PLANNING APPLICATION REPORT

Case Officer: Ian Sosnowski Parish: Brixton Ward: Wembury and Brixton

Application No: 0825/18/VAR

Agent/Applicant:CMYK (Planning & Design)6 The Gavel CentrePorters WoodSt AlbansUKAL3 6PQ

Applicant:Sherford New Community ConsortiumC/O Agent

Site Address: Sherford New Community, Land south west of A38, Deep Lane and east of Haye Road, Elburton, Plymouth, PL9 8DD

Development: Variation of conditions 3 (approved drawings), 6, 7, 8, 10, 11, 12, 13, 14, 18, 19, 20, 21, 26, 28, 35, 36, 45, 46, 52, 53, 54, 57, 66, 67, 68, 69, 70, 71, 99, 100, 101, 102, 104, 106, 107 and 110 and Informatives of outline planning permission ref. 1593/17/VAR to accommodate proposed changes of the masterplan in respect of the 'Sherford New Community'.

Reason item is being put before Committee: At the request of the Ward Members due to the significance of the amendments to the Sherford scheme (which had been originally considered by the Development Management Committee)

Recommendation: To delegate authority to the COP Lead Development Management, in consultation with the Chairman of the Development Management Committee to grant conditional approval subject to a S106 with Plymouth City Council and Devon County Council, and to;

1. Make minor alterations to the planning conditions set out at the end of the report to ensure consistency and appropriate cross referencing to the S106; and

2. In the event that the S106 agreement remains unsigned six months after this resolution, that the application is reviewed by the COP Lead Development Management, in consultation with the Chairman of the Committee, and if no progress is being made delegated authority is given to the COP to refuse application in the absence of an agreed S106 agreement.

Conditions

1. The original outline conditions as imposed upon 1593/17/VAR to be reiterated, but amended as necessary to reflect the proposed amendments (included in full at the end of the report).

S106 Obligation

A Deed of Variation is required to ensure the existing S106 obligations continue, except where changes are needed in accordance with this application which include:

1. Amend plans within the Appendices to reflect revised masterplan;2. Provision of 3G artificial sports pitches where Dual Use at schools cannot be secured; 3. Removal of obligations to the Community Park to reflect additional planning conditions; and4. Additional financial security provisions in respect of the Community Park.

Key issues for consideration:

The proposed masterplan subject of this application is different to the original masterplan as a result of introducing greater levels of green space and water attenuation within the built area. Therefore the main consideration is whether this alternative configuration and spatial distribution of land uses will deliver an acceptable form of development that meets the ambitions of achieving high quality urbanism and an exemplar development.

The proposals have been necessitated by changing legalisation and best practice particularly in relation to the management of surface water, as well as an understanding of issues that have arisen during Phase 1 of the scheme. The alternative masterplan therefore offers an alternative configuration for the new town that seeks to address these challenges.

The main considerations are;

- the acceptability of a dispersed urban form integrated with large areas of public space, and the creation of an enlarged eastern neighbourhood that extends the developable footprint to the east;

- the creation of a consolidated commercial area to concentrate the majority of B1-B8 floorspace close to the A38 Deep Lane junction that would improve opportunities and range of employment provision;

- managing approximately two million cubic metres of surplus top and sub-soil arising throughout the construction process by means of appropriate re-profiling and phased release of the Community Park whilst managing ecological and landscape interests;

- ensuring that the scheme delivers a sustainable surface water management system;- the suitability of the wildlife corridors to ensure connectivity for commuting species and achieving

functional ‘dark corridors’;- achieving high quality public open spaces within multifunctional areas required for drainage,

ecological and landscape needs; - provision on a 7m noise bund to attenuate noise from the A38; and

- ensuring that the site is phased appropriately to deliver sustainable neighbourhoods that are created holistically.

Sherford is a regionally significant project and will deliver a large proportion of the local authorities’ housing requirements over the next 20-25 years. Given the importance of the project to local objectives, the revised masterplan has been developed through a series of collaborative workshops involving all stakeholders concerned with the delivery and success of the project.

The presented revisions to the masterplan are considered to overcome the current challenges to the site whilst ensuring the original aims and objectives are achieved, and fundamentally provides a deliverable scheme, secured in line with current best practice. The recommendation is therefore mindful of consistency with the development plan objectives and all the above considerations.

Financial Implications (Potential New Homes Bonus for major applications):There are no direct financial implications of this application, but it is noted that the overall Sherford scheme will benefit from New Homes Bonus under the current arrangements. There is also a S106 obligation that ensures that the development is acceptable in planning terms which delivers in the region of £110m of infrastructure.

Site Description:

The application site covers 490ha of greenfield land to the south west of Deep Lane junction and to the north west of Elburton, within Plymouth. The site straddles the administrative boundary with Plymouth City Council and is bound by the A38 to the north, and Vinery Lane to the west. Brixton and the A379 lie approximately 3km to the South. Apart from some former nursery glass houses to the west, and existing farm buildings, the site is mainly agricultural land. Outline planning permission exists for the development of the “Sherford” new community and a full description of the site is set out in the officer’s report under reference 7_49/2426/06/OUT.

Development at Sherford started in November 2014. There are currently 340 commenced dwellings within the site, of which there are over 140 of these occupied.

The Proposal:

The application seeks to amend the masterplan for the Sherford development, which consequently proposes an alternative structure and configuration of how the new community will be developed. The application is made by way of a S73 application which seeks to vary conditions of an existing approval, which in this instance is principally the ‘accord with plans’ condition, to enable the development to be carried out in accordance with the new configuration. Whilst the revised masterplan proposes an alternative layout of the site, the quantum of the overall development being permitted remains the same.

The masterplan has been reviewed following the increased need to accommodate greater above ground water attenuation within the site to meet the challenges of climate change resilience, and because of third party land ownership constraints. This has necessitated an alternative approach to ensure that the quantum of development can be accommodated within the site.

To accommodate the updated surface water management system, the proposed masterplan includes larger amounts of green space situated through the development. The ‘green fingers’ that bisect the site will serve as both public open space and amenity areas, bringing this green space closer to the residential units and offering improved connectivity to the Community Park. The spaces will also accommodate the above ground Sustainable Urban Drainage Systems (SUDS) as well as providing wildlife corridors, which ensure continued and enhanced connectivity through the site for commuting species.

The quantum of developable land within the application site will remain the same, however as a result of the increase of green space within the urban areas the development will be laid out over a more dispersed area. To achieve the requisite amount of developable land, therefore, the eastern neighbourhood has been extended further to the south east of the site into an area which was previously part of the Community Park near Blackpool. The initial submission also proposed the development of 4ha of land north of Wiverton in the north east of the site. This has, however, been removed from the application following public consultation and will be retained as a new woodland area.

The application includes a set of parameter plans that will also form part of the approved documents and sets out the key fixes and basic structure of the development. The key fixes and parameters establish the creation of;

- a spine road running through the centre of the development linking a Park and Ride to the north east of the site by Deep Lane junction to the A379 via Stanborough Cross in Elburton;

- a 1000 space Park and Ride;- two neighbourhood centres and a town centre/high street;- three primary schools (one of which has already been completed pursuant to the original

permission) to be situated within the neighbourhood centres; - a secondary school within the western neighbourhood; - two outdoor playing field hubs to the east and west of the site; - over 200ha of land designated for a Community Park which will form the eastern extent of the

development; and- Creation of a 13ha commercial area adjacent to the Park and Ride to accommodate

approximately half of the proposed employment space.

The revised masterplan includes two alternative alignments for the northern and southern avenues to better respond to topographical challenges, the creation of the new eastern neighbourhood, and to avoid land outside of the applicant’s control. The application also removes the southern neighbourhood ‘mini-centre’ that was a feature of the old masterplan proposals.

The parameter plans limit the developable residential area to 121ha to deliver a range of housing across a range of densities from 30dph to 80dph. 67,000sqm of B1-B8 commercial floorspace and 16,740sqm of retail floorspace are also proposed to be provided within the 13ha commercial area to the north east of the site and in 10ha within the mixed use centres. In terms of building heights, the parameter plans state that;

- the maximum heights for residential and mixed use development will range from 2.5 to 4 storeys (equivalent to 12 to 15m ridge height);

- a maximum of 16m for employment buildings within the commercial area;- schools shall be no higher than 15m; and- sports pavilions will be limited to 8m in height.

The development will be accessed by the Main Street, which runs through the centre of the development and connects Deep Lane junction and the Park and Ride at the A38, to Stanborough Cross in Elburton. Full details for Main Street have already been approved and constitutes the hybrid part of the consent. Accordingly, this application seeks to amend the full details, to ensure the plans for Main Street tie in with the new masterplan. The configuration and alignment of Main Street remains the same, albeit with fewer junctions. Main Street also now incorporates a boulevard feature in the form of a ‘lozenge’ where the Main Street crosses the Sherford stream wildlife corridor.

The application outlines proposals for a 219ha Community Park. The Park will run through the middle of the development along the Sherford stream corridor and wraps around the southern boundary of the site forming the south eastern extent of the development. The Park will deliver the substantive open space of the development but is also important in terms of its ecological habitat creation and connectivity. The indicative layout for the Park identifies proposals for 83ha of woodland planting, and 118.8ha of grassland (including pasture, meadow wildflower and amenity grassland). Community Farm allotments, Community Gardens and the memorial grounds will also be sited within the Park, as well as numerous water attenuation features. Four sentinel buildings are proposed adjacent to the Community

Farm buildings, which would mark the entrance into Sherford from the south. The Park will also feature numerous footpath, cycling, and bridleway opportunities throughout its 219ha, as well as providing recreational and non-vehicular routes towards Brixton.

The application also addresses the management of surplus topsoil and subsoil that arises from the construction process. The previous application was silent on this issue, despite the planning permission including a condition that required this to be managed within the site so that no surplus material was taken to landfill or disposed of away from the site. Given the amount of cut and fill that will be required to create the development parcels, the applicant estimates that circa 2.3 million cubic metres of surplus soil will be generated from the development. The applicants have therefore sought to address how this is managed through the variation to the consent. The submitted Earthworks Management Strategy identifies an approach to managing approximately 1.8 million cubic metres of this soil by depositing this within selected areas of the Community Park and by remodelling the existing topography and enhancing existing contours. The range of fill within the Park extends from 0.5m in those western parts of the Park adjacent to Elburton to 6.5m in the eastern parts of the Park. It is proposed that those areas requiring the most fill will form parts of the Park that will eventually become planted with new woodlands to assimilate it into the existing landscape character. The remainder of the fill will be managed within the construction areas itself.

In 2017, the Development Management Committee approved amendments to the Sherford Town Code which included alternative arrangements to the preparation of Neighbourhood Design Codes. This S73 application already amended the original Sherford permission. These amendments are therefore incorporated into these proposals but updated to reflect the revisions to the masterplan.

The application was accompanied by an Environmental Statement (ES). Prior to the application being submitted the applicants submitted a request for a Scoping Opinion under reference 0356/17/SCO. The ES covers: Construction Phasing; Landscape effects; Ecology; Transport; Air Quality; Noise and Vibration; Cultural Heritage; Water Resources and Flood Risk; and Contamination. Following a request for further information, the applicants have submitted an Addendum to the ES to ensure that the authority has sufficient environmental information necessary to adequately understand the environmental effects associated with the development. As the application is a variation to an already consented scheme, which doesn’t change the overall scope of the development proposed, the following matters were ‘scoped out’ and therefore did not need re-assessing. These being Agriculture Land Use; Material Resources and Waste management; and socio-economic and community effects.

The applicant is seeking to vary several conditions attached to the outline permission. These are largely to ensure the conditions accurately reference the amended plans associated with this application. They are also necessary to ensure the development complies with the mitigation outlined within the ES.

Members and Public Liaison

Members of South Hams District Council were invited to attend a Developer’s Forum on the 12th December 2017 where the applicants and their masterplanners explained the reasons behind the amendments and identified what changes they were looking to make. This was immediately followed by two days of public drop-in exhibitions within the Elburton area to enable members of the community to view and comment upon the emerging proposals, ahead of the formal submission. Preparation of the masterplan has also been guided by statutory bodies via a series of workshops throughout 2017 to assist with the technical requirements and inform design constraints and opportunities. Since the initial submission in March 2018, the application has also been amended to address concerns raised by the public and consultees during the consultation period.

The Sherford development crosses the local planning authority boundary, and historically applications associated with the masterplan area have been made simultaneously to Plymouth City Council. As development within Plymouth is largely built out, these proposals will only apply to the part of the development within the South Hams area. Therefore, no associated application has been made to the City Council. Plymouth will however have to be signatories to any amended S106 should the proposals

be supported. Approximately 600 homes and initial infrastructure have already been consented under the principal permission. This application only applies to how the development will come forward beyond the first phase.

Consultations:

The assessment of the application and the submitted information has been undertaken by Officers within the Urban Fringe Team. A number of those Officers who have provided comments internally are from the City Council and Devon County Council on behalf of South Hams.

The following comments were received in respect of the initial submission in March this year;

Brixton Parish: ObjectionBrixton Parish Council welcomes a redesign for the town of Sherford to improve the management of water across the site and to provide an improved urban environment with more green spaces and water features enhancing the residential areas. However the issue of the need for effective drainage planning on Sherford land was raised at the time planning permission was granted. The management of naturally occurring water i.e. the many springs, run off on clay soil and saturation alongside the two streams on this previous agricultural land has always been an issue for landowners and farmers. This was brought to the attention of the planning authorities and the developers in the past by Brixton Parish Council and the many locals familiar with the characteristics of this land in objections to previous applications. Brixton Parish Council is not satisfied that these revised outline processes for drainage will sufficiently improve the whole management of water given the geology of the area.

The Parish Council notes the retention of the historic Public Rights of Way.

Brixton Parish Council objects to this application for the following reasons (all of which have equal importance):-

Connectivity - no defined links for pedestrians, cyclists, horse riders or vehicular traffic

i. Footpath/cycle linksThere is no evidence in the application for a north south connection between Sherford and Brixton. There is no public footpath/cycle link to the Community Park to Monkey Lane in Brixton for pedestrians, cyclists and riders as proposed in the emerging Brixton Neighbourhood Plan. This proposal has been developed in collaboration with the developer’s previous landscape project manager following the Neighbourhood Plan consultation with residents of Brixton parish. It was also discussed with the Architect, James de Havilland, at a meeting with the Brixton Neighbourhood Plan Group in 2017 and raised again in public consultation meetings in December 2017 when the architect advised that he planned to include it in the revision but has not. This essential connectivity is supported through the Brixton Neighbourhood Plan Regulation 14 consultation completed on the 12th January 2018. It was also raised with the Architects by Brixton Parish Council at the public consultation on this application on the 17th April 2018. A lack of pedestrian/cycle connectivity will increase vehicular traffic unnecessarily.

ii. Access for vehicular traffic from the A38 to A379 (both directions)In the plan access for all traffic, (less than 7.8 tonnes), to the A38 from the A379 in Brixton and from the A38 at Deep Lane End to the A379, is proposed to go through the centre of Sherford town or through residential areas. This can only result in increased traffic going through these areas at all times of day and night with particular increase in peak hours resulting in additional noise, nuisance, pollution and disturbance in both the town and residential areas. Access to the A38 via Deep Lane End is currently congested with delays during rush hours, before over 5,000 additional housing adds to the loading. An alternative more direct route to access the main routes across this site needs to be considered.

Land north of Wiverton identified for employment- business/Park & Ride

The small historic hamlet of Wiverton will be destroyed by the proposal to use the land immediately adjoining to the north of this settlement adjacent to Deep Lane End for Park and Ride/employment use. This is a tranquil hamlet in the countryside with listed buildings. The proposal to use this land for this purpose and the consequent harmful impact on the rural hamlet of Wiverton is unacceptable. Constant noise, nuisance and disturbance will destroy the tranquillity of the hamlet as the proposed site lies substantially higher than Wiverton with commercial buildings of up to 20 meters in height outlined which will overlook the hamlet.

This proposal would also result in the tree planting undertaken on this land during the early stages of the Sherford development being destroyed. These trees were planted as part of the original planning conditions to enhance the landscape before any building started. These trees should be considered as protected and part of the emerging landscape for the town. The removal of any of these trees must be resisted.

There are no additional drainage plans to address the issue of runoff in this poorly drained area where there are many springs in the fields lower down. Rather than using this site for Park & Ride and employment purposes these facilities would be best located along the length of the road which runs parallel to the A38 as originally planned.

Brixton Parish Council objects to this land being used for this purpose and would support its use as a green buffer as outlined in the original plan.

Drainage to the east of Sherford

The drainage plan for fields to the east of the site around Butlas Farm, Wiverton and East Sherford needs to be thoroughly explored and explained. These fields historically are known to have many springs and to flood onto the road at Blackpool Farm. The proposed school is located in a field known to flood. It is understood that the original Flood Risk Assessment for the site has not been updated since the original permission was granted. Increased eastward development will increase run off to land and properties around Sherford’s eastern boundary. Brixton Parish Council requests that a current Flood Risk Assessment is produced for this area.

Protection of Trees

Tree planting was a key consideration in preparing the landscape for a new town. Hundreds of trees were planted in strategic locations in advance of any earth moving or building on the land to ensure that there were trees maturing as the building of the town progressed. These trees need to continue to be part of the developing landscape and must be considered as protected. The removal of any of these trees must be strongly resisted.

Destruction of Hedges

The Devon hedges are an important feature of this landscape providing significant habitat and environment for wildlife. Plans need to be in place to ensure that where these hedges are removed that they will be reinstated/relocated to ensure that these environments and habitats are not lost.

Devon County Council: Economy: Guidance for conditions provided.

Highways: No objection subject to the following further information being provided;1. ‘The Masterplan document shows a ‘lozenge’ in the Main Street but this is not reproduced

nor detailed in the Transport Assessment, which perpetuates by re-submission, the previously approved Main Street details.

2. The westbound ‘on-slip’ at Deep Lane appears to be missing from the plans and the situation with respect to the ‘park and ride’ in this location is not as clear as it would ideally

be. The park and ride appears to have moved to the other side of the Main Street too. These matters may also be of interest to Highways England and Plymouth City Council.’

Historic Environment: No objection subject to conditions. Advice for the provision for dissemination of archaeological information provided.

Local education provision: No comment – ‘the location of the proposed schools broadly accords with the locations in the previously approved masterplan and are considered to be appropriate.’

Minerals Planning: No objection.

Public Rights of Way: No objection subject to conditions.

Waste Planning: Refer to the Devon Waste Plan.

Plymouth City Council: Environmental Health: No objection

Historic England: No comment – refer to SHDC specialist conservation and archaeological advisers.

Natural England:No comment. Provide the following observation;

‘development triggers Natural England’s Impact Risk Zones for Recreational Disturbance impacts on the Plymouth Sound and Estuaries Special Area of Conservation (SAC) and the Tamar Estuaries Complex Special Protection Area (SPA) but the conditions don’t appear to refer anywhere to securing mitigation to avoid these impacts.’

Police Architectural Liaison Officer: No objection, guidance for designing out crime in new development through the detailed design provided.

South West Water: No objection

Sport England:No objection, guidance for design and standards of sports provision provided.

The following comments were received in respect of the revisions to the scheme;

Brixton Parish: No objectionThese further revised documents and the plan for this Variation were considered at Brixton Parish Council on the 16th July 2018.

Brixton Parish Council welcomed the revised plans particularly in relation to the relocation of the proposals for the land north of Wiverton and employment land presented in the previous application.

The response from the Parish Council is No Objection subject to following issues being resolved by the Planning Authority with the Applicant:

Flooding

There remains considerable concern from people who are familiar with Sherford about the potential flooding on land to the east of the site as identified in the Parish Councils previous objection. The

Planning Authority needs to be completely satisfied that the sustainable urban drainage proposals for this land will be adequate to prevent any flooding at properties located in this area, i.e. homes and the school, as indicated on the revised proposal. The Planning Authority needs to be certain that any Flood Risk Assessment/Strategy completely addresses the analysis of the risk over a 12 month period, the impact of climate change and the local knowledge of the land in question so that a fully informed view for the long term can be taken. Drainage and flooding were raised in earlier responses to planning applications for Sherford by people who historically knew the land and the comments were ignored which have led to the current situation.

Country Park & Wollaton

By addressing the concerns raised about land to the north of Wiverton, in the revised plans for residential and employment development have further encroached into the country park. While the requirement to meet the 200 hectares for the country park is a ‘key element of the original master plan’ any further encroachment towards Wollaton leading to loss of the rural nature of the countryside adjacent to Wollaton reduces the importance of the country park as a buffer between the communities of Brixton Village - a rural village and Sherford - a new urban town. The country park must provide a significant landscape buffer as agreed in the original plans to ensure the rural identity of Brixton Village and the hamlet of Wollaton for the long term. Proposals shown in the ‘The Landscape Master Plan’ and the ‘Landscape and Ecological Mitigation Strategy’ are welcomed but must not be subject to any further reduction for development. The proposed woodland planting in the landscape and ecological mitigation strategy and retention of narrow sunken lanes is welcomed.

Highways

The Planning Authority needs to be satisfied that the Highway Authority has fully appraised the road plans from Deep Lane End into Sherford for the safe management of traffic accessing the A38 from the A379; and that these plans will meet the requirements of all legal vehicle users - commercial (less than 7.8 tonnes) and private – as well as the safety of local residents in the longer term.

Footpath/cycle links

The identification of Monkey Lane providing pedestrian, cycle and bridle way access from Brixton to the country park is welcomed. The key pedestrian and cycle routes are defined in the plan, clarity about how the existing Public Rights of Way will be incorporated into these proposals is not clear.

Wind Turbines

The Parish Council notes that wind turbines have been removed from this application.

Devon County Council:Highways: No further comments

Local Flood Authority: No in principle objection subject to pre-commencement planning conditions.

Plymouth County Council:Local Flood Authority: No objection subject to conditions

Highways Officer: No objection

Environment Agency: No objection subject to conditions. And to note the following;

Invasive non-native species (INNS) are regarded as the second biggest threat to biodiversity after habitat loss. The applicant should address the importance and need for biosecurity to avoid

INNS coming into the site on earthmoving machinery or personnel. Likewise, if INNS are present within the site then biosecurity will reduce the risk of them being spread further within the site or to other sites. Biosecurity should be encouraged as best practice for all personnel working on site, even if no INNS are known to be present. Check Clean Dry is the best biosecurity measure. These measures should be included within the updated Construction Environment Management Plans and any revisions to the Earth Works Management strategy.

Health and Safety Executive: HSE’s initial assessment indicated that the risk of harm to people at the proposed is such that HSE’ advice was that there were sufficient reasons, on safety ground, for advising against the granting of planning permission. However, in view of the proposed rerouting of the pipeline as detailed in the HSE report Kenn Wixenford (D1022): Second Bite Pipeline Assessment, HSE have confirmed that they would not advise against the granting of planning, subject to the requested condition.

Highways England: No objection subject to conditions

Historic England: No further comments

Natural England: No objection – subject to appropriate mitigation being secured;

1. All avoided/mitigation measures identified in the final Habitats Regulations Assessments dated 6th September 2018

2. An agreed and detailed Sustainable Urban Drainage Strategy (SUDS), Construction and Environmental Management Plan and Landscape and Ecological Management Plan.

Sport England: No further comments

Internal Consultees

Initial Scheme

Affordable Housing Officer: No objection

Assets and Engineering Officer: No objection – detailed comments provided

County Ecology Officer: No objection subject to further information – detailed comments provided

Environmental Health Officer: No objection – detailed comments and request for conditions provided.

Natural Infrastructure and Landscape Officer: No objection subject to further information

Open Space, Sports, and Recreation Officer: No objection subject to further information.

Revised Scheme

Assets and Engineering Officer: No objection subject to conditions

County Ecology Officer: No objection subject to conditions

Environmental Health Officer: No objection – detailed comments provided with request for conditions

Natural Infrastructure and Landscape Officer: No objection subject to conditions

Open Space, Sports, and Recreation Officer: No objection subject to conditions

Representations:

11 letters of representation have been received raising issues which include the following:

Initial Scheme

Drainage- The Flood Assessment has not been thorough enough, particularly when looking at storm

conditions; - Fields surrounding Hareston Cottages contain underground springs and flood neighbouring roads

and fields where development in the eastern neighbourhood has been proposed.

Land north of Wiverton- Impacts of overshadowing by the proposed development of the pentagon on the historic dwellings

at Wiverton;- Impacts of drainage from the pentagon on the pond to the eastern boundary of the Wiverton Acre

– both in terms of flooding and impact on local wildlife;- Concerned about the loss of significant wildlife habitats on this land;- Impact the development of the pentagon could have on the AONB;- Tree planting to buffer development will not offer any resolution;- Vagueness of what is proposed to be on the pentagon is not reassuring;- Development on this land will impact the character of Wiverton contravening AAP policy SNC10;- Removal of the saplings to be replaced by development impacts the green buffer zone

contravening AAP policy SNC15

Traffic- Deep Lane will not be able to deal with all of the extra traffic that will be generated, there should be

more than one exit for the A38;- Highway access – particularly flooding at Sherford Road not addressed;- How will traffic be managed along the lane through Wiverton;- Sherford Road should be closed to avoid rat running.

New Masterplan- Development in the eastern neighbourhood extends further east than the bottom of Sherford Valley

and potentially impacts on other historic sites contravening AAP policy SNC1;- The new masterplan does not take into consideration the sensitivity of the area as the original

masterplan did.

Broader Concerns- No plan to reduce noise generated from the school;- Concern over inconsistency of planning decisions and application of policies;- Call for Council to undertake independent work on both environmental and drainage implications;- Lack of communication from the Consortium with the local community including Wiverton;- An ecological survey of the pond to the eastern boundary of the Wiverton Acre should be

undertaken;- Consider that, if the application is approved, it is an unacceptable double standard by the Council

and a weakness to resist housing pressure at the expense of landscape, biodiversity and cultural heritage of our parish, and does not take into account bottom up decision making.

Revised Scheme

No letters of representation were received in relation to the revised scheme.

Relevant Planning History

Within the application site boundary there have been a range of planning applications for agricultural and householder proposals, as well ‘reserved matters’ applications associated with the current phase of Sherford. None of these have a bearing on this development and are not relevant for the purposes of determining this application.

The relevant planning history for the application is as follows;

7_49/2426/06 – Conditional Approval for “Sherford” New Community (see application for full development description).

0484/16/ARM – variation of conditions 3 & 99 (approved drawings) of 7_49/2426/06 (an EIA development and accompanied by an Environmental Statement) to amend sections of main street details with layout and junction – Conditional Approval

0356/17/SCO – Environmental Impact Assessment Scoping Request for proposed development comprises Section 73 application previously consented application for 5,500 dwellings, 67,000sqm commercial and business space, 16,740sqm mixed use retail space, 3 primary schools, a secondary school, health centre, open space, including a Community Park and Park and Ride facility

1593/17/VAR - application to remove/vary conditions 3, 6, 12, 14, 17, 26 and 57 of 0484/16/VAR relating to the 'Sherford New Community', including amendments to documents as listed within the approved drawings conditions in respect of the Town Code and Sustainability chapters – Conditional Approval

ANALYSIS

Principle of Development

1. The adopted policy framework supports the principle of an urban extension in this location and outline planning permission for Sherford exists through the grant of outline consents 7_49/2426/06/0 and 06/02036/OUT (within the Plymouth administration area). There have also already been a number of S73 applications that have varied the principal permission, and these are outlined within the site history section of this report. Accordingly, this application seeks to vary the last of those permissions, namely 1593/17, which was approved by South Hams District Council last year.

2. Section 38 of the Planning and Compulsory Purchase Act requires that planning applications be determined in accordance with the development plan, unless material considerations indicated otherwise. The development plan context is set out below, and the most up to date policy position for Sherford is the South Hams Core Strategy and Sherford Area Action Plan (AAP), which supports the

principle of this development. The Sherford development is also allocated in the emerging Plymouth and South West Devon Joint Local Plan (JLP) at Policy PLY48. This policy reiterates the principles for the new community, which is a significant component of the housing supply to meet the needs of the Plymouth Policy Area and JLP area as a whole.

Masterplan

3. The principle of Sherford has therefore already been accepted, and there is a comprehensive S106 obligation in place to mitigate the effects of the development. This application is to amend the approved drawings so that the permitted land uses are re-configured within a revised masterplan which sets out how the development will come forward spatially. Whilst the original masterplan that was developed through the ‘Enquiry by Design’ process facilitated by the Princes’ Foundation in 2004 was the basis for the original approval, Policy SNC1 of the AAP requires that Sherford should be in accordance with a “comprehensive Masterplan” and the applicant’s submission is concerned with an alternative version of this requirement.

4. SNC1 outlines a number of objectives that frame the spatial requirements for the new community, specifically in relation to;

- the need to accommodate 5,500 homes within the site;- provide a town centre and three neighbourhood centres to ensure that 80% of Sherford’s

residents are within a 5 minute walk of a centre; and- the creation of an easterly extent of development in the area along the bottom of the Sherford

Valley.SNC1 is also supplemented by a number of other policies within the AAP that outline the spatial requirements for the development, and these relate for example to: the provision of a high capacity public transport link through the community; provision of a 1000 space Park and Ride close to Deep Lane junction; a major public park on the southern and eastern edges of Sherford; the location of the majority of retail floorspace; and primary schools within the three main neighbourhood centres.

5. To deliver the proposed drainage strategy and avoid land outside the applicant’s control, the original masterplan would simply not deliver the required 5,500 homes. The revised masterplan proposed by the applicants has therefore been developed in partnership with consultees and local stakeholders, with the purpose of ensuring that it delivers on these key objectives outlined within the AAP. In general, it is considered that the proposed masterplan responds to those requirements and that the broad structure for the development remains the same. A significant amount of work has taken place to ensure that two neighbourhood centres and a town centre are provided and still situate the majority of residents within a 5 minute walking distance of a centre. The primary schools and local retail hubs will also be situated centrally within each neighbourhood, and the HQPT route (or Main Street) runs centrally through the development from the Park and Ride along the original alignment. The Community Park is situated to the south east of the urban area as before. Whilst it is noted that the eastern neighbourhood is no longer along the HQPT route, this is due to the new configuration of that neighbourhood area and ensures that the majority of that neighbourhood’s population are within an acceptable walking distance of its centre.

6. Policy SNC1(4) states that the extent of the developable area should be defined by the bottom of the Sherford Valley. This was also a matter raised during the AAP Examination in Public, where the Inspector considered the creation of the Park as an important means of achieving an eastern edge to the development and to create a buffer zone between Sherford and the settlement of Brixton. Whilst the revised masterplan proposes a new eastern neighbourhood that partially exceeds the valley bottom, this has been necessary to ensure the site is capable of achieving the desired quantum of housing to displace those areas of developable land that are required to provide greater levels of water attenuation. On face value, this would be contrary to the policy aspiration, although it is important to note that the Community Park still provides a significant buffer between existing settlements as well as creating a distinct edge to the urban area. PLY49 of the emerging JLP deals specifically with the Community Park, and this states that the Park will “reinforce the eastern boundary for the new community”. The primary objective of the policy is therefore considered to still be fulfilled. Topographical constraints

ensure that the development is still confined with the lower levels of the valley and, due to steeper gradients, ensures that further development south in this area is not possible. The development area is also sufficiently set away from the smaller hamlets to the east of the site.

7. Four sentinel dwellings are proposed adjacent to the community hub within the Community Park along Brixton Road. These will sit outside the main residential area and will also be south of the Sherford Valley. These are considered to complement the other development associated with the community hub and farm linked to the Park and helps form an entrance for the transition from park space into the urban area. As this is a nominal number of units, this is not considered to undermine the objective of the policies.

8. When the revised application was originally submitted in March, the masterplan proposed a small area of land north of Wiverton that sits within the applicant’s control, to be included within the developable footprint and to possibly accommodate smaller B1 commercial units. Under the previous masterplan, this land formed a green buffer zone to assist with the screening of the development from longer views. Policy SNC15 also states that this area should avoid being developed. Following public consultation and objections raised by the Parish Council, and in recognition of the policy constraints, the application no longer proposes development within this area.

9. The proposed masterplan, will therefore result in a development far less urban in character than the original masterplan. This should not necessarily be deemed as a negative and enables the site to address a number of issues such as water storage and ecology that would have been significantly constrained through more tightly planned urban areas. More extensive areas of green space situated within the development area will also be a more attractive and accessible proposition for future residents. The open space itself will be multifunctional, and addressed elsewhere within this report, but essentially these spaces must also achieve ecological and drainage requirements, so the acceptability of this more ‘green’ urbanism relies on the delivery of quality public space that is attractive and complements the built form. As this is an outline application, the spaces have not been fully designed, although some indicative images have been set out within the Design and Access Statement (DAS) to show what these spaces could look like. These will need to be designed at the subsequent stages of the planning process, controlled through conditions, but Officers are satisfied that sufficient performance hooks outlined within the Flood Risk Assessment (FRA), ES, Town Wide Principles, as well as through the Neighbourhood Design Coding (NDC) process, will ensure the desired quality of these spaces will be achieved.

10. In view of the changing nature of the masterplan, alternative locations of masterplan key fixes such as the Northern and Southern Avenues, and the locations of the primary schools have been provided and are deemed acceptable. It is however noted that the revised masterplan no longer includes a southern neighbourhood centre. This was originally positioned at the intersection of the Southern Avenue and Brixton Road, and would form a small hub marking the entrance to Sherford and located near the Community Park. Given the relative distances residents are situated within the other neighbourhood centres, it is accepted that this is no longer specifically required and it is noted that the Park is likely to have its own Community Hub which in turn lessens the viability and purpose of the southern neighbourhood centre.

11. PLY48 in the emerging JLP reaffirms and supports the position for Sherford. Whilst the JLP has yet to be adopted, the policy recognises that the length of the construction period will necessitate the need for flexibility to accommodate changing circumstances. The policy currently states that “any significant changes to the approved schemes will need to be supported by a revised strategic masterplan”. The JLP policy identifies the key principles that need to be retained, and these are addressed elsewhere within the report or are subject of subsequent detailed design or S106 implementation. The revised masterplan and the Parameter Plans nevertheless are considered to address the key objectives of this Policy.

Density

12. The density across the site averages out at approximately 43dph, which is similar to the original masterplan that sought to provide between 40 and 50dph. The Parameter Plans obviously provide higher density areas near the Main Street and local centres and smaller densities around the periphery of the site. The eastern neighbourhood is proposed to be a garden suburb and Officers have challenged the assumption that densities within this area could average at 25dph, as this was felt to be relatively suburban in character to most urban areas within the South Hams. This has been amended, and the density plans propose a range from 30 to 40dph. This is considered acceptable, given its location towards the outskirts of the development and that lower densities to those within central part of the development would be expected.

Commercial Area

13. The revised masterplan includes proposals for a designated 13ha commercial area close to the Park and Ride. This is markedly different to the previous strategy that assumed a finer grain proposal where the majority of employment space was proposed to be delivered within smaller units through mixed use areas. The original plan did however envisage that larger B2 and B8 units would be permitted along the northern edge of the site, and would effectively act as a noise barrier to the A38. The proposed quantum of floorspace is not changing as part of this application, however the majority of the B1-B8 floorspace will now be situated within the consolidated area by the A38 rather than approximately half being integrated throughout the development. This will improve the commercial proposition of delivery whereas the previous commercial strategy required a significant market of end users willing to occupy small units within residential parcels. The location to Deep Lane junction would also improve the marketability and assist with delivery.

14. The application also seeks to vary conditions attached to the principal permission that restrict these to predominantly small premises, which was previously necessary in recognition of their residential proximity. Again, the flexibility to seek larger units will help improve the commerciality of the area, and ensure potential investors are not deterred by restrictive planning conditions. The previous conditions restricted units to very small units of approximately 235sqm, which is unattractive to most commercial tenants looking for office and manufacturing spaces. Clearly Sherford should not be competing with Langage as the strategic employment space within the Plan area, but it is considered acceptable to enable modest sized units to be situated at Sherford, should commercial operators be looking to locate there. It is recommended however that conditions are still applied to ensure maximum limits are imposed to prevent excessively large units that would not sit within the landscape and topography of the site, prevent the entire permitted floorspace being taken up by just a handful of operators and thus not provide a range of employment opportunities, and undermine the strategic importance of Langage.

15. It is recognised that this approach will significantly change the dynamic of employment opportunities within Sherford. Formerly the approach concerned small units to reinforce the potential for self-reliance and local business growth from the new community itself, but initial market studies supported by Officers at both South Hams and Plymouth, suggest that the market would be slow and there would be very little take up for such units. The flexibility being sought through the application, and notably providing a higher concentration by Deep Lane, offers a more dynamic response to the market particularly if a suitable business wishing to locate at Sherford turns up. Inevitability, this will be at slight odds with the original vision and would mean that Sherford as an employment offer becomes a more sub-regional asset as opposed to being very much specific to Sherford itself. Inevitably however, the JLP supports delivery of 67,000sqm of employment provision at Sherford as this contributes towards the required 312,700sqm of floorspace to be delivered through the Plan period as identified at SPT4. The proposals are therefore deemed acceptable, as this will assist with the delivery of a wide range of employment opportunities.

16. Officers had initially raised concerns about the location of the commercial area fronting onto Main Street, and that this would mark the entrance into Sherford. Concerns have also been raised regarding the proximity of Butlas Farm, a retained farmstead contained within the development footprint, and whether it would be appropriate to site commercial space immediately adjacent. It is noted

however, that commercial space has always been proposed in these areas, and the acceptability of usage and building frontages will be something that can be controlled and developed at the NDC stage.

Retail

17. The application does not seek to alter the approach towards the delivery of the retail provision. 16,700sqm to be provided within the three neighbourhood centres is still proposed. The suggested conditions will ensure that these are delivered at appropriate stages within the development.

Design Codes

18. The principle of the design coding process advocated within the application was agreed through application 1593/17/VAR which Members of the Development Management Committee approved last year. The Design Coding will be the method by which high quality design within the neighbourhoods is controlled and influences the preparation of the subsequent reserved matter details. The revised ‘Town Code’, or ‘Town Wide principles’ has been carried over as part of this application. The principles have however been incorporated into the DAS to reduce the repetition of plans being scattered across numerous documents and ensures that all of the ‘controlling’ principles or standards dictating the next stage of design work are all in one place.

19. The Town Wide Principles have been amended following the version that was approved last year, as this needed to be updated to reflect the revised masterplan and parameter documents. This has been necessary, as the version approved in 2017 was based upon the original Red Tree masterplan proposals. The main difference has been the incorporation of the Character Areas Plan which helps define the areas that will be subject to individual Neighbourhood Design Codes. These character areas logically follow the four distinct neighbourhoods being created, and therefore it is sensible that these neighbourhood areas define the boundaries for each of the Codes.

20. A new design principle has also been added into the 'town wide principles' under the heading of Safe Communities. This has been inserted following the comments of the Police Architectural Liaison Officer to recognise the importance of designing places that feel and secure in line with the objectives of the NPPF.

Surface Water Drainage

21. The original surface water strategy in the approved consent planned to handle the 1:100 year event, and included a 20% contingency accounting for climate change. National guidance now requires developments to design for a 40% contingency. This has sparked the need for the review of the Sherford masterplan subject of this application, as the applicants have had to seek greater attenuation capacity within their SUDS proposals. The previous consent also relied heavily upon infiltration and underground storage features piping water to basins within the Sherford Valley which would have inevitably resulted in the need for very large features and engineering operations within their own right to achieve the 40% contingency.

22. The revised surface water drainage strategy seeks to infiltrate where possible, but to discharge into existing watercourses using an above ground SUDS solution in line with best practice, and will consequently remove the reliance on engineered structures delivered underground. These ‘blue’ solutions also bring other benefits in terms of biodiversity enhancement, can be designed as attractive features within the urban form, improve the quality of water released back into the water courses, and are easier to maintain.

23. Within the Sherford site, there are two ordinary watercourses; the Bridge Stream is a tributary of the Billacombe Brook and flows into the Plym estuary, the second is the Sherford Stream which is a tributary of the Cofflete Creak and flows into the Yealm estuary. Surface water from the site will be discharged into both water courses, but this will be restricted to the existing greenfield rate. Based upon the Flood Estimation Handbook methodology, it has been agreed with Officers from both Lead

Local Flood Authorities (LLFA) that this will be restricted to 4.04l/s/ha in the Bridge Stream, and 3.43l/s/ha in the Sherford Stream. This will ensure that there is no increase in surface water and subsequently increase in flow downstream as a result of the development.

24. To achieve this control of surface water, the site has been divided into 14 sub-catchments based on the site topography, such that 4 will drain towards the Bridge Stream and 10 will drain to the Sherford Stream. Each sub-catchment will drain to an attenuation basin sized to attenuate the 1 in 100 year event plus the 40% for climate change for that catchment, which is in line with Ciria SUDS manual C753 (2015) and Devon County’s SUDS Guidance 2017. The location of the attenuation features and the catchments they serve are identified on the Surface Water Strategy plan (10376_SK_153_B). Calculations for the storage capacity of the basins have been based upon conservative estimates, agreed with both LLFAs, to remove any future risk that additional capacity may be required through the detailed design stages.

25. To complement the attenuation basins, the application proposes a range of sustainable drainage techniques that will follow the SUDS treatment train concept as set out with the FRA, and these include permeable paving, rain gardens, infiltration, and conveyance swales. Furthermore, the water quality aspect of the surface water drainage has been assessed using the ‘simple Index Approach’ within the Ciria guidance. The runoff will have an acceptable level of treatment prior to discharge into the watercourses.

26. Exceedance flow routing has been considered within each sub-catchment as well as from the attenuation basins. Generally, the exceedance flow routes will direct any excess flows away from properties and towards watercourses. In addition, in sub-catchment 12 it is proposed to intercept any exceedance flows originating from the Community Park and route them towards the Sherford stream.

27. Both Devon County Council and Plymouth County Council as LLFAs are satisfied that the principle of these proposals is sound, and request conditions that detail the designs of the SUDS management system during the detailed design stages.

28. Brixton Parish Council have raised concerns about existing flooding on the east of the site, typically experienced around the vicinity of the eastern neighbourhood and the primary school. Whilst this is an existing local issue, this part of the site sits close to a different watercourse catchment that flows towards the east and therefore is it necessary to ensure that this part of the site is captured by the water management proposals within the development. The LLFAs are however satisfied that all development parcels within Sherford fall within the Sherford Stream catchment, and therefore surface water generated from these areas will be directed westwards. Parts of the school playing field do sit within the Silverbrook Lake catchment, and will therefore have their own positive drainage system. Nonetheless, detailed design proposals for the school and its playing fields will need to ensure that exceedance routes are adequately intercepted to ensure this is managed. Detailed proposals will need to include 12 months of groundwater monitoring, as requested by the LLFA, to support the detailed drainage proposals to ensure that any existing flooding is taken into consideration.

29. The drainage strategy has been designed as such that the solution can achieve a satisfactory water management regime. As stated above, the attenuation ponds will be situated within public amenity space, and therefore should be designed in such a manner that supports both an aesthetic function as well as its primary engineering objective. Heavily engineered ponds with steep faces, whilst reducing land take, will not support the rationale of bringing open space into the development. The DAS and FRA include a set of principles for the SUDS features within the development that follow the treatment train concept referred to above. It will be important that these principles are taken through into the detailed design stages to ensure that the open spaces are not interrupted by unattractive and steep faced ponds. The neighbourhood design codes will help establish the character of these features and ensure ponds do not exceed 1:3 slopes. The FRA also specifies those ponds that are designed to be permanently wet, and those that will only will be utilised during wet weather. Again, it will be important through the detailed design stages to ensure the surrounding spaces respond to this principle and that all 14 ponds can be designed as features as part of that open space.

30. The SUDS will be maintained and manged via a management company, whereas pipework will be adopted by South West Water.

Foul Drainage

31. Drainage will be via a network of gravity sewers and then be pumped from a reception chamber (consented as part of Phase 1.1) to a sewage treatment works. The principle remains the same as previously consented, and is supported by South West Water.

32. At the time the principal permission was approved, South West Water were unable to confirm the location of the Sewage Treatment Works (STW) that would handle foul water from the Sherford development. As such, a ‘Grampian’ style condition was imposed on the outline consent restricting development to 500 houses until it was confirmed that South West Water had provided sufficient capacity into the network. In the intervening years, South West Water have upgraded the STW at Marsh Mills, and have installed all the necessary pipework from Sherford to that facility. South West Water have confirmed therefore that sufficient capacity is now in place. Accordingly, the Grampian condition is no longer required, and it is recommended that this condition is removed.

Wildlife, Protected Species and Biodiversity

Wildlife corridors

33. As with the previous iteration of the masterplan, it was accepted that the development would, without mitigation, have a significant impact on wildlife, particularly bats (European Protected Species). The existing permission includes the provision of wildlife corridors to retain connectivity through the development and to compensate for the loss of habitats, notably hedgerows that would be lost to the urban areas.

34. The bat survey accompanying the application shows that at least ten species of bat are found throughout the site, foraging and commuting in largely low or insignificant numbers. A number of bat roosts are found in the buildings within and near the site and these will be retained. The majority of bat activity took place in stream corridors and habitat in the south of the site. Notable bat species include Greater Horseshoe, Lesser Horseshoe and Barbastelle. Greater Horseshoe and Barbastelle were found in low numbers, with no indication of foraging associated with a maternity roost. Lesser Horseshoes use the site for commuting and foraging, largely in the south and west associated with a small hibernation roost in Sherford Quarry Wood and a maternity roost immediately south of the site. The revised masterplan, offers an enhanced mitigation strategy by proposing a number of widened and new corridors through the site primarily following the existing stream corridors, linking to habitats in the Community Park and ensuring that roosts in the buildings remain connected to habitat. As these will be enhanced areas of open space, the total width of the corridors are notionally wider than some of the wildlife corridors required by the original consent.

35. The principle of these corridors as commuting routes is outlined within the ES. These will include a 10m dark core as well as ‘hop overs’ or culverts where the road network passes through. The Community Park will form an important element of the commuting network and the requirement to maintain connectivity throughout the development period will need to be considered within the phased release of the Park. Whilst the green corridors will help maintain connectivity through the site, the ES does however recognise the limitations with the proposals particularly in respect of the road crossings where hop overs would not be the ideal solution for low flying species. It is nevertheless considered by Ecology Officer that the ES proposes a reasonable and proportionate approach to the provision of connectivity for bats, recognising those particular species involved in each instance and that hop overs would generally aid connectivity.

Landscape Ecological Management Strategy (LEMS)

36. To ensure that appropriate mitigation is both designed correctly and secured within the necessary stage of the development, it is recommended by the Ecology Officer that a Landscape and Ecological Management Strategy (LEMS) is required. This would be secured by condition and will require approval before development of the new masterplan takes place. This strategy would need to clearly outline the intentions of the ES and set out the phasing and delivery structure of all of the Green Infrastructure proposed within the application. The LEMS (which will be supplemented with subsequent Neighbourhood Green Infrastructure Plans) provide an opportunity for bringing together the multi-functional elements of the greenways and corridors, and the Community Park (including biodiversity, landscaping and urban design) into one control document, and will specify the phased requirements of those elements. For example, the laying out of the dark corridors may be required earlier within the construction phase to compensate for the loss of hedgerow elsewhere within the site. The role of the LEMS would replace what was originally anticipated by the ‘Natural Environment Vision Statement (NEVS)’ which was a requirement of the original permission.

Enhancement

37. The site is currently composed of arable land, agricultural improved grassland, species poor hedges and small areas of woodland. Policy DEV28 and PLY49 of the JLP requires that new development provides net biodiversity gain. The development will lose approximately 28kms of hedgerow, 189ha of agriculturally improved grassland and 1.9ha of plantation broadleaved woodland. This will be compensated for through the creation of habitats both within the Green Infrastructure corridors and within the Community Park; including 3.9km of hedge, and 81.36ha of new broadleaved woodland, 53ha of wildflower meadow grassland, 8.11ha of tussocky grassland, and 4.26ha of ponds. Those hedgerows that are being retained within the development, will be protected and enhanced. Existing ponds, streams and an orchard will be protected and enhanced through the Green Infrastructure proposals. It is considered that the proposal will, overall, result in biodiversity gain once the development is completed.

European Protected Species and Derogation test

38. Site clearance would result in the loss of two trees identified as occasional day roosts for individual or low numbers of common pipistrelle bats and one tree which contained an occasional day roost for a single noctule bat. A Natural England derogation licence will therefore be required by the developer. Protected Species are a material consideration within planning and, when a licence is required, the Authority is required to consider the three Habitat Regulations derogations tests (Regulation 53) and whether Natural England would issue a licence. The affected roosts are considered to be of low conservation status, the application is in the public interest, and there are no alternatives to the loss of these roosts in the current design. It is therefore considered that the three Habitats Regulations derogations tests (Regulation 53) will be met and that Natural England will issue a licence for the loss of these roosts. Mitigation in the form of new bat roosts, including a bat house, will be secured through condition.

39. A number of bat roosts have been identified in the existing buildings on the site, notably at Butlas Farm. These roosts and habitat connectivity will be retained throughout the site. However, it must be acknowledged that habitat connectivity around these roosts will be weakened and that they may be impacted indirectly through being incorporated into a new town. Mitigation in the form of a bat house, bat boxes and new habitats will be secured through the suggested LEMS conditions to compensate for these impacts.

40. No other European Protected Species were found on site following survey.

Veteran Trees/Ancient Woodland

41. There will be no less of Veteran trees or Ancient Woodlands as a result of this application.

Appropriate Assessment and the Plymouth Sound and Estuaries European Marine Sites

42. When determining planning applications the Council has a legal duty under the Habitats Regulations to assess the impact on European Sites. If the Council cannot ascertain that the development will not adversely affect a European site it must notify the Secretary of State.

43. Without mitigation this development could potentially have an adverse effect on the Plymouth Sound and Estuaries Special Area of Conservation (SAC) and Tamar Estuaries Complex Special Protection Area (SPA) through recreational pressure and pollution impacts. To address these impacts the developer will be required to make a contribution towards addressing the off-site recreational impact as per the recommended condition. Pollution prevention measures will also be secured through conditions, particular those which control and manage the discharge of surface water (SUDS). A Habitats Regulations Assessment (HRA) has been produced by the Council, supported by the Ecology Officer, which concludes that with mitigation the development will not have an adverse effect on the SAC/ SPA. The HRA addresses the advice raised by Natural England in their consultation response dated 9th July, who have subsequently agreed to the identified mitigation set out within the Assessment.

Other Statutory and non-statutory designated sites

44. The Yealm Estuary Site of Special Scientific Interest (SSSI) forms part of the Plymouth Sounds and Estuaries SAC and will be protected via the measures discussed above. This proposal does not impact on any other designated wildlife sites.

Landscape and Earthworks

Community Park

45. The creation of a major public park to be provided at Sherford is outlined within the Policy SNC9 of the AAP, and the location for this was identified within the AAP proposals map. As highlighted elsewhere within this report, the Community Park provides a definitive green buffer between the development and surrounding communities, but also provides significant opportunities for a wide variety of active and passive recreational activities, as well as ecological and landscape betterment to mitigate the loss of habitats within the built area. The boundary of the Community Park area has been amended as part of this application where this interfaces with the urban area, due to the changes of the neighbourhood layouts as outlined above. To ensure that a policy compliant Park can still be achieved whereby at least 200ha of new parkland is delivered, the application includes the Sherford Stream corridor as part of the Community Park area. The intention of this is to ensure that the Park forms part of the structure of green fingers that run through the development, and thereby making the Park a part of the network of open space, and more accessible to residents.

46. The proposed Community Park is also supported by the provisions of Policy PLY49 of the emerging JLP, which reaffirms the requirements for at least 200ha of new Parkland to be provided as part of the Sherford development. Given the Park’s multi-functional nature which will deliver significant benefits to communities and wildlife within the Plymouth Policy Area, the Park has been identified as a strategically important greenspace and therefore will form part of the JLPs green network that the Plan seeks to be proactively delivered.

47. The application package includes illustrative layouts for the Park, which predominantly include the creation of woodland planting and managed grassland, as well as the provision of a community organic farm and hub, allotments and memorial garden. The ES also identifies the broad nature of land uses that are required to be provided within the Park to achieve an acceptable habitat enhancement and mitigation package. Accordingly therefore, it is recommended that the detailed layout of the Park be controlled through the suggested planning conditions informed by the overarching LEMS and supplementary information, to ensure that the Park’s final design achieves the necessary functionality as it is developed in line with the community.

Landscape

48. The Landscape and Visual Impact Assessment (LVIA) undertaken recognises that the impact of development will be significant, as the land will be transformed from green fields into urban settlement. However, this affects relatively short term views as the development site sits within a natural valley surrounded by Plympton on higher ground to the north, and a medium ridgeline that frames the south of the site. Views into the site from longer distances such as the Area of Outstanding Natural Beauty (AONB) to the south and Dartmoor to the far north are both very limited and restricted. Given that Sherford has been consented, it is unnecessary to reconsider this, as this principle has already been accepted.

49. The Community Park and proposed woodland planting on the high ground within the Park provide additional opportunities to screen the development from longer and medium distant views, but more importantly helps to enhance the landscape setting. This part of the South Hams is heavily covered with woodland planting particularly to the south, and these proposals as part of the development of the Park will greatly complement this setting. The end state scheme is therefore considered to have significantly positive landscape attributes, despite the scale of development proposed.

Earthworks

50. The original permission included a condition that ensured that surplus earthworks generated through the construction process were managed in a sustainable manner, so that this was contained within the site and not exported to other locations. The permission did not include any detail of what this entailed, and the applicants have now identified the extent of what this could be and how, in line with the original premise, this would be managed within the site. The application proposes some 1.8m cubic metres of surplus top and sub soil to be strategically placed within the Park in accordance with the applicant’s Earthworks Management Strategy. In general landscape terms, the impact of these operations in the long term will be negligible, as these works will be laid in a manner that provides a natural looking and sympathetic surface profile that follows the natural rises of the existing topography and will be largely covered by the proposed woodland planting. Once complete, this will provide further enhancements to the screening properties of the proposed landscaping scheme. However, the timing of the soil deposition will be linked to the phasing of the housing construction, which would mean that the full extent of the Community Park will not be fully realised until the back end of the development, which would be some 20-25 years away.

51. The LVIA does not, however, assess the short term construction impact of the Park as this primarily assesses the end-state development, but it is accepted that there will be periods of time when the Park area itself will have a landscape impact whilst the earthworks and regrading take place. Whilst this is a relatively short term impact, the length of the build-out would mean that this could be for a number of years. Careful management and phasing will therefore be required to ensure that the works themselves are contained to certain areas, or phases of the Park’s development, so that only limited areas are worked on at once. These will need to be controlled through the suggested conditions to ensure that there is a phased release of the Park to the public, and also to reduce the extent of landscape impact during this time. The works within the Park will also need to align with the objectives and proposals outlined with the LEMS (above) to ensure that the identified ecological connectivity required through the Park is safeguarded during the re-grading works. The early planting of the new woodlands would also help reduce the landscape impact, and is important for the realisation of the ecological site enhancements. The previous conditions and S106 sought to ensure that the Community Park was laid out in it’s entirely by 4000 dwellings. However, given that parts of the Park will receive fill from the final phases of development (i.e. the eastern neighbourhood), it is recognised that these triggers would no longer be practicable, and that it would be necessary to allow any earthworks associated with that phase to be realised before the Park can be fully laid out and available for use. Details of the precise delivery of the Park should therefore be covered through the conditions, particularly the Neighbourhood Green Infrastructure Plans, but it is recommended that these include trigger points of sub-phases of the Park to ensure that these are delivered within appropriate timescales

linked to the areas of fill required within that phase. The existing S106 also includes clauses that provide security against the non-delivery of infrastructure, which includes open space and the mitigation required through the NEVS (to be supersede by the LEMS as discussed above). This section of the S106 will need to be amended as part of the Deed of Variation to ensure that there is adequate security in place (normally through a bond or land charge) to ensure each phase of the Park and associated earthworks can be completed.

Surrounding residential properties

52. There are a number of residential units situated within the development area, and immediately adjacent to the site. These include East and West Sherford Farms, and Higher Hareston, of which West Sherford and Higher Hareston contain listed buildings within their complexes. The Earthworks Management Strategy has been mindful of these existing premises and as such, the areas of fill have been graded to ensure that there is no detrimental affect by changing the levels so significantly that the surrounding fields become overbearing. As stated above, the levels will follow existing topography and, in many cases, will be screened through the creation of woodland planting. Fields adjacent to the properties at Hareston and Blackpool will also include some modest fill, but this are not significant to be considered unacceptable.

Transport

53. The Transport Assessment accompanying the application anticipates that there will be no increase in the number of trips generated as a result of the development over and above those previously predicted on the principal consent. This is because the quantum of development is not changing, and the two highway authorities accept this conclusion. Highway infrastructure required to access the site does not therefore necessitate changing, and obligations associated with modal shift and the HQPT remain the same.

54. Highways England have been consulted and advise that the proposed amendments would not require any further mitigation to offset the development impact upon the functionality of the A38 Trunk Road. They have requested some revised conditions to supersede their previously ‘directed’ conditions to take account of the revised plans and drawings associated with this application.

55. The previously consented masterplan was originally developed favouring a direct route linking Brixton and Plympton, along the existing Brixton Road alignment. Upon further reflection with Devon County Council, it is accepted that this would require a large junction where this crosses Main Street and would potentially undermine the function for the HQPT. The application therefore proposes ‘cranking the alignment’ so that Brixton Road now joins Main Street in two locations. This offsetting of the north/south route will help deter movements towards Plympton and direct north bound traffic onto Main Street or the two avenues towards Deep Lane junction, which is where vehicular traffic is encouraged to travel.

56. A letter of representation from a resident of Elburton has sought to re-open previous concerns about Sherford Road and requests that this is permanently closed off as a through route from the A379. This would however affect what has been consented within the Plymouth section of Sherford and should not therefore change. Devon County Council also advise that the existing strategy should be retained, and that Sherford Road will be de-prioritised as a through route as a result of the development and that the bulk of vehicles who use this route will be directed along Main Street.

57. Representations have also been received, including those from the Parish Council, concerning the function of the network during the construction phases and how this operates safely ahead of delivery of the end state infrastructure. The application itself primarily deals with the end state mitigation requirements of 5,550 homes, and therefore the transition needs to be carefully managed. A planning condition exists however that requires the submission of Construction Traffic Management Plans (CTMPs) at appropriate stages of the development to ensure that the new highway network integrates with the existing traffic movements. It is recognised that the current volumes of traffic using the local

lanes between the A379 and Deep Lane are significant, and therefore this requires careful management to ensure existing users are not detrimentally affected.

Car parking

58. The existing permission at Sherford seeks to achieve an on-site average of 1.5 parking spaces per dwelling. This was primarily based upon the prevailing Government policy at the time and sought to deter reliance on private vehicles. The policy framework since this time has shifted, and the Government has recognised the need for the on-site level of parking to be based upon local circumstances of the area, and indeed policy DP17 of the Development Policies DPD states that this “will be assessed on a flexible basis depending on the provision of public transport and access to local facilities”. Experience elsewhere with other large sites has shown that insufficient provision of parking can significantly disrupt the character of the development and lead to the proliferation of kerb-parking creating hazards to the highway and complications for waste collection. On a site of this scale, it should however be possible to design for sufficient parking spaces and thus mitigate any these potential problems. It is suggested therefore, that the arbitrary cap is removed, and that appropriate parking levels should be set through the NDC stages where this a can be flexed appropriately to location and type of property being designed.

Environmental Health

Noise

59. As a result of the consolidation of the commercial space towards Deep Lane junction, residential units will be situated closer to the A38. The AAP had originally sought to avoid a masterplan that located dwellings within areas experiencing high levels of noise, unless appropriate mitigation was provided to ensure that those units would only be exposed to levels commensurate to residential levels.

60. The assessment accompanied with the application identifies the need for such mitigation, and proposes a 7.5m barrier immediately south of application red line to ensure those nearest units comply with the thresholds set within the original permission. The barrier itself will be a landscaped bund (forming part of the earthworks strategy) which includes an attenuating fence, to screen the structure. This area of the site will also accommodate corridors that contain both the re-routed underground power lines and gas pipeline, and this helps to ensure that there is an adequate setback between the bund and future residential properties. Environmental Health Officers have concluded that this is an acceptable approach to ensure new residents are subject to appropriate levels of amenity. The Neighbourhood Design Codes will also ensure that aspects and layout of those properties respond appropriately.

Air Quality

61. By placing the housing closer to the A38 there was an initial concern from Officers that the air quality for the future occupants would be poor. However, using data gathered elsewhere and using modelling software produced by DEFRA, Environmental Health Officers are satisfied that the results demonstrate that there will be no breach of the national air quality objective limits.

Dust

62. Environmental Health Officers have identified that the inclusion of significant earthworks within the Community Park adjacent to existing residential premises is a potential source of dust, and have suggested that this needs to be adequately controlled so as to prevent persons in the vicinity being unduly impacted. There is a basic assessment that has been produced as part of the ES that considers the likely impact, however without knowledge of the amount of earth to be deposited in any specific area it is difficult to determine the exact methods of mitigation required. The appropriate methods to protect nearby residents will be employed and secured through conditions that have been suggested by the Environmental Health Officer.

63. As previously required there will be off-site monitoring to ensure compliance of dust limits, set against national standards.

Contaminated Land

64. This variation does not change the significance of risk of contamination from the historical uses of the site. It is a conditional requirement that prior to commencement of each phase of development a suitable and sufficient contamination assessment for the area is produced and submitted to the local authority. These conditions are still appropriate and are retained.

Open Space, Sports and Play

65. As the quantum of development remains the same, the overall provision of urban and civic parks are not proposed to change. These spaces will provide more formal areas of open space within the built areas, and supplement the strategic open spaces such as the green corridors and the Community Park. Proposals for the level of Neighbourhood Equipped Areas of Play (NEAPs) and Locally Equipped Areas of Play (LEAPs) also remain unchanged. Their locations within the site have been adjusted so that they are distributed appropriately within the neighbourhoods in accordance with the requisite catchment rules outlined within the guidance and AAP standards. The Council’s Open Space, Sports, and Recreation Officer is satisfied that the distribution of play spaces are in line with appropriate guidelines.

66. The level of outdoor sport provision within the revised masterplan remains the same as the original permission. These will be provided within two hubs, one on the west of the site and the other to the east forming part of the Community Park. The overall level of outdoor sports provision also includes the use of the school pitches, and the S106 makes provisions for these to be secured on a dual use basis to enable community use outside of school hours. Under the existing permission, alternative provisions would need to be provided on site at the developer’s expense in the event that subsequent school operators could not agree to the dual use arrangements. As a consequence of the revised masterplan, space for these alternative pitches no longer exists and therefore there is a potential under provision of pitch provision should dual use not be secured. To compensate for this worst-case eventuality, it is suggested that the S106 is amended to enable upgrades be provided to the grass pitches such as the more sustainable 3G artificial equivalent. Whilst the preference of Sport England through informal dialogue would be for the retention of the grass pitches, this would not be possible given the constraints within the site to accommodate land for further pitches. Nonetheless, the sporting associations themselves support the provision of all-weather facilities, and this has been highlighted in the FA’s recent report to the Department of Culture and Media and Sport concerning grass roots football. The Open Space, Sports, and Recreation Officer also considers that this is a reasonable contingency in the unlikely event that Dual-use cannot be secured by Devon County within the schools.

Phasing

67. The phasing of Sherford is critical as this will ensure the creation of self-sufficient neighbourhoods, which is a requirement of Policy SNC16 of the AAP. Development of separate neighbourhoods simultaneously would potentially undermine the financial feasibility of neighbourhood cores in the short term, if the emerging population is allowed to grow from separate centres. The phasing plan contained within the DAS outlines the indicative approach to how the development parcels and green spaces could be delivered. The general approach is considered acceptable and essentially indicates that the development would move in an easterly direction, with the eastern neighbourhood proposed as the final phase of the development. The exception to this would be the commercial area, which could be delivered early to realise the employment opportunities early.

Utilities

68. A 132kv overhead powerline and high-pressure gas pipe run through the site. It has always been expected that these will be diverted through a ‘utility corridor’ provided to the north of the site. The Health and Safety Executive (HSE) had initially advised not to grant consent on safety grounds until it was satisfied that the revised masterplan did not propose any new development within the revised safeguarding zone of the pipes re-alignment. During the determination period the applicants have provided feasibility work, which has already been undertaken by Wales and West outlining the route of the new pipeline required to deliver the masterplan, to the HSE who are now satisfied that there would be no safety issues associated with the revised route. Consequently, the objection has been removed. The HSE have however recommended that a condition be imposed to ensure that the re-routed pipeline is installed and operational before any development is occupied within the existing consultation zone.

S106 Obligations

69. The proposal will require a supplementary deed to tie the new permission back to the original S106 agreement. However, consequential amendments as outlined within this report will also be required to bring the amendments proposed under this application into effect.

70. Other than the changes that are necessary to make these amendments take effect, no other obligation under the principal S106 has sought to be amended.

Conditions

71. The original outline permission was subject to some 113 planning conditions. Some of these have already been satisfied where these relate to pre-commencement strategies or early infrastructure. Where these have already been satisfied, it is necessary to ensure that these are reflected in any conditions attached to the variation to ensure the permission is conditional against those works or mitigation. It is however recognised that a number of conditions are no longer relevant to mitigate the development now being considered as part of this application, particularly in relation to the commercial spaces, ecological strategy, and management of the earthworks. Accordingly it is necessary for the existing conditions to be amended to ensure that there is an adequate framework in place to inform the detailed design stages of the development that is now proposed. The recommended conditions at the end of the report will shape reserved matters that come forward and identifies the delivery strategies necessary to regulate the implementation of the site so that it comes forward in an acceptable manner. The main variations required to the conditions are those that are associated with the proposals for the SUDS, LEMS and associated Green Infrastructure details, the Community Park and Earthworks, Works to Watercourses, Car Parking Standards, delivery of Commercial development, the Gas Pipeline Grampian condition, and the condition required by the HRA. The conditions set out at the end of the report have been discussed with the applicant who are in agreement with those recommended with pre-commencement triggers.

Renewable Energy

72. The existing consent included permission for two wind turbines as part of a comprehensive energy strategy designed to offset the carbon footprint created by the development. Since this time, the Government’s agenda has shifted towards improving efficiencies of buildings and thus reducing carbon emissions directing through ‘fabric first’, rather than through offsetting methods required through Merton rule policies. This approach to the energy hierarchy is supported through the emerging JLP.

73. The S106 attached to the original permission enabled the applicant to amend the Renewable Energy strategy and to remove the need for the two wind turbines provided that alternative measures are employed which achieve an equivalent carbon saving. This obligation has already been discharged and means that buildings at Sherford will provide greater levels of efficiency in terms of carbon savings than originally consented. Whilst the removal of the turbines is not a consideration of this application, the revised energy strategy and the measures that require implementation are included within the DAS and Town Wide principles. The removal of the two turbines also significantly reduces the visual impact of the development.

Conclusion

74. The evolution of the Sherford masterplan that is currently being considered has been developed in collaboration with the statutory and technical agencies. As a result, the scheme is best placed to achieve current best practice for new development. It overcomes development constraints that have emerged through the delivery of the first phase of the development. Sherford is a regionally significant project in terms of investment both publicly and privately and will deliver a significant proportion of the sub-regional housing needs over the next 20-25 years. The delivery partners have therefore committed to working together to respond to some very complex constraints whilst achieving the original aims and objectives that have long been established for Sherford. It is not uncommon for large schemes of this size to be reviewed and adjusted to meet changing circumstances, and three years into the build it has been necessary to review how the subsequent phases would be carried forward.

75. The revised masterplan is notably different to the Red Tree proposal, and whilst is very much less of an ‘urban’ character, it brings other benefits that would not have been realised under the original plan. The proposal enables superior and more sustainable approaches to water attenuation to be achieved and whilst larger green spaces are brought closer to the residential units, three structured neighbourhoods which are well connected and with a sense of hierarchy can still be created. Officers are therefore satisfied that the proposals, in those respects, delivers improvements over the original scheme in general.

76. The application should be nevertheless be determined on its own planning merits, and in accordance with the relevant development plan policies material to the application. As the proposals are considered to satisfy the key objectives of the policy requirements in both the existing and emerging development plan, the application is recommended for approval.

This application has been considered in accordance with Section 38 of the Planning & Compulsory Purchase Act 2004 and, with Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Planning Policy

Section 70 of the 1990 Town and Country Planning Act requires that regard be had to the development plan, any local finance and any other material considerations. Section 38(6) of the 2004 Planning and Compensation Act requires that applications are to be determined in accordance with the development plan unless material considerations indicate otherwise.

The relevant development plan policies are set out below:

The South Hams Local Development Framework Core Strategy (adopted December 2006). In relation to this application, the following policies are relevant: CS1 (Location of Development); CS2 (Housing Provision; CS3 (Employment Land Provision); CS4 (Sherford New Community); CS6 (Affordable Housing); CS7 (Design); CS8 (Infrastructure Provision); CS9 (Landscape and the Historic Environment); CS10 (Nature Conversation); CS11 (Climate Change) and CS12 (Tourism).

The Sherford New Community Area Action Plan (adopted August 2007). In relation to this application, the following policies are relevant: SNC1 to SNC17.

The South Hams Local Development Framework Development Policies Development Plan Document (adopted July 2010). In relation to this application, the following policies are relevant: DP1 (High Quality Design; DP2 (Landscape Character); DP3 (Residential Amenity); DP4 (Sustainable Construction); DP5 (Conversation and Wildlife); DP6 (Historic Environment); DP7 (Transport, Access and Parking); DP8 Open Space, Sport and Recreation); DP9 (Local Facilities); DP11 (Housing Mix and Tenure); and DP12 (Tourism and Leisure).

The South Hams Local Development Framework Affordable Housing Development Plan Document (2008). In relation to this application, the following policies are relevant; AH1 and AH4.

Emerging Joint Local Plan

The Plymouth and South West Devon Joint Local Plan (the JLP) will replace the Core Strategy and other Development Plan Documents, including the Sherford New Community Area Action Plan, as the statutory development plan once it is formally adopted.

Annex 1 of the National Planning Policy Framework (the Framework) provides guidance on determining the weight in relation to existing and emerging development plan policies.

- For current development plan documents, due weight should be given to relevant policies according to their degree of consistency with the Framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given).

- For the JLP, which is an emerging development plan, the weight is to be determined by the stage of its preparation, the extent to which there are unresolved objections, and its degree of consistency with the Framework.

The JLP is at an advanced stage of preparation. The precise weight to be given to policies within the JLP will need to be determined on a case by case basis, having regard to all of the material considerations as set out in the analysis above.

In relation to this application the following JLP policies are relevant:SO1 (Delivering the spatial strategy); SO2 (Strengthening Plymouth's role in the region); SO5 (Delivering growth in Plymouth's Eastern Corridor Growth Area); SO6 (Delivering a prosperous and sustainable South West Devon); SO10 (Maintaining a beautiful and thriving countryside); SO11 (Delivering high quality development); SO12 (Delivering infrastructure and investment); SPT1 (Delivering sustainable development); SPT2 (Sustainable linked neighbourhoods and sustainable rural communities); SPT3 (Provision for new homes); SPT4 ( Provision for employment floorspace); SPT5 (Provision for retail development); SPT6 (Spatial provision of retail and main town centre uses); SPT7 (Working with neighbouring areas); SPT8 (Strategic connectivity); SPT9 (Strategic principles for transport planning and strategy); SPT10 (Balanced transport strategy for growth and healthy and sustainable communities); SPT11 (Strategic approach to the natural environment); SPT12 (Strategic infrastructure measures to deliver the spatial strategy); SPT13 (European Protected Sites – mitigation of recreational impacts from development); PLY2 (Unlocking Plymouth's regional growth potential); PLY5 (Safeguarding Plymouth's mineral resources); PLY48 (Sherford new community); PLY49 (Sherford Community Park Strategic Greenspace); PLY54 (Saltram Countryside Park Strategic Greenspace); PLY55 (Hazeldene Quarry Minerals Safeguarding Area and buffer zone); PLY57 (Strategic infrastructure measures for the Eastern Corridor Growth Area); DEV1 (Protecting health and amenity); DEV2 (Air, water, soil, noise and land); DEV3 (Sport and recreation); DEV4 (Playing pitches); DEV5 (Community food growing and allotments); DEV7 (Meeting local housing need in the Plymouth Policy Area); DEV9 (Meeting local housing need in the Plan Area); DEV10 (Delivering high quality housing); DEV14 (Maintaining a flexible mix of employment sites); DEV16 (Providing retail and town centre uses in appropriate locations); DEV19 (Provisions for local employment and skills); DEV20 (Place shaping and the quality of the built environment); DEV21 (Conserving the historic environment); DEV22 (Development affecting the historic environment); DEV24 (Landscape Character); DEV27 (Nationally protected landscapes); EV28 (Protecting and enhancing biodiversity and geological conservation); DEV29 (Green and play spaces); DEV30 (Trees, woodlands and hedgerows); DEV31 (Specific provisions relating to transport); DEV32 (Meeting the community infrastructure needs of new homes); DEV33 (Waste Management); DEV34 (Delivering low carbon development); DEV35 (Renewable and low carbon energy); DEV37 (Managing flood risk and water quality impacts); DEL1 (Approach to development delivery and viability, planning obligations and the Community Infrastructure Levy).

Considerations under Human Rights Act 1998 and Equalities Act 2010

The provisions of the Human Rights Act 1998 and Equalities Act 2010 have been taken into account in reaching the recommendation contained in this report.

Proposed Conditions in full:

1. This permission authorises amendments to planning permission reference 1593/17/VAR subject to the revised conditions below, and for the avoidance of doubt, trigger points referred to herein shall be read together and in combination across the masterplan site and not separately.

Reason: To ensure that the development is carried out as envisaged, save in relation to this amendment, and in recognition that development under the original consents have commenced.

2. All applications for the approval of all of the Reserved Matters (as required by condition 4 below) for all parts of the masterplan site (referred to as “Reserved Matters sites”) shall be submitted to the Local Planning Authority for approval by no later than 14th August 2030.

Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended) in recognition that the site will be phased over many parcels of development and to ensure that the suitability of the development may be reviewed against the provisions of the prevailing development plans.

Approved Drawings

3. The development hereby permitted shall be carried out in accordance with the submitted drawings and documentation which are hereby approved, unless otherwise provided for in any other conditions attached to this permission. A schedule of the submitted drawings and documentation are set out in the “Informatives” section of this Decision Notice.

Reason: To ensure that the proposed development is carried out as envisaged by the application to which this approval relates and that there is a clear framework for the submission of any of the details as required by the following conditions.

Reserved Matters

4. With the exception of development comprising the Main Street, no development pursuant to this outline permission shall commence on any part of the site until the approval of the details of the appearance, layout and scale of the buildings, the means of access thereto, and the hard and soft landscaping (hereinafter called the “Reserved Matters”) for that part of the site has been obtained in writing from the Local Planning Authority. The development shall be carried out strictly in accordance with the approved details.

Reason: The application is for outline planning permission with approval of the specified details still required in accordance with Section 92 of the Town and Country Planning Act 1990 (as amended).

5. Detailed plans and particulars of the Reserved Matters required by condition 4 above, shall be submitted together for each Reserved Matters site (unless otherwise agreed in writing by the Local Planning Authority) and shall include finished floor levels and existing and proposed ground levels in relation to a fixed datum, and scaled cross-sections through the Reserved Matters site and adjacent land. Development shall be carried out strictly in accordance with those approved details.

Reason: To ensure that full and adequate information is provided to enable proper assessment of the proposed development.

6. The submission of all Reserved Matters and the implementation of the development hereby permitted shall be carried out in accordance with the mix and disposition of land uses outlined within the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F, and the implementation strategies contained therein, and in broad conformity with the layout identified on the Land Use Key Fix Parameter Plan and the Parameters Plans as listed out in Informative 2, or in accordance with any Neighbourhood Design Code submitted pursuant to condition 10 (or any subsequent amendment to the Land Use Key Fix Parameter Plan or the Parameters Plans which may be subsequently approved in writing by the Local Planning Authority).

Reason: To ensure that there is a clear framework for both the development and for the submission of applications for Reserved Matters approval.

7. Unless otherwise agreed in writing by the Local Planning Authority, the Main Street, and external boundary of the urban development hereby approved shall be as shown on the approved Land Use Key Fix Parameter Plan.

Reason: To ensure that there is a clear framework for both the development and for the submission of applications for Reserved Matters approval.

Phasing

8. The development hereby permitted shall be carried out in accordance with the Phasing Strategy and Phasing Plan as set out in chapter 10 of the Design and Access Statement June 2018 and the Design and Access Statement Addendum September 2018 Rev F, or any subsequent version of the Phasing Plans that has been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, residential development shall be carried out in the sequential order as outlined within the Phasing Plan.

Reason: To ensure that there is a clear and phased framework for both the development and for the submission of applications for Reserved Matters approval so that the development is carried out in a sustainable and coherent manner.

9. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority pursuant to condition 4 shall include a phasing plan for that Reserved Matters site. The phasing plan shall set out the timescale for implementation and delivery of all land uses located within that Reserved Matters site, landscaping and open space and (where applicable) adoption. No development within that Reserved Matters site shall be commenced until such phasing plan has been approved in writing by the Local Planning Authority.

Reason: To ensure that the development of sites in which Reserved Matters approval is sought is carried out in a sustainable and coherent manner.

Neighbourhood Design Codes

10. Prior to the submission of the first Reserved Matters application for development within a Neighbourhood or the Employment Area as defined by the Character Areas Plan within the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F, there shall first be submitted a Neighbourhood Design Code and indicative Masterplan prepared in accordance with the requirements of Principle 02 and the tables contained therein of Chapter 2 of the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F, which shall be approved by the Local Planning Authority prior to the submission of any Reserved Matters application within that Neighbourhood. All applications for Reserved Matters approval shall be accompanied by a Design Statement which shall explain how the proposal conforms to the requirements of the Design and Access Statement and the

approved Neighbourhood Design Code submitted pursuant to this condition, for that Reserved Matters site.

Reason: To ensure that the development as envisaged by the outline application is satisfactorily implemented.

Energy

11. The development shall be carried out in accordance with the approved Energy Strategy Review 2018 10334/RE/001 rev4 (as submitted pursuant to the requirements of 49_7/2426/06/O), unless other such details are subsequently submitted to and approved in writing by the Local Planning Authority. The Neighbourhood Design Codes and subsequent applications for Reserved Matters approval shall clearly demonstrate how the proposals will contribute to meeting the targets agreed therein. Detailed plans and particulars for the reserved matters shall include a statement to demonstrate how that application will deliver the required carbon reductions as set out in the approved Energy Strategy Review.

Reason: To ensure that the cumulative provision of measures to achieve the on-site carbon reduction targets can be appropriately phased and implemented throughout the construction phase, in the interests of providing a higher sustainable community that reduces the causes that result in climate change.

Building Standards

12. All non-residential buildings to be built at the development hereby permitted, shall be constructed so as to achieve an ‘Excellent’ BREEAM rating unless a different rating is specified by the end user. Following completion of any such building, a formal assessment shall be undertaken by a licensed BREEAM assessor and a copy of that assessors report, along with the Certificate, shall be issued to the Local Planning Authority prior to the occupation of any such building.

Reason: To ensure that the development exhibits best practice in sustainable construction techniques so that its contribution to causes that result in climate change are significantly reduced.

Drainage

13. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall include a detailed scheme for the provision of a surface water drainage management system on and off that Reserved Matters site. The detailed scheme shall be consistent with the proposals and principles of the Flood Risk Assessment 10376/FRA/03 June 2018 and the Surface Water Drainage Strategy as shown on the Drainage and Hydrology plan outlined in the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F and in accordance with the principles of the approved Neighbourhood Design Code for that part of the site. The surface water drainage management system shall be informed and evidenced by a programme of percolation tests carried out in accordance with BRE Digest 365 Soakaway Design (2016) across a representative number of test sites across the development area with focus on the locations and depths of the proposed infiltration devices. The scheme shall also be informed by the results of a groundwater monitoring programme, undertaken over a period of 12 months over that part of the site (unless a different period is agreed in writing by the Local Planning Authority). The details provided should also take into account overland flows, and details of exceedance routes for events where the design standard has been exceeded such that these flows will not increase the risk of flooding of properties on and off the site and or to Third Party Land including the highways outside the site, and that exceedance flows should be intercepted and contained on the site and are directed away from areas of public access unless forming part of the surface water drainage management system. The detailed scheme shall also include a timetable of works and details of how the system will be

managed and maintained. No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority. The scheme shall be constructed and completed in accordance with the approved specification and timetable. No development within the Reserved Matters site shall be occupied until the detailed scheme for that Reserved Matters site is fully implemented.

Reason: To ensure that there are satisfactory measures for disposing of surface water so to avoid the risk of flood and pollution to the water environment.

14. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall include detailed proposals of the main and foul water drainage for the area to which that Reserved Matters application relates. The details shall accord with the Flood Risk Assessment June 2018 and shall be fully implemented prior to the occupation of any building within the Reserved Matters site. No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority.

Reason: To ensure that there are adequate proposals for the treatment of the main and foul water drainage so to avoid pollution to the water environment.

15. No oils, fuels or chemicals shall be stored on any part of the site unless details of the storage facility, including measures for containing accidental releases to the environment, have been submitted to and approved in writing by the Local Planning Authority, and until such a storage facility has been implemented in accordance with the approved details.

Reason: To ensure that the environment and amenities of the area are safeguarded against pollution.

16. No sewage or trade effluent (including cooling water containing additives, vehicle washing effluent and steam cleaning effluent) shall be discharged to the surface water management system.

Reason: To prevent pollution to the water environment.

17. Vehicle loading or unloading bays and storage areas involving chemicals or other pollutant shall not be connected to the surface water management system.

Reason: To prevent pollution to the water environment.

Landscape and Ecological Management Strategy (LEMS)

18. No development permitted under this permission shall take place until a Landscape and Ecological Management Strategy (hereafter referred to as the ‘LEMS’) has been submitted to and approved in writing the Local Planning Authority.

The LEMS shall pull together all of the mitigation and Green Infrastructure requirements outlined within the Environmental Statement February 2018 and Environmental Statement Addendum June 2018, and the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 and shall include;

a) The strategic ecological and landscape vision and management objectives for the site;

b) Baseline summaries for ecology, landscape and arboriculture;

c) A plan showing and naming component Green Infrastructure areas for example; the Community Park, Sherford Quarry Wood Corridor, Sherford Stream Corridor, A38 Corridor, other woodlands, and neighbourhood areas;

d) A Neighbourhood and Green Infrastructure Phasing plan and delivery schedule (which outlines the action/timetable/trigger/responsibilities) identifying delivery of Green Infrastructure components to be provided as part of each Neighbourhood as defined on the Character Area Plan and Community Park Phasing Plan. For the avoidance of doubt, bat road crossings required for the Main Street and Northern and Southern Avenue should be identified separately within the delivery schedule;

e) Headline Green Infrastructure Plans for each Neighbourhood and Green Infrastructure component identified in subsection d) above setting out the key aims and objectives for ecology, landscape, access, and water management;

f) A Habitat Balance Sheet proposed for each Neighbourhood and Green Instructure phase (as outlined in the Neighbourhood and Green Infrastructure Phasing Plan above);

g) A Dark Corridors Plan, based on Figure 7.18 of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018, which should set clearly the extent, minimum width and light levels to be established within each identified Dark Corridor proposed. The Plan should also outline how light levels shall be achieved;

h) A framework for monitoring to ensure implementation of construction avoidance, mitigation, compensation and enhancement measures and the long term delivery of the proposed green infrastructure and species-specific ecological measures. A programme and framework for the reporting monitoring outcome to the Local Planning Authority should also be defined;

i) Measures to ensure that all Green Infrastructure proposals include provisions for safeguarding against the degradation of archaeological features.

The LEMS shall be updated every five years or prior to the first Reserved Matters application for a subsequent Neighbourhood (whichever comes sooner) as outlined on the Character Areas Plan.

Reason: To ensure that the Green Infrastructure and public open space envisaged by the outline application, and specifically those elements proposed as part of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018 are planned in a satisfactory manner as an integral part of the overall development.

Neighbourhood Green Infrastructure Plans

19. Prior to the approval of the first Reserved Matters Application pursuant to condition 4 above, within a Neighbourhood, or as or as outlined within the Neighbourhood and Green Infrastructure Phasing Plan referred to in condition 18 sub d) above, a Neighbourhood Green Infrastructure Plan shall be submitted and approved in writing by the Local Planning Authority. Each Neighbourhood Green Infrastructure Plan shall be based on the approved LEMS and shall include the following details;

a) Aims and Objectives for the components of Green Infrastructure within that area (as identified in condition 18 sub c) above);

b) An up to date ecological baseline for that area;c) Details and specifications consistent with the aims and objectives outlined within the

Design and Access Statement, Neighbourhood Design Codes, Earthworks Management Strategy, and Archaeology WSI, unless otherwise agreed, setting out;i) Design and function of key features;ii) Planting specifications, size (to HTA standards), numbers, density and

establishment requirements;iii) Management and use of appropriate soils;iv) Access, bins, shelter and interpretation provision;v) Design, creation and management of play areas and other hard landscaping;

vi) Creation of SUDS;vii) Proposals for pubic interpretation and engagement with the results of archaeological

work undertaken;viii) Bat road crossings (culverts and/or hop overs) and associated planting with scaled

plans (1:100) and cross sections. For the avoidance of doubt, the bat crossing situated to the east of Vinery Lane as indicated on the Indicative Dark Corridors Strategy Figure 7.18 shall be built in accordance with the details and particulars submitted to and approved pursuant to application reference 7_49/0351/145/DIS; and

ix) Management of invasive speciesd) A timetable for the implementation of works to ensure the components meets the

requirements of the LEMS; e) A Light Strategy, informed by lux contour plans, to ensure that strategic dark corridors

and bat road crossings are created which include a minimum corridor width of 10m of less than 0.5lux, in accordance with the requirements of the LEMS;

f) Other species mitigation measures;g) A landownership plan to define areas under private ownership, Management Company

or third party control;h) Management prescriptions of the Green Infrastructure area for soft landscape, hard

landscape (including play areas and street furniture) and species mitigation and enhancement, supported by a 12 month and 10 year schedule and responsibility matrix.

The details above shall be provided on detailed drawings and cross sections at a scale of 1:200 scale, and 1:20 for tree pit details, or as unless otherwise required by the conditions above.

The Neighbourhood Green Infrastructure Plans should also include a Biodiversity Monitoring Strategy to ensure that ecological avoidance, mitigation, compensation and enhancement measures are delivered. Such a strategy shall include;

i) Aims and objectives of monitoring;ii) Methods for monitoring (including analysis, timing and duration);iii) Responsible persons; andiv) A review and reporting regime (including to the Local Planning Authority) together

with a remediation procedure.

The Green Infrastructure shall be laid out strictly in accordance with the approved details within the timeframes outlined within d) above, and shall be retained in that manner thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the Green Infrastructure and public open space envisaged by the outline application, and specifically those elements proposed as part of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018 are planned in a satisfactory manner as an integral part of the overall development.

Water Courses

20. Details of the Neighbourhood Green Infrastructure plans which include works to or adjacent to a watercourse course, shall include a strategy for the restoration and enhancement of that watercourse where appropriate. The strategy shall include;

- A review outlining which redundant structures within each watercourse shall be removed or improved to enhance the quality of the watercourses for fish and aquatic wildlife and all opportunities for re-naturalising the watercourses with natural features;

- Plans detailing the extent and layout of a buffer zone adjacent to the watercourses including details of landscaping and any landscaping proposed, footpaths, fencing and lighting. The buffer zone shall extend a minimum of 5m from each bank of each watercourse;

- The detailed design of all new watercourse crossings, which shall take account of flood risk and biodiversity;

- Provisions for safe otter passage through the site, including the design of any otter fencing; and

- The management for the continued protection of all buffer zones and provisions for the ongoing maintenance shall be included within the provisions outlined in condition 19, above.

All works shall proceed in strict accordance with the approved details retained in that manner thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To enhance the quality of the watercourse environment for the benefit of wildlife and people.

Community Park

21. The Community Park shall be laid out in full and made available to the public in accordance with the Community Park Phasing Plan dwg no. 9716, the LEMS and respective Neighbourhood Green Infrastructure Plan for that area of the park. For the avoidance of doubt CP1 shall be laid out and made available in full for use prior to the occupation of 2000 dwellings; CP2 shall be laid out and made available in full for use prior the occupation of the 4000th dwelling; and CP3 shall be laid out and made available in full for use within 12 months of the commencement of the 5500th dwelling. The details and particulars provided for each phase of the Park as outlined within the Neighbourhood Green Infrastructure Plan shall include a detailed phasing plan outlining how that particular phase will be delivered such that the Phase of the Community Park will be delivered in increments or sub-phases.

Reason: To ensure that the Community Park envisaged by the outline application, and specifically those elements proposed as part of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018 are planned in a satisfactory manner as an integral part of the overall development.

22. Proposals for any Burial site to be included within the Community Park shall ensure that it will not be sited within 50m from a potable water source; 30m from a water course or spring; 10m from field drains; and not in standing water and the base of the grave must be above the local water table.

Reason: To protect the quality of controlled waters in the local area.

23. Prior to the commencement of the 5500th dwelling, a Community Park Management Plan will be submitted to the Local Planning Authority for approval. This document shall be based on the LEMS and merge all management and maintenance actions for the Community Park set out within the individual Neighbourhood Green Infrastructure Plans, and include the following;

a) A Community Park Plan detailing all land uses and built form;b) Management aims and objectives;c) A Management Area Plan to identify all management zones;d) Management actions for each management zone, including timetable and

responsibilities;e) Planning and legal requirements; andf) Monitoring protocols and review and variation procedures.

Once approved, the Community Park shall be managed in accordance with the Community Park Management Plan.

Reason: To ensure that the Community Park envisaged by the outline application, and specifically those elements proposed as part of the Environmental Statement February 2018 and the

Environmental Statement Addendum June 2018 are capable of being secured in the long term and their purpose and function preserved.

Earthworks

24. The development hereby permitted shall be carried out in accordance with the Earthworks Management Strategy June 2018 as included at Appendix 5.3 of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018, or any update to the Earthworks Management Strategy as approved by the Local Planning Authority.

Notwithstanding the details set out within the Earthworks Management Strategy, no works shall commence within each Neighbourhood as outlined on the Community Park Phasing Plan until details and particulars of the fill and soil deposition associated with that phase to be situated within the Community Park or other fill locations outlined in the Earthworks Management Strategy has been submitted to and approved in writing by the Local Planning Authority. Such details shall include;

a) Detailed scale drawings, cross sections and contour plans for the area of fill;b) Phasing and timing plans for the different fill areas within that phase which are to be

prepared every 6 months outlining the type and nature of the works to be carried out within that period;

c) Phasing and timing plans that outline how the landscape and visual amenity impact for that area of work is reduced and contained to a minimal area to ensure early release as public open space – this shall include details of advanced planting to address visual impacts, and measures to temporarily reduce the visual impact of temporary soil heaps;

d) Details of the compaction methodology to be employed to ensure that 95% compaction (where necessary) is achieved for the placed material;

e) Methodologies for testing and reporting on the works to demonstrate land reinstatement and end-state specification;

f) Details and locations of all haul routes; g) Measures and methodologies to suppress and mitigate any identified impacts of dust

and Air Quality to the surrounding area and residential properties in accordance with IAQM guidelines;

h) Details of the measures to be employed during the works to protect, retain or mitigate habitats and species affected by the fill works including tree and hedgerow protection, of features to be retained including any planted under this permission; and

i) Details for the drainage arrangements associated with the fill in respect of both the end state solution but also throughout the deposition period to ensure that water courses are safeguarded from pollutants.

The development shall take place in accordance with the approved details.

Reason: To ensure that the management of soil is undertaken in a sustainable and appropriate manner, and in the interests of good planning and environmental and landscape considerations.

Reserved Matters Green Infrastructure Plans

25. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall include a Reserved Matters Green Infrastructure Plan, which will demonstrate compliance with the LEMS for that Reserved Matters site. Each Reserved Matters Green Infrastructure Plan shall include;

a) Details of both hard and soft landscaping works for the Reserved Matters site. These details shall include proposed finished levels, means of enclosure, pedestrian access and circulation areas, hard surfacing materials, street furniture and retained historical features where relevant. All details of soft landscape works to be included within that application, shall include planting plans at a scale of 1:500 indicating the proposed

location, number, species, variety, stock size of planting, and density of new planting. Details shall include written specifications of planting operations including ground preparation, subsoiling, topsoiling, cultivation, soil improvement, mulching, aftercare and detail sections at a minimum scale of 1:20 to explain tree planting pit proposals.

b) Details of how and where the principles for habitats and species shall be implemented in detail on that Reserved Matters site;

c) Details of all wildlife protection measures to be used during construction of the Reserved Matters site;

d) Details for the management of all soft and hard landscape areas provided on the Reserved Matters site, including a 12 month and 10 year schedule; and

e) A timetable setting out the implementation of all works and confirmation of suitability qualified personnel responsible for overseeing their implementation of the Reserved Matters site, including variation procedures;

No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority. Development of that Reserved Matters site shall proceed strictly in accordance with the approved details.

Reason: To ensure that applications for Reserved Matters approval contain satisfactory information to enable proper assessment of biodiversity mitigation, compensation and enhancement within the site.

Tree and Hedgerow Removal

26. Any trees or planting comprised within any approved schemes specified in conditions 18, 19, 20, 21 and 25, or condition 4, which are not the subject of a separate prior agreement with the Local Planning Authority and which, within a period of 10 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 otherwise approved in writing by the Local Planning Authority. All existing hedgerows and trees to be retained shall be protected during construction operations in accordance with BS5837: 2012 and shall be maintained to that standard until development has been completed unless otherwise agreed through the conditions above.

Reason: To ensure that any tree or trees of amenity value as well as the schemes overall landscaping proposals can be safeguarded to ensure that the effectiveness of the landscaping can be preserved.

Public Open Space/ Areas for Play

27. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority pursuant to condition 4 shall include detailed plans and particulars for any Local Area for Play, Locally Equipped Area for Play or Neighbourhood Equipped Areas for Play, including Multi-use Games Areas where necessary, Bowling Greens and Public Parks, Civic Parks and Urban Parks, to be located within that Reserved Matters site. No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority. The features shall be provided at locations broadly consistent with those identified on the Illustrative Landscape Masterplan, Green Infrastructure Plan, Play Strategy Plan and Legibility Framework Plan contained within the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F, and delivered in accordance with the implementation and phasing requirements to be previously agreed in writing by the Local Planning Authority.

As a minimum, the detailed plans and particulars shall include cross-sections and details of hard and soft landscape materials, boundary treatments and access points, surface and path treatments, furniture (including seating, bollards, bins, and cycle stands), structures and shelters, signage, play and sport equipment, public art, trees, water features, and lighting.

The development shall be carried out strictly in accordance with the approved details.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable proper assessment of the proposed public open space and play areas as the application was made in outline form and approval of the details specified are still required.

Transport

28. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority pursuant to condition 4 shall include details of the design, layout, levels, gradients, materials, method of construction, street lighting and drainage of all roads, parking areas, cycleways, and footways forming any part of that site. No part of the development within a Reserved Matters site shall be occupied until that part of the service road which provides access to it has been constructed in accordance with the approved details.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable proper assessment of the proposed street scene as the application was made in outline form and approval of the details specified are still required so to achieve a street pattern that secures a safe and attractive environment.

Northern and Southern Avenues

29. No more than 2750 dwellings shall be occupied until either Northern Avenue or Southern Avenue has been completed and has been made available for use by the public.

Reason: To ensure that the Main Street route is not over trafficked before an alternative route is available.

30. No more than 4000 dwellings shall be occupied until both Northern Avenue and Southern Avenue have been completed and have been made available for use by the public.

Reason: To ensure that the Main Street route is not over trafficked before alternatives are available.

31. Northern Avenue and Southern Avenue shall be completed strictly in accordance with detailed plans that shall have been submitted to and approved in writing by the Local Planning Authority, unless approved on applications submitted pursuant to condition 4 above.

Reason: To ensure that the alternative routes to Main Street are carried out in an acceptable manner as the application has been made in outline form and approval of the details specified are still required.

Northwest Expansion

32. The development hereby approved shall include provision for a dedicated link road to the western boundary of the site leading from the Main Street. Prior to the commencement of the development within the Sherford Town Centre Neighbourhood as shown on the Character Areas Plan contained within the Design and Access Statement June 2018 and the Design and Access Statement Addendum September 2018 Rev F, the link road shall be delineated on a plan to be submitted to and approved in writing by the Local Planning Authority. No development shall occur within the area delineated for the link road unless alternative provision is made and agreed in writing by the Local Planning Authority.

Reason: To ensure that the principles of legibility as envisaged by the outline application is maintained as the application has been made in outline form with details of the layout to Reserved Matters sites still to be provided, and to future proof this development for potential development planned to the west.

Road Closures

33. All road closures associated with the development shall be carried out in accordance with Method Statement submitted to and approved pursuant to application reference 7_49/1408/15/DIS.

Reason: To ensure that the development is undertaken in a manner that has minimal impact upon residents and users of existing highways.

Cycleways and Footways

34. No development shall commence beyond 80% of the residential units permitted within the Sherford Western Neighbourhood until the cycle route linking the development to the Cycle Route 2 through the Community Park as identified on the Recreational Plan contained within the Design and Access Statement June 2018 has been completed.

Reason: To ensure that the application as envisaged is carried out in a satisfactory manner so to ensure that residents have access to suitable recreational facilities within the development at an early stage.

35. If the cycle route referred to in condition 34 above is to be located within the application site, then details and particulars for such a link shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any works to that cycle route.

Reason: To ensure that appropriate details of the proposed cycle route are provided as this application has been made in outline form with details of the Reserved Matters still to be provided, so to ensure that residents have access to suitable recreational facilities within the development at an early stage.

36. This permission includes the provision of cycleways that are located broadly in accordance with the Recreational Plan contained within the Design and Access Statement June 2018 and the Design and Access Statement Addendum September 2018 Rev F. Each cycle route shall be provided in accordance with detailed plans and particulars previously submitted to and approved in writing by the Local Planning Authority. Development shall not commence beyond 80% of the residential units permitted within the Eastern Garden Neighbourhood as identified on the Character Areas Plan contained within the Design and Access Statement June 2018 and the Design and Access Statement Addendum September 2018 Rev F, until all cycleways identified on the Recreation Plan are completed and available for public use.

Reason: To ensure that the development is delivered in accordance with that envisaged by the outline application and in order to promote cycling and walking as an alternative to the use of private cars.

37. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall include details for any public accesses and cycleways that connect the Reserved Matter site to the wider network of footpaths and cycleways contiguous to the Reserved Matter site. No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority. The development shall proceed strictly in accordance with the approved details.

Reason: To ensure that applications for Reserved Matters approval are satisfactory to enable full and proper assessment of the proposed footpath and cycleway arrangements within which Reserved Matters site, as this application was made in outline form and approval of this detail is still required to ensure that the development is delivered in a coherent and integrated manner.

38. The stopping up of and diversion of any footpath or bridleway associated with the development shall be out in accordance with the Method Statement submitted to and approved pursuant to application reference 7_49/1408/15/DIS.

Reason: To ensure that the development is undertaken in a manner that has minimal impact upon the recreational amenity associated with existing footpaths and bridleways within and around the site.

Car Parking

39. Each Neighbourhood Design Code as required by condition 10 shall include a Car Parking Strategy which shall outline proposals for car parking within that area. The Car Parking Strategy shall detail the maximum provision of spaces for each use within that area and demonstrate how the level of car parking will be dependent upon its proximity to the High Quality Public Transport (HQPT) route and the Neighbourhood centres as delineated on the Land Use Key Fix Parameter Plan within the approved Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall demonstrate how the Reserved Matters site achieve the standards set out within the Car Parking Strategy and shall also detail provision of public car parking areas and shall show management regimes including waiting restrictions. The Development shall be carried out in accordance with the approved strategy.

Reason: To ensure that adequate levels of private parking spaces are designed into the development in the interests of visual amenity and character, whilst encouraging a shift towards sustainable modes of transport as an alternative to the private car and hence reduce vehicular trips on the highway network as envisaged by the Transport Assessment and Transport Assessment Addendum documents October 2007 and May 2009.

40. Each parking space approved through details submitted pursuant to these conditions shall be constructed, as approved, and drained, surfaced and made available for use before any unit of accommodation that it serves is first occupied, and thereafter that space shall not be used for any purpose other than the parking of vehicles unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that any off-street parking that is to be provided as part of the development remains available in the interests of highway amenity and safety.

Cycle parking (non-residential)

41. No building, (with the exception of residential buildings) within any Reserved Matters site shall be occupied until secure spaces for cycle parking have been provided in accordance with details that have been previously submitted to and approved in writing by the Local Planning Authority. The secure areas for the storage of cycles so approved shall remain available for that purpose and shall not be used for any other purpose without the prior consent of the Local Planning Authority.

Reason: To ensure that there are secure storage facilities for occupiers or visitors of non-residential buildings in order to promote cycling as an alternative to the use of private cars and because the application was made in outline form and approval of this detail is still required.

Bus Stops

42. Detailed plans and particulars submitted in respect of all applications for Reserved Matters approval shall include details for the locations and accesses to bus stops within that Reserved Matters site. No development approved pursuant to such application shall be occupied until all bus stops (with the exception of those located along the High Quality Public Transport route) within that Reserved Matters site have been provided to a specification which shall have been previously approved in writing by the Local Planning Authority.

Reason: In the interest of highway safety and amenity and to encourage greater use of public transport for journeys to and from the development.

Bus Stops (High Quality Public Transport)

43. All bus stops that form part of the High Quality Public Transport route along the Main Street shall be provided to a specification that shall be previously agreed in writing by the Local Planning Authority, and shall be available for use at the commencement of occupation of the neighbourhood they serve.

Reason: In the interest of highway safety and amenity and to encourage greater use of public transport for journeys to and from the development.

Housing

44. The number of dwellings permitted within the site as defined by this planning permission, when taken together with 1593/17/VAR and 7_49/2426/06/O, and the number of dwellings permitted within the site as defined by Plymouth City Council planning permission Ref: and 06/02036/OUT, and 16/00247/OUT shall not exceed 5500.

Reason: To ensure that the development is carried out in the manner as envisaged by the outline application.

45. No dwelling authorised by this permission shall be occupied until any garage(s) and/ or parking space(s) approved for that dwelling pursuant to condition 4, have been provided. All garages and parking spaces, if any, shall thereafter be retained for the parking of vehicles unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that adequate on-site garages and parking areas and access thereto are provided in the interests of public safety and the amenities of the individual property owners.

46. No dwelling permitted by this development shall be occupied until provision for a secure area for the storage of at least one bicycle and appropriate refuse storage units have been provided in accordance with previously approved details.

Reason: To ensure that there are adequate storage facilities for occupiers or visitors of all dwellings in order to promote cycling as an alternative to the use of private cars and because the application was made in outline form and approval of this detail is still required.

47. The development hereby approved shall be carried in accordance with the Clustering and Distribution Strategy submitted to and approved pursuant to application reference 7_49/0069/15/DIS. Applications for approval of Reserved Matters shall demonstrate compliance with the approved Clustering and Distribution Strategy specifying the mix and tenure of housing, location of affordable units and how progress is made towards achieving a community wide mix as set out in the Clustering and Distribution Strategy.

Reason: To ensure the Affordable Housing element is appropriately distributed and integrated with the Market Housing.

Commercial/Employment

48. No development for buildings within the specified use class of the Town and Country Planning (Use Classes) Order 2017 shall exceed the total maximum area of gross floorspace stated in the Table below, unless otherwise agreed in writing by the Local Planning Authority. For the avoidance of doubt, this applies to the entire masterplan site including (when read together with 1593/17/VAR and 7_49/2426/06/OUT) and development permitted by Plymouth City Council under planning permission reference 06/02036/OUT and 16/00247/OUT;

Land use

A1A2,A3,A4,A5 B1,B2,B8

Gross floorspace (sqm) 12834 3906 5360013400

C1,C2 21390 D1,D2 49290 Sui Generis 930

The delineation of land uses hereby permitted shall be as identified on the Land Use Key Fix Parameter Plan contained within the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F, but for the avoidance of doubt;

- The total A1-A5 permitted floorspace must be situated across the three neighbourhoods and not within one single Neighbourhood;

- No more than 43,500sqm of the permitted B1-B8 floorspace may be located within the Employment Park (as delineated on the Character Areas Plan);

- B1(c), B2 and B8 development shall only be permitted within the Employment Park (as delineated on the Character Areas Plan);

- B1(a) and (b) may only be accommodated within the Town Centre Mixed Use Centre.

Reason: To ensure that the development is carried out in a manner envisaged by the outline application.

49. Prior to the commencement of development within any Neighbourhood within an approved Neighboured Design Code area pursuant to the requirements of condition 10, or the Town Centre or the Employment Land (as identified on the Character Areas Plan), a Marketing and Delivery Strategy shall have been submitted to and approved in writing by the Local Planning Authority to be applied to the A and B classes, as applicable, to be situated within that area. The strategy shall include;

a) An up to date report on the market conditions at that point in time;b) The vision, character and unique attributes which will be prompted for that area;c) Details of the commercial space to be provided within that area or neighbourhood,

parameters and minimum and maximum sizes of each of the units;d) Identify how the commercial space will be marketed to include its unique selling point,

marketing periods, reporting requirement of the marketing review, and the process of adjustment to respond to the market results;

e) Anticipated timeframes for delivery of the commercial spaces to ensure that the commercial spaces are delivered within a suitable timeframe in line with residential development; and

f) The role of the Local Authorities, or other bodies, that can be provided to support delivery.

The submission of Reserved Matters applications shall be in accordance with the provision of the approved strategy.

Reason: To ensure that there is an appropriate framework in place to deliver the commercial spaces to shape and inform the submission of Reserved Matters applications prior to the submission of Reserved Matters.

50. Each Marketing and Delivery Strategy shall ensure that the following provisions apply; a) No one individual retailer (A Classes) shall exceed a floorspace of 2500sqm;b) A minimum of 4000sqm of the permitted B1(c), B2 and B8 shall be in units of less than

235sqm; andc) No single B8 shall exceed 6000sqm

Reason: To ensure that the development is carried out in a manner envisaged by the outline application by ensuring that the proliferation of large units are controlled in the interests of providing a balanced and mixed community within the development without undermining surrounding centres.

Mixed Used Development

51. Any application for the approval of Reserved Matters consisting of non-residential development, or residential development sited within the Neighbourhood centres as delineated on the Land Use Key Fix Parameter Plan within the approved Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F, shall include details of any mitigation measures required to safeguard residential amenity against the impacts of conflicting land uses proposed in or adjacent to the area subject to such application. Such details may include methods of noise attenuation, ventilation and restrictions on delivery hours.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable assessment of the detailed proposals so to ensure that the amenities enjoyed by the occupants of properties juxtaposed with conflicting forms of development are protected.

52. No building or part of a building within the site which is to be used for uses within Classes A1-A5 of the Town and Country Planning (Use Classes) Order 2017, shall be occupied for trading until fume extraction and mechanical ventilation equipment have been installed in accordance with details that shall have first been submitted to and approved in writing by the Local Planning Authority. The equipment shall thereafter be retained and operated in its approved form for so long as the approved use of that building continues, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable assessment of the detailed proposals so to ensure that the amenities enjoyed by the occupants of properties juxtaposed with conflicting forms of development are protected.

53. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 for any commercial or employment premises shall include the following details; advertisements; proposed opening hours of A3, A4 and A5 units and proposed hours of operation for Class B uses; and all external lighting. No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable assessment of the detailed proposals so to ensure that the amenities enjoyed by the occupants of properties juxtaposed with conflicting forms of development are protected.

Construction Traffic Management Plan (CTMP)

54. The development hereby approved shall be carried out strictly in accordance with the Traffic CEMP as submitted to and approved pursuant to application reference 7_49/1408/15/DIS, or any

subsequent version thereof which has been submitted to and approved in writing by the Local Planning Authority. Any subsequent version shall include construction vehicle movements, construction operation hours, construction vehicle routes to and from the site with distance details, construction delivery hours, expected number of construction vehicles per day, car parking for contractors, specific measures to be adopted to mitigate construction impacts and a travel plan for contractors, a detailed traffic management plan to control the volume of through traffic on minor routes during the construction phases.

The development shall be carried out in such a manner as to ensure that; a) no access for construction traffic shall be achieved off Sherford Road; b) no extra traffic (in numerical terms) is introduced on to Sherford Road or Vinery Lane; c) means of calming traffic in Sherford Road and Vinery Lane south of the King George V

playing fields shall be introduced such that any extra traffic is avoided; d) access for construction vehicles shall be initially off Vinery Lane and from the north only;

e) the link road to the north of King George V playing fields shall be constructed to a standard acceptable to the Local Planning Authority within the first 12 months following the commencement of the first dwelling of the development;

f) the link road to the north of King George V playing fields shall be available for public traffic no later than the occupation of 170 dwellings within the site or 21 months after commencement of development whichever is sooner unless local highway conditions require that it be bought into use sooner to the reasonable requirement of the local planning authorities and highway authorities;

g) notwithstanding the above requirements, before the occupation of more than 170 dwellings access to the dwellings shall be achievable along the proposed link road to the north of King George V playing fields;

h) before occupation of the 170th dwelling within the site the existing Sherford Road shall be linked from a point adjacent to the Quarry to the link road north of King George V playing fields so that Sherford Road traffic is diverted on to it;

i) traffic management measures are taken on all routes leading to the development, including Vinery Lane, Ridge Road, to accommodate the extra construction traffic;

j) easy and direct access for public transport to the site incorporating turning facilities, and a convenient loop through the development; and

k) convenient and safe access for pedestrians and cyclists to and from the completed blocks.

Reason: To protect the residential and general amenity of the area from any harmful polluting effects during construction work.

55. No development approved under this consent shall commence until an overarching Generic CEMP pursuant to the requirements the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018 has been submitted to and approved in writing by the Local Planning Authority. The Generic CEMP shall update that which was approved pursuant to application reference 7_49/0069/15/DIS to include the works associated with the Earthworks Management Strategy June 2018 as included at Appendix 5.3 of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018. The Generic CEMP shall include aims and objectives for the protection of air, water, land, habitats, and species and shall include the following;

a) Air Quality (including dust) management measures;b) Surface water and groundwater protection measures;c) Noise Attenuation;d) Topsoil management measures;e) Waste management measures;f) Lighting control measures;g) Measures to deal with contaminated land;

h) Tree and hedgerow protection measures. i) A detailed arboricultural survey (including information about trees and hedges that are

to be lost/retained/translocated/replaced which should be prepared in accordance with BS5837;

j) Other habitat protection measures, as required by Chapter 7A of the Environmental Statement including control of invasive species;

k) Species mitigation measures including requirements for Natural England Licences, where required;

l) General hours of operation, including time limits on particular activities; m) Requirements to show location of construction compounds, storage areas, and access;

and

The Generic CEMP shall set out all responsibilities, monitoring and supervision measures during construction, including the role of an Environmental Clerk of Works (supported by ecological, arboricultural and landscape specialists, as required). The Generic CEMP shall also identify a reporting structure, including a reporting protocol and technical liaison with the Local Planning Authority, and the communication and complaints procedure for residents both on and off the site.

The Generic CEMP shall establish a structure for delivery of further more detailed CEMPs as follows;

- Neighbourhood Green Infrastructure CEMPs, based on the areas identified in the Neighbourhood and Green Infrastructure Phasing Plans;

- Reserved Matters CEMPs

All development and the submission of subsequent details CEMPs shall accord with the principles therein.

Reason: To protect the residential and general amenity of the area from any harmful polluting effects during construction work.

56. Prior to the approval of the first Reserved Matters application within a Neighbourhood Green Infrastructure Phase, a Neighbourhood Green Infrastructure CEMP shall be produced in accordance with the overarching Generic CEMP and submitted and approved by the Local Planning Authority. The CEMP shall be based on up to date ecological and arboricultural information as required by the Generic CEMP. Once approved, all construction work should be undertaken in accordance with this document.

Reason: To protect the residential and general environmental amenity of the area from any harmful polluting effects during construction work.

57. No development shall commence within a Reserved Matters site, until a Reserved Matters CEMP for that site has been submitted to and approved in writing by the Local Planning Authority, which shall have been prepared in accordance with the overarching Generic CEMP. The CEMP shall be based on up to date ecological and arboricultural information as required by the Generic CEMP. Once approved, all construction work should be undertaken in accordance with this document.

Reason: To protect the residential and general environmental amenity of the area from any harmful polluting effects during construction work.

58. No construction, demolition or engineering works (including land reclamation, stabilisation, preparation, remediation or investigation) shall take place on any Sunday, Bank Holiday or Public Holiday. Such works shall only take place between the hours 08:00 and 18:00 weekdays, and 08:00 and 13:00 on Saturdays unless otherwise permitted in writing by the local planning authority. No plant, machinery or equipment associated with such works shall be started up or be operational on the development site outside of these permitted hours.

Reason: To protect the residential and general amenity of the area from any harmful effects arising from construction work.

Noise

59. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall include a noise mitigation strategy. The strategy shall set proposed limits upon indoor ambient noise levels and external amenity area noise levels for each building type on the site and will include design criteria that will be employed to meet those levels.

For the avoidance of doubt, the noise mitigation strategy shall include provisions that as a minimum the following shall apply:

Internal and external noise levels for new noise sensitive premises should not exceed the following noise limits (NB: all time intervals are 1 hour, time weighting is fast unless stated otherwise):

Dwellings, including houses in multiple occupation, hostels, and hotels: Bedrooms (23:00 to 07:00 hours): 30dB LAeq, 45dB LAmax (slow)

Living rooms (07:00 to 23:00 hours): 35dB LAeq

Kitchens, bathrooms, WC compartments and utility rooms (07:00 to 23:00 hours): 50dB LAeq

External amenity areas: The allocated amenity areas for each dwelling shall be acoustically protected so that ambient noise levels are as low as practicable and no greater than 55 dB(A) LAeq, 1 hour 07:00-23:00 hours.

The application for Reserved Matters shall include details that set out the proposed measures to attenuate noise created outside of individual buildings to the levels identified in the noise mitigation strategy.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable assessment of the detailed proposals so to ensure that the amenities enjoyed by the occupants of properties are safeguarded.

60. Prior to the occupation of any dwelling that requires the provision of the Noise Attenuation Bund to the south of the A38 (as outlined within the Design and Access Statement) to comply the maximum noise levels specified in condition 59, details and particulars of the bund shall have been submitted to and approved in writing by the Local Planning Authority. Those dwellings shall not be occupied until such a bund has been installed in accordance with the approved details.

Reason: To ensure an acceptable level of residential amenity is achieved.

61. No building hereby permitted shall be occupied until the necessary noise mitigation measures as proposed at condition 59 and approved by the Local Planning Authority have been fully implemented.

Reason: To ensure that the development is delivered in an acceptable manner so to ensure that the amenities enjoyed by the occupants of properties juxtaposed with conflicting forms of development are protected.

Noise Impact Assessment – B2 Uses

62. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 for any building hereby permitted which is to be used for uses that fall within the Class B2 of the Town and Country Planning (Use Classes) Order 2017 shall include a Noise Impact Assessment The assessment shall identify the potential impact generated by that use on residential premises and specify measures to assimilate the building into the mixed use neighbourhood. No development within that Reserved Matters site shall be commenced until such assessment and proposed measures have been approved in writing by the Local Planning Authority.

Reason: To ensure that applications for Reserved Matters approval contain full and adequate information to enable assessment of the detailed proposals so to ensure that the amenities enjoyed by the occupants of properties juxtaposed with conflicting forms of development are protected.

Contamination

63. No development shall take place on any Reserved Matters site unless a scheme that deals with the risks associated with contamination of that site has been submitted to and approved in writing by the Local Planning Authority. That scheme shall include all of the following elements unless specifically excluded in writing by the Local Planning Authority.

a) A preliminary risk assessment/desk study identifying: i) all previous uses ii) potential contaminants associated with those use iii) a conceptual model of the site indicating sources, pathways and receptorsiv) potentially unacceptable risks arising from contamination at the site

b) A site investigation scheme, based on a) to provide information for an assessment of the risk to all receptors that may be affected;

c) The site investigation results and the detailed risk assessment b) 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.

Any changes to these agreed elements require the written consent of the Local Planning Authority. The scheme shall be implemented strictly as approved.

Reason: The application was made in outline form and further detailed assessment of the full risks associated with contamination and necessary remedial measures is still required to ensure that the development does not pose any threat to the environment or to health.

Contaminated Land: Remediation

64. Where the risk assessment identified at condition 63 above, identifies risks deemed unacceptable by the Local Planning Authority, a detailed scheme specifying remedial works and measures necessary to avoid risk from contaminants and/or gases when the Reserved Matters site is developed shall be prepared and submitted to the Local Planning Authority for approval. Any remediation scheme for contamination approved pursuant to this condition shall be fully implemented before the development within that Reserved Matters site commences. Any variation to the scheme shall be agreed in writing with the Local Planning Authority in advance of works being undertaken.

Reason: The application was made in outline form and further detailed assessment of the full risks associated with contamination and necessary remedial measures is still required to ensure that the development does not pose any threat to the environment or to health.

Contaminated Land: Verification Report

65. Prior to the occupation of any part of the development in which Reserved Matters approval is sought, a verification report demonstrating completion of the works set out in the approved

remediation strategy required at condition 64 (if applicable), which shall include detailed reports outlining the effectiveness of the 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 to demonstrate that the remediation criteria for that Reserved Matters site have been met. It shall also include, where relevant, any plan for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action and for the reporting of this to the Local Planning Authority.

Reason: The application was made in outline form and further detailed assessment of the full risks associated with contamination and necessary remedial measures is still required to ensure that the development does not pose any threat to the environment or to health.

Unsuspected Contamination

66. If, during development, contamination not previously identified is found to be present at the site then no further development within that Reserved Matters site shall be carried out (unless otherwise agreed in writing with the Local Planning Authority) until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amended investigation and risk assessment, and where necessary, a remediation strategy and verification plan detailing how this unsuspected contamination shall be dealt with.

Prior to the occupation of any part of a Reserved Matters site in which contamination not previously identified is found present, a verification report demonstrating completion of the works as specified in the approved remediation strategy (as required by this condition), and which outlines the effectiveness of the 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 to demonstrate that the remediation criteria for that Reserved Matters site have been met. It shall also include, where relevant, a plan for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action for the reporting of this to the Local Planning Authority. Reason: The application was made in outline form and further detailed assessment of the full risks associated with contamination and necessary remedial measures is still required to ensure that the development does not pose any threat to the environment or to health.

Air Quality

67. No dwelling hereby permitted shall be occupied until a scheme for monitoring air quality has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include provision for monitoring of oxides of nitrogen and particulate matter and shall include measures for monitoring the construction phases of the Earthworks Management Strategy and shall specify the time period the monitoring scheme will be applied. The scheme, as approved, shall be implemented and maintained thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To safeguard the amenities of future occupants of the residents.

Infrastructure

68. Detailed plans and particulars of the Reserved Matters submitted to the Local Planning Authority for approval pursuant to condition 4 shall include details for serving each building with High Bandwidth communication infrastructure. No development within that Reserved Matters site shall be commenced until such details have been approved in writing by the Local Planning Authority.

Reason: To ensure that the development is carried out in a satisfactory manner.

69. Unless otherwise agreed in writing by the Local Planning Authority, all pipes, meter boxes, fibre wires, and cables required by statutory undertakers and all other appropriate bodies, including telephone cabling, shall be placed underground or in suitably concealed locations that are not visually prominent.

Reason: In the interests of visual amenity.

70. No dwelling hereby permitted shall be occupied until a Sign Strategy has been submitted to and approved in writing by the Local Planning Authority. The Strategy shall detail how destinations within and external to the site are to be signed to vehicular, pedestrian and cycle traffic, including Street Naming, and how Sherford as a destination is to be signed from outside the site. The approved Sign Strategy shall be implemented in accordance with the timetable contained therein. The development shall proceed strictly in accordance with the approved Strategy.

Reason: To ensure that unnecessary journeys resulting from misdirection, air pollution and street clutter due to sign proliferation, can be reduced.

Gas Pipeline

71. No part of the development, which falls within the Inner and Middle consultation distances of the existing Gas Pipeline, shall be occupied until the pipeline rerouting has taken place in accordance with HSE report Kenn Wixenford (D1011): Second Bite Pipeline Assessment, and the existing pipeline which crosses the development site has been terminated and confirmation of completion of the necessary work has been obtained by the Local Planning Authority.

Reason: To ensure that no development that falls within the HSE consultation zones are occupied until the gas pipeline has been rerouted and therefore poses no risk to public safety.

Archaeology

72. No development permitted by this consent shall take place on the site until a Written Scheme of Investigation has been submitted to and approved in writing by the Local Planning Authority and the implementation of a programme of archaeological work in accordance with such approved Written Scheme of Investigation has been secured. The development shall be carried out at all times in accordance with the approved scheme or such other details as may be subsequently agreed in writing by the Local Planning Authority.

Reason: To ensure that an appropriate record is made of archaeological evidence that may be affected by the development.

73. If, during the course of the works of development, archaeological features not previously identified are found to be present, work shall immediately stop until the Local Planning Authority has approved the means of the retention or recording of those features.

Reason: To ensure that an appropriate record is made of archaeological evidence that may affected by the development.

Public Toilets

74. No development shall commence beyond 4000 dwellings within the site until at least two public toilet facilities have first been made available for public use, such public toilet facilities to be located as follows:

a) at the Park and Ride facility; and b) in the town centre

The facilities shall not be constructed until details and particulars pursuant to condition 4 have been submitted to and approved in writing by the Local Planning Authority. Such details shall include its size, capacity, lighting arrangements, and will also provide separate facilities for male and female disabled users as well as for baby changing. Details of maintenance arrangements, including the times of the day it is available for public use shall also be provided. The development shall proceed strictly in accordance with the approved details, and maintained in that manner thereafter.

Reason: To ensure the development is carried out in a satisfactory manner and because the application has been made in outline form and approval of these details is still required.

Local Materials

75. The development hereby approved shall wherever practicable be constructed with materials sourced as follows;

a) Up to 65% of bulk materials (by mass) and in any event no less than 35% of bulk materials (by mass) shall be derived from local sources (within 50 miles by road) of the development;

b) The materials used in the construction of road and external hard surfaces within the development hereby approved shall utilise a 30% recycled content from local (within 50 miles by road) reclaimed or recycled sources;

c) All bulk building materials to be used within the construction of the development hereby approved shall include 15% (as a percentage of the value of materials used) recycled content;

d) 100% of construction timber used in the construction of the development hereby approved shall be Forest Stewardship Council certified or equivalent and preference shall be given to renewable locally sourced and milled timber from within the Devon or South West area.

Reason: To reduce the distance building materials to the site are required to travel in the interests of sustainability, and also the local economy

Minerals Buffer

76. A Minerals Buffer Zone as shown on details submitted to and agreed pursuant to application reference 7_49/1117/15/DIS shall be provided, and development shall not be located within the Buffer Zone unless otherwise agreed in writing by the Local Planning Authority

Reason: To ensure that the amenities of future users of the development are safeguarded from impacts associated with Moorcroft Quarry, and to set a framework for future reserved matters applications.

Habitats Regulations

77. Prior to the occupation of any reserved matters site, a scheme to secure mitigation of the additional recreational pressures upon the Tamar European Marine Site, shall be submitted to and approved in writing by the Local Planning Authority. Such a scheme shall have regard to the extent of green infrastructure and the Community Park provided as part of the development where it can be demonstrated to the satisfaction of the Local Planning Authority and Natural England that this will provide alternative mitigation to the recreational impact of the development. The agreed scheme(s) shall be implemented in full prior to the first occupation of that reserved matters site.

Reason: The development lies in the Zone Of Influence of the Tamar European Marine Site (comprising the Plymouth Sound and Estuaries SAC and Tamar Estuaries Complex SPA) where it is considered there would be a likely significant effect from this development, when taken in combination with other plans and projects, upon these European designated sites. To ensure that the proposal may proceed as sustainable development, there is a duty upon the Local Planning

Authority to provide sufficient mitigation for any recreational impacts which might arise upon the European designated sites. In coming to this decision, the Council has had regard to Regulation 63 of the Conservation of Habitats and Species Regulations 2017 and the requirements of SHDC adopted policy and DEV28 of the proposed JLP

Main Street Conditions (Conditions 78 to 88) below refer specifically to development within the Main Street application)

78. The development of the Main Street, unless stated otherwise by the following conditions, shall be carried out in accordance with the details set out within the Main Street: Deep Lane Junction to Stanborough Cross January 2008 book, and the Main Street: Deep Lane to Stanborough Cross Addendum May 2009 as amended by the Main Street: Book Addendum – June 2018, with the exception of the following drawings;

BARTON WILLMORE 25142_BRL_PL003_Rev B Landscape General Arrangement, S73 Application; 25142_BRL_PL004_Rev B Landscape Proposals Plan Colour, S73 Application; 25142_BRL_PL202_Rev B Planting Plan and Schedule, S73 Application; 25142_BRL_PL005_Rev B Streetscape General Arrangement & Planting, Sheet 1 S73; 25142_BRL_PL006_Rev B Streetscape General Arrangement & Planting, Sheet 2 S73; 25142_BRL_R001_Landscape Management Plan including Maintenance Schedule; 25142/A5 Rev 06 – Detailed Design Code Compliance report, May 2016 25142_9906_Rev A Proposed Site Plan Section 73 Application

BROOKBANKS 10334-003-001 Traffic Management Context Plan; 10334-010-001 CDM Responsibilities; 10334-100-201_C School Access General Arrangement; 10334-100-211_A School Access Vehicle Tracking Sheet 1; 10334-100-212_A School Access Vehicle tracking Sheet 2; 10334-120-201_C School Access Location Plan; 10334-150-201_A School Access Standard Details Sheet 1; 10334-150-202_B School Access Standard Details Sheet 2; 10334-150-203 School Access Standard Details Sheet 3; 10334-500-201_E School Access Drainage; 10334-500-220 Surface Water Overland Flows Layout; 10334-510-201_A School Access Catchment Areas; 10334-700-201_B School Access Paving & Kerbing; 10334-800-201_A School Access Long Sections; 10334-1400-201_B School Access Lighting Design; 10334-SK-213_A School Junction Arrangement; 10334-SK-214_A School Junction Arrangement; C151321-S-L-13 T2; 10334TN06Rv0 – Technical Note: Response to Highway Comments; 10334TN07Rv0 – Technical Note: Primary School Entrance; 10334TN08Rv0 – Technical Note: The Square Operation; Sherford LPA EA Drainage comments Rev2; Sherford LPA DCC Drainage comments Rev1; Stage 1 RSA Sherford with design response comments; 10376 FRA-ADD01 Rev 2 Flood Risk Assessment with Appendices; 10376 TS01 Rev3 Transport Statement; 10376 Rev 1 Construction, Environmental and Management Plan (CEMP); 10334 TN03 Rev 1 Lighting Statement

Reason: To ensure that development of the Main Street sections of the application is carried out in accordance with the submitted details.

79. Development in respect of Stage 1 of Main Street, as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018 shall be carried out in accordance with the details submitted to and approved pursuant to application reference number 49/1588/15/DIS. Prior to commencement of construction of Stages 2 and 3 of the Main Street as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018, details for its hard surfacing, including footways that are included within this detailed approval, shall have been submitted to the Local Planning Authority for approval in writing. Such details shall include proposals for all guard-railing, stone walling, iron work, street lighting, tree grills, pavers, kerbing, details and dimensions of kerb up stands, gutter sets, channel types, measures to assist visually impaired pedestrians, verge materials and markings. The Main Street shall be completed strictly in accordance with the approved details prior to the occupation of 1300 dwellings.

Reason: To ensure a sense of place is achieved for the Main Street by the careful use of materials and layout.

80. Development in respect of Stage 1 of Main Street, as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018 shall be carried out in accordance with the details submitted to and approved pursuant to application reference number 49/1588/15/DIS. Prior to commencement of construction of Stages 2 and 3 of the Main Street as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018, details of all soft landscaping works to be located within that section of the Main Street detailed area, shall have been submitted to the Local Planning Authority for approval in writing. These details shall include planting plans at a scale of 1:500 and will indicate the proposed location, number of species, variety, stock size at planting, density of new planting, and phasing of new planting. Details shall also include written specifications of planting operations including ground preparation, subsoiling, topsoiling, cultivation, soil improvement, mulching, aftercare and detail sections at a minimum scale of 1:20 to explain tree planting pit proposals. A timetable for the implementation of each of the proposed planting specified by this condition shall also be submitted with the detailed plans and particulars referred to in this condition. The landscaping shall be set out as approved unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure a sense of place is achieved for the Main Street by careful use of soft landscaping and appropriate planting.

81. Development in respect of Stage 1 of Main Street, as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018, shall be carried out in accordance with the details submitted to and approved pursuant to application reference number 49/1588/15/DIS. Prior to commencement of construction of Stages 2 and 3 of the Main Street as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018, detailed plans and particulars for the street furniture to be located in that section of the Main Street, including dimensions of pedestrian refuges and bus platforms together with adjacent carriageway widths, bus stops and shelters (including provision for Real Time Information) seating, litter bins, cycle stands, cycle parking facilities, carriageway markings, bollards and signs shall have been submitted to Local Planning Authority for approval in writing. A timetable for the implementation of the features specified by those details shall also be submitted with the detailed plans and particulars referred to in this condition. The development shall take place strictly in accordance with the approved details.

Reason: To ensure a sense of place is achieved for the Main Street by careful use of street furniture as this detail is not known at this stage.

Deep Lane east bound on and off-slip traffic signals

82. Prior to the commencement of construction of any dwelling or community facility, improvement works to the existing traffic signals and junction layout at the Deep Lane east bound on and off slip road junction that are necessary to accommodate construction traffic at the development shall be carried out in accordance with the details and particulars submitted to and agreed pursuant to application reference 7_49/1440/15/DIS.

Reason: To ensure adequate construction access for the development in its initial phases.

Deep Lane Junction ‘north’ – Stage 1 and 2 works

83. Notwithstanding the details shown on submitted drawing D108 875 – 702B as set out in the Main Street: Deep Lane to Stanborough Cross Addendum May 2009, the works shall be carried out in accordance with the details approved pursuant to application reference 1792/16/ARC and shall be completed strictly in accordance with the drawings approved pursuant to this condition prior to the occupation of 1300 dwellings.

Reason: To ensure adequate highway provision for phases of the development to the east of Brixton Road. Deep Lane west bound off-slip traffic signals

84. Prior to the commencement of construction of any dwelling or community facility, improvement works to the existing west bound on and off slip road junction, that shall include the provision of traffic signals, as set out in the details and particulars submitted to and approved pursuant to application reference 7_49/0502/15/DIS shall be completed and made operational.

Reason: To ensure adequate construction access for the development in its initial phases.

Deep Lane Junction ‘south’ – Stage 1 and 2 works

85. Notwithstanding the details shown on submitted drawing D108 875 – 703D as set out in the Main Street: Deep Lane to Stanborough Cross Addendum May 2009, no work to Stage 3 of the Main Street as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018 shall commence until full details of the proposed highway improvements in the area covered by this drawing have been submitted to and approved by the Local Planning Authority. For the avoidance of doubt, the submitted drawings shall detail how Stage 1 and 2 works to Deep Lane Junction as identified on Figure: 3.1 GENERAL ARRANGEMENT SHOWING PROPOSED IMPROVEMENTS TO DEEP LANE INTERCHANGE, dated Aug 2007 as contained in the appendix “Technical Note 1 (v2) ref: D115162 MDCR” to the Transport Assessment Addendum October 2007, shall be carried out. The junction improvement shall be carried out prior to the occupation of 1300 dwellings and strictly in accordance with the drawings approved pursuant to this condition.

Reason: To ensure adequate highway provision for phases of the development to the east of Brixton Road.

86. Development of the Stage 3 section of the Main Street as defined on the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018 shall not commence until detailed plans and particulars of the design and construction of the proposed culvert and stream crossing in the location shown on 10376-105-104B and 10376-1100-104 as set out in the Main Street: Book Addendum – June 2018, have been submitted to and approved by the Local Planning Authority.

Reason: To ensure that details and particulars of this landmark feature are provided to enable a proper assessment of this element of the Main Street which have not been provided as part of the detailed element of this application.

87. A landmark feature shall be designed and erected in accordance with plans submitted to and approved by the Local Planning Authority in the 'Lozenge’ shown on drawing 10376-105-104B and 10376-104 as set out in the Main Street Phasing Plan 10376-SK-163 in the Main Street: Book Addendum – June 2018. The landmark feature shall be erected within a timescale previously agreed with the Local Planning Authority. The details of the ‘Lozenge’ shall be submitted to and approved by the Local Planning Authority to accommodate the landmark feature and including pedestrian friendly features to the satisfaction of the Local Planning Authority.

Reason: To ensure that details and particulars of this landmark feature are provided to enable a proper assessment of this element of the Main Street which have not been provided as part of the detailed element of this application.

88. Notwithstanding details submitted on the Main Street drawings and chapter 7 of the Environmental Statement February 2018 and the Environmental Statement Addendum June 2018, details of all bat crossing structures both under and over-ground and associated tree planting shall be submitted to and approved by the Local Planning Authority in respect of each Phase of the Main Street Development hereby authorised prior to commencement of any construction on that Phase of the

Main Street. For the avoidance of doubt, the bat structure associated with Stage 1 of the Main Street Development that is situated to the east of Vinery Lane has been agreed, and shall be carried out in accordance with the details submitted to and approved pursuant to application reference 7_49/0351/15/DIS.

Reason: To ensure a satisfactory provision is made for bats in harmony with highway integrity and safety.

As Directed by the Secretary of State for Transport

89. No more than 1300 dwellings shall be occupied within the Sherford Masterplan Area (in Plymouth as defined by Planning Application 06/02036/OUT and 16/00247/OUT and South Hams District as defined by Planning Application 7_49/2426/06/O, 0484/16/VAR, 1593/VAR and 0825/18/VAR) until a Park and Ride facility comprising of at least 500 car parking spaces is operational and has been confirmed as being so, in writing, by the Local Planning Authority. The Park and Ride facility shall be sited broadly in the location identified on the Land Use Key Fix Parameter Plan contained within the Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F.

Reason: To ensure that the development is phased appropriately in association with necessary transport infrastructure thereby safeguarding the A38 from adverse road safety and congestion impacts.

90. No more than 4000 dwellings shall be occupied within the Sherford Masterplan Area (in Plymouth as defined by Planning Application 06/02036/OUT, and 16/00247/OUT and South Hams District as defined by Planning Application 7_49/2426/06/O, 0484/16/VAR, 1593/17/VAR and 0825/18/VAR) until a park and ride facility comprising of at least 1000 car parking spaces is operational and has been confirmed as being so, in writing, by the Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the development is phased appropriately in association with necessary transport infrastructure thereby safeguarding the A38 from adverse road safety and congestion impacts.

91. Prior to the commencement of construction of any dwelling or community facility, improvement works to the existing west bound on and off slip road junction, that shall include the provision of traffic signals, as set out in the details and particulars submitted to and approved pursuant to application reference 7_49/0502/15/DIS shall be completed and made operational

Reason: To ensure that the development is phased appropriately in association with necessary transport infrastructure thereby safeguarding the A38 from adverse road safety and congestion impacts.

92. Notwithstanding the details shown on submitted drawings D108 875-700D, D108 875-702B and D108 875-703D as set out in the Main Street: Deep Lane to Stanborough Cross Addendum May 2009 no more than 1300 dwellings shall be occupied within the Sherford Masterplan Area (in Plymouth as defined by Planning Application 06/02036/OUT, and 16/00247/OUT and South Hams District as defined by the Planning Application 7_49/2426/06/O, 0484/16/VAR, 1593/17/VAR and 0825/18/VAR) until the highway works to A38 Deep Lane junction as shown on the Scott Wilson drawing D108 875-SK-H200B (received by the Highways Agency on the 10th November 2011), as superseded by the drawings approved pursuant to application reference: 1792/16/ARC in respect of the works to ‘Deep Lane north’, or an acceptable alternative, are in place, are operational and have been confirmed as being so the Local Planning Authority and the Highways England. In addition to the details shown on the drawings referred to in this condition, the highway works to A38 Deep Lane junction mentioned in this condition shall also incorporate appropriate facilities for pedestrians to cross the west bound A38 (T) on-slip at its junction with the B3416 and such shall

be installed concurrently with the highway works to the written satisfaction of the Local Planning Authority and Highways England.

Reason: To ensure that the development is phased appropriately in association with neighbouring development in the interests of highway safety.

INFORMATIVES

1. This Decision Notice refers to the plans and documents; Site Boundary Plan 9000; Site plan showing extent of area covered by application 9010; Illustrative Masterplan 9970; Design and Access Statement June 2018 and Design and Access Statement Addendum September 2018 rev F; Land Use Key Fix Parameter Plan; Building Heights Key Fix Parameter Plan; Density Plan, Legibility Framework Plan; Street Hierarchy Plan; Green Infrastructure Plan; Play Strategy Plan; Phasing Plan; Main Street: Deep Lane Junction to Stanborough Cross January 2008 as superseded and supplemented by Main Street: Deep Lane to Stanborough Cross Addendum May 2009 and Main Street: Book Addendum - June 2018; Transport Assessment November 2006 as superseded and supplemented by Transport Assessment Addendum October 2007 and Transport Assessment Addendum 2 May 2009; Flood Risk Assessment as superseded and supplemented by Flood Risk Assessment Addendum October 2007; Environmental Statement February 2018 and Environmental Statement Addendum June 2018 (which includes the Earthworks Management Strategy and updates to the Flood Risk Assessment and Transport Assessment); and the following drawings;

BARTON WILLMORE 25142_BRL_PL003_Rev B Landscape General Arrangement, S73 Application; 25142_BRL_PL004_Rev B Landscape Proposals Plan Colour, S73 Application; 25142_BRL_PL202_Rev B Planting Plan and Schedule, S73 Application; 25142_BRL_PL005_Rev B Streetscape General Arrangement & Planting, Sheet 1 S73; 25142_BRL_PL006_Rev B Streetscape General Arrangement & Planting, Sheet 2 S73; 25142_BRL_R001_Landscape Management Plan including Maintenance Schedule; 25142/A5 Rev 06 – Detailed Design Code Compliance report, Feb 2016 (updated May 2016); 25142_9906_Rev A Proposed Site Plan Section 73 Application

BROOKBANKS 10334-003-001 Traffic Management Context Plan; 10334-010-001 F10 CDM Responsibilities; 10334-100-201_C School Access General Arrangement; 10334-100-211_A School Access Vehicle Tracking Sheet 1; 10334-100-212_A School Access Vehicle tracking Sheet 2; 10334-120-201_C School Access Location Plan; 10334-150-201_A School Access Standard Details Sheet 1; 10334-150-202_B School Access Standard Details Sheet 2; 10334-150-203 School Access Standard Details Sheet 3; 10334-500-201_E School Access Drainage; 10334-500-220 Surface Water Overland Flows Layout; 10334-510-201_A School Access Catchment Areas; 10334-700-201_B School Access Paving & Kerbing; 10334-800-201_A School Access Long Sections; 10334-1400-201_B School Access Lighting Design; 10334-SK-213_A School Junction Arrangement; 10334-SK-214_A School Junction Arrangement; C151321-S-L-13 T2; 10334TN06Rv0 – Technical Note: Response to Highway Comments; 10334TN07Rv0 – Technical Note: Primary School Entrance; 10334TN08Rv0 – Technical Note: The Square Operation; Sherford LPA EA Drainage comments Rev2; Sherford LPA DCC Drainage comments Rev1; Stage 1 RSA Sherford with design response comments; 10376 FRA-ADD01 Rev 2 Flood Risk Assessment with Appendices; 10376 TS01 Rev3 Transport Statement; 10376 Rev 1 Construction, Environmental and Management Plan (CEMP); 10334 TN03 Rev 1 Lighting Statement

2. The Parameter Plans and Plan referenced in this decision notice are:

Land Use Key Fix Parameter Plan dwg 9600 Rev JBuilding Heights Key Fix Parameter Plan dwg 9602 Rev KStreet Hierarchy Plan dwg 9707 Rev DGreen Infrastructure Plan dwg BRL_103 Rev ACharacter Areas Plan dwg 9700 Rev H

Site Boundary Plan dwg 9000Site plan showing extent of area covered by application dwg 9010Community Park Phasing Plan dwg 9716Illustrative Masterplan dwg 9970

As per the Design and Access Statement June 2018;Density PlanLegibility Framework PlanRecreation PlanPlay Strategy PlanPhasing PlanIllustrative Landscape Masterplan

3. This permission is to be read in conjunction with the Section 106 Obligation dated XXXXXXXXXX, 19th October 2017, 15th August 2017, 4th January 2017, 26th October 2016, and 12th November 2013 between Plymouth City Council, South Hams District Council, Devon County Council, Red Tree (2004) LLP, and others AND for the avoidance of doubt the ‘commencement of development’ defined in the S106 Obligation refers to the requirements of that S106 Obligation and not to the requirements of this Decision Notice.

4. In this permission, reference to the "Sherford Western Neighbourhood", "Sherford Town Neighbourhood", and "Sherford Eastern Garden Neighbourhood" refer to the areas so named and delineated on the Character Areas Plan attached to this permission. References to "Neighbourhood" or "Neighbourhoods" shall be read as referring to any one or more of them as the context requires.

5. This authority has a pro-active approach to the delivery of development. Early pre-application engagement is always encouraged. In accordance with Article 31 of the Town and Country Planning (Development Management Procedure) (England) Order 2010, as amended, in determining this application, the Local Planning Authority has endeavoured to work proactively and positively with the applicant, in line with the National Planning Policy Framework, to ensure that all relevant planning considerations have been appropriately addressed.

6. Condition 70 can be satisfactorily addressed by means of a pre-occupation contribution towards improved management within the Tamar European Marine Site (informed by the SAMMS list) calculated in accordance with the current advice (or any subsequent SPD approved at the time the contribution is sought (minus an approved unit-based sum to reflect the mitigation benefits provided by the proposed green infrastructure and the Sherford Community Park to be provided as part of the development hereby permitted where this can be satisfactorily demonstrated) once the dwelling mix is formalised. At that time the Applicant should contact the Council's Development Management team for approval of the contribution and to arrange payment of the contribution. The scheme should also outline how information leaflets would be provided to all new residents to detail the importance of areas of the development for wildlife, and also the importance of surrounding habitats such as the Plymouth Sound and Estuaries SAC and Tamar Estuaries Complex SPA.