP1, QE DM1, QE DM2, QE DM3 and T SP1 of the Arun Local Plan and the NPPF. This is required to be a pre-commencement condition because it is necessary to have the construction site set-up agreed prior to access by construction staff.

No development shall be commenced until such time as plans and details have been submitted to and approved in writing by the Local Planning Authority showing the site set up during construction. This shall include details for all temporary contractors' buildings, plant and stacks of materials, provision for the temporary parking of contractors' vehicles and the loading and unloading of vehicles associated with the implementation of this development. Such provision once approved and implemented shall be retained throughout the period of construction.

Reason: To avoid undue congestion of the site and consequent obstruction to access in accordance with Arun Local Plan policy T SP1 and QE SP1. This is required to be a pre-commencement condition because it is necessary to have the construction site set-up agreed prior to access by construction staff.

No development shall commence until fencing has been erected, in a manner to be agreed in writing with the Local Planning Authority, around............... (insert name of monument); and no works shall take place within the area inside that fencing without the further written approval of the Local Planning Authority. The approved scheme shall be implemented and thereafter maintained for the period of construction.

Reason: To afford protection to the (Scheduled Ancient Monument) (Archaeologically Sensitive Area) in accordance with policy HER DM6 of the Arun Local Plan. This is required to be a pre-commencement condition because the monument must be protected prior to any construction work commencing.

No demolition shall occur unless and until a Demolition Method Statement has been submitted to and approved in writing by the Local Planning Authority. This shall include details of how the retained .. (WALL/ROOF etc) of the .. (BUILDING) is to be protected. The demolition shall thereafter be undertaken in accordance with the approved Statement.

Reason: To enable the Local Planning Authority to control the development in detail in the interests of the character and appearance of the Listed Building in accordance with Arun Local Plan policies HER SP1 & HER DM1 and the NPPF. This is required to be pre-commencement condition because otherwise damage could occur to the retained building.

No development including site access, demolition or associated construction activities shall commence unless and until all the existing trees/bushes/hedges to be retained on the site have been protected in accordance with a scheme submitted to the Local Planning Authority. Within the areas so fenced off the existing ground must not be cultivated, nor must it be lowered or raised or added to by the importation and spreading of top soil unless agreed in writing by the Local Planning authority. There must be no materials, temporary buildings, plant machinery or surplus soil shall be placed or stored thereon without prior written approval of the Local Planning Authority.

No trenching should occur within the protective fencing surrounding the Root Protection Area.  If roots requiring severance to allow for the passage of services is necessary then an arboriculturist would be required to assess and determine whether the loss of the roots would be detrimental to the continued health and stability of the affected tree.

Reason: To ensure the retention and maintenance of trees and vegetation which is an important feature of the area in accordance with Arun Local Plan policy ENV DM4. This is required to be a pre commencement condition because it is necessary to ensure that trees are fully protected before the ground is disturbed and works commence.

No development/demolition/levels changes (apart from any survey works required by other conditions) shall take place and no machinery shall be introduced to the site, unless and until written confirmation supported by photographic evidence is provided from the Arboricultural Expert representing the site owner(s) to demonstrate that all protective fencing and ground protection has been inspected and found to be 'Fit for Purpose' as required under British Standard 5837:2012 and has been erected and positioned exactly as shown on the Tree Retention and Protection Plan, .. (INSERT REFS).

Reasons: To comply with BS5837:2012 and ensure the retention and maintenance of trees and vegetation which are an important feature of the area, in accordance with Arun Local Plan policies D DM1 and ENV DM4. It is necessary for this to be a pre-commencement condition as the protection and retention of trees goes to the heart of the planning permission.

Before the site is occupied or any machinery is introduced to the site or demolition work or construction work or alterations to existing ground levels takes place a PRE-COMMENCEMENT Site Meeting is to take place between the Planning Authority's Tree Officer and the Arboricultural Expert representing the site owner(s) - at this meeting all protective fencing and ground protection measures will be inspected to verify they are 'Fit for Purpose' as required under British Standard 5837:2012 and have been erected and positioned exactly as shown on the Tree Protection Plan, .. (INSERTS REFS).

A schedule of Site Monitoring/Supervision visits and Reporting Procedures prepared by an Arboricultural Expert will be required and their extent will be agreed on at the site meeting to the satisfaction of the Planning Authority's Tree Officer.

Reasons: To comply with BS5837 and Arun Local Plan policy ENV DM4 to ensure retained trees are afforded due respect and appropriate levels of protection such that their ongoing health and vitality is not compromised, and they can continue to enhance the landscape and amenity of the area. This is required to be a pre-commencement condition because it is necessary to ensure that trees are fully protected before the ground is disturbed and works commence.

No development shall commence until sectional details through the window opening heads, which indicate the extent and location of the replacement concrete lintels, have been submitted to and approved in writing by the Local Planning Authority and the lintels shall be provided and positioned in accordance with the approved details.

Reason: To enable the Local Planning Authority to exercise the necessary statutory control over works likely to affect the character of the Listed Building in accordance with policy HER DM1 of the Arun Local Plan and the NPPF. This is required to be a pre commencement condition because it is necessary to ensure that proposed works do not cause harm to the fabric of the heritage asset.

Prior to the commencement of development, a detailed level survey of the site including existing and resulting ground levels and the slab levels of the building the subject of this approval, shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed only in accordance with the details thus approved and there shall be no subsequent raising of levels without prior written approval of the Local Planning Authority.

Reason: In order to safeguard the amenities of the area and neighbouring residents in accordance with Arun Local Plan policy D DM1. This is required to be a pre-commencement condition because site levels must be set prior to works commencing on the new houses as otherwise it would be difficult and expensive to rectify any changes.

No development shall commence until all buildings and structures existing on the application site at the date of this permission have been demolished, the debris removed from the site and the site cleared.

Reason: In the interests of the amenities of the locality in accordance with policy D DM1 of the Arun Local Plan. This is required to be a pre-commencement condition because otherwise the old development and the new development could conflict with each other.

Prior to commencement of development the applicant shall prepare and submit for approval in writing, an Employment and Skills Plan. Following approval of the Employment and Skills Plan the developer will implement and promote the objectives of the approved plan.

Reason: In accordance with Arun Local Plan policy SKILLS. This must be a pre-commencement condition as it relates to the construction phase of development and to ensure measures are in place so that local crafts people and apprentices are employed on the development.

Development shall not commence, until a Soil Resource Plan has been submitted to and approved in writing by the Local Planning Authority. This shall set out how the best and most versatile soils on the site are to be protected during construction and then recycled/reused in the new development layout. The soil protection/mitigation measures shall be implemented as per the document and then permanently adhered to throughout the construction and development of the site.

Reason: In accordance with Arun Local Plan policy SO DM1 and the NPPF. It is necessary for this to be a pre-commencement condition to protect the best and most versatile soils on the site prior to the construction commencing.

Before the development hereby permitted commences on the site, a soil survey of the site shall be undertaken and the results provided to the Local Planning Authority. The survey shall be taken at such points and to such depth as the Local Planning Authority may stipulate. A scheme for decontamination of the site shall be submitted to and approved by the Local Planning Authority in writing and the scheme as approved shall be fully implemented and completed before any .. (residential) unit hereby permitted is first occupied.

(FOR USE WHERE SOIL CONTAMINATION IS KNOWN OR SUSPECTED)

Reason: To prevent pollution of air and water in accordance with Arun Local Plan policy QE DM4. This is required to be a pre-commencement condition because these details have to be agreed and in place before any work commences.

Development shall not begin until a scheme to deal with contamination of the site has been submitted to and approved in writing by the Local Planning Authority, the scheme shall include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the .. (public/buildings/environment) when the site is development and such development shall not commence until the measures approved in the scheme have been implemented.

(WHERE INVESTIGATION/REMEDIAL MEASURES CARRIED OUT/AGREED BEFORE PERMISSION GRANTED)

Reason: To prevent pollution of air/and water/and nearby land in accordance with Arun Local Plan policy QE DM4. This is required to be a pre-commencement condition because these details have to be agreed and in place before any work commences.