Bournemouth and Poole College of Further Education

Item No: 1

Case Officer: Mr D Mansell

Site: Bournemouth And Poole College Of Further Education North Road Poole Dorset BH14 0LS

Application No: 08/04351/050/F

Date Received: 19th June 2008

Agent: N J Collett Perkins Ogden Architects Construct House Winchester Road Alresford Hampshire SO24 9EZ

Applicant: Mr K Roberts

Development: Demolish existing buildings and construct a 3 storey college building with associated offices, a separate 2 storey sports hall and a single storey nursery with associated car park and landscaping.(As Amended by Drawings received on 1st, 11th September and 8th October 2008)

Ward: D 040 Parkstone

This planning application is brought before the Planning Committee because of the scale and nature of the proposals

Site Description

. The application site is the North Road campus occupied by which is enclosed by the rear gardens of homes in Fernside Lane, Danecourt Road and North Road.

. The site has two entrances. The principal access from North Road is close to its junctions with Fernside Road and Parkstone Road and the other is off Danecourt Road. There is also a public footpath that runs north to south across the eastern part of the site providing a pedestrian link from Danecourt Road to North Road.

. The site adjoins the boundary of the Poole Park Conservation Area and there is extensive tree cover within the site that follows former field boundaries. These trees are protected by a Tree Preservation Order

Relevant Planning History

. The site has a long planning history and includes proposals for minor alterations and works to facilitate the functioning of the college. The most relevant relates to the 4 storey Study Gallery proposal 09 March 1999 that is to be retained within the current proposal.

1 Current Proposal

. Redevelopment of Bournemouth and Poole College comprising demolition of existing building, erection of a new 3-storey building for teaching and administration; 2-storey sports hall and single storey nursery block including car parks and associated landscaping works.

. The proposals would enable the consolidation of 3 satellite College sites at Constitution Hill, Lansdowne (Bournemouth) and Knighton Heath Music Centre. They would result in a 20% net floorspace on the North Road site to approximately 24,000 sq.m (currently 20,000 sq.m), to accommodate 3,300 students (currently 2,500) and 700 staff (currently 550).

This proposed development comprises three phases of construction:

Phase 1:

. Demolish the single storey block adjacent the main entrance and the 3- storey wing of the main academic and administration buildings having provided alternative temporary accommodation on the campus. . Relocate or remove existing huts in the Phase 1 construction zone. . Construct the principal block, atrium, part of the entrance foyer and 345 parking spaces, including 190 in the student car park.

Phase 2:

. Demolish the remainder of the main academic and administrative buildings, the occupants of this and the temporary accommodation having first moved into the newly completed phase one buildings.  Remove the temporary accommodation.  Construct the Creative Industries and Technology blocks and completion of the main entrance foyer.  Provide 366 parking spaces.

Phase 3:

. Demolish workshop facilities, the occupants having moved into the newly completed phase two buildings. . Construct the Performing Arts Centre and Sports Centre and all outstanding external works. . Car parking as Phase 2 during Phase 3 buildings works. External works form a large part of Phase 3, including new areas of parking to allow the removal of parking to provide a landscaped setting for the Study Gallery, provide a final total of 478 spaces. . Car parking will remain available at the Constitution Hill site until all phases of new building have been completed. To minimise pressure for parking and its impact on the surrounding area during the construction period, the college will implement the provisions of the Travel Plan from the commencement of the building works.

REPRESENTATIONS

2 The planning application has been advertised in the local press, site notices displayed at both entrances to the site and notification letters sent to all adjacent residents. Four letters of representations have been received from adjoining residents who express the following concerns:

. Increased traffic congestion caused by transfer of students from the Constitution Hill site to the North Road campus. . Noise pollution due to close proximity of extended car park to the rear of homes in Danecourt Road and air and noise pollution from prolonged building works. . Disturbance from deliveries of building materials and machinery via the access off Danecourt Road. . Further loss of outlook from properties in Danecourt Road due to adjacent 3 storey buildings. . High traffic speeds along the access road within the site will require traffic calming measures.

Head of Strategic Planning Services: The proposal will secure a more sustainable and prosperous future for Poole and improve the facilities of an important local cultural resource in accordance with the provisions of Policy CF2 of the Poole Local Plan and emerging policy. An appropriate Travel Plan should be secured.

Head of Transportation Services:

 The submitted Transport Assessment is fully compliant with the scope set by Transportation Services and is supported by an Interim workplace Travel Plan to be adopted during the phased construction. The highway improvements required to cope with the proposals requires no works on the highway other than the proposed improvements to the bus stops on the North Road frontage. Sufficient traffic capacity is available within the existing infrastructure.

 Access is provided by means of the existing accesses in Danecourt Road and North Road by a loop arrangement, to assist circulation, with drop off points for persons with disabilities and other visitors along the south eastern side of the 3 storey building.

 The servicing arrangements and motorcycle and cycle parking provision (150 spaces) and car parking (478 spaces) are satisfactory. Given the proposed Travel Plan arrangements, the shortfall of 21 car spaces against the Council’s parking guidelines is acceptable. It is anticipated that the Travel plan will include a commitment to increasing the cycle parking provision if there is increased demand.

 The site has excellent access to bus and rail services and the main cycle route network, and the benefits realised from rationalising the layout of the site for higher educational use is wholly in accord with objectives of the Local Transport Plan.

Wessex Water: No objection.

3 Head of Environmental and Consumer Protection Services: No objection

Relevant Planning Policy

The following policies of the Poole Local Plan are relevant to this application: -

BE1 Design Code BE2 Landscaping BE16 Conservation Areas NE23 Coastal Zone and Shoreline Character BE11 Energy Efficiency BE9 Public Art NE27 Individual or Grouped Trees NE28 Tree Preservation Orders NE1 Pollution and Noise T2 Cycling Provision in New Development T3 Provision for pedestrians in new development T11 Car Parking Maxima T13 Traffic Generated by Development T14 Access to the Highway Network

Planning Considerations

Principle of Development

. The proposals are welcomed as improving and promoting cultural and educational opportunities and skills development in Poole. It accords with the Council’s ‘Striving for Excellence’ strategy, the Bournemouth Dorset and Poole Economic Development Strategy, ‘Raising the Game’, and complements the Vision and Spatial Strategy of Poole Local Plan First Alteration (adopted March 2004), as well as those of the emerging Core Strategy. It will achieve this by supporting skills development, increasing the profile of Poole (and Bournemouth), and investing in a prime site within Poole on a principal Transport Corridor.

Design

. The colours, materials and design of the proposed 3-storey Phase 1 building will complement the character and scale of the retained Study Gallery. The potential exists to significantly improve the setting of the Study Gallery, the clocktower and the adjacent civic space opposite and give the a far more appropriate context.

. Whilst light weight in appearance, an external colonnade will provide sufficient gravitas to the front façade of the 3 storey building to address the civic buildings opposite, frame the new landscaped space in front of the college entrance and enhance the setting of the public realm to create a fitting landmark at a key focal point in Poole.

. The atrium to the phase I building and glazed entrance feature creates a strong visual presence and active frontage to North Road with the principal

4 route through the inside of the building. The lightweight appearance of the building and the composition of its elevations would create a building that is wholly appropriate to its location.

. On the north western façade, the workshops incorporate inward facing spaces with workbays against walls with minimal low fenestration and are sited further away from adjacent homes than the existing workshop buildings.

Views into the site and Residential Amenity

. Views of the site from adjacent homes and Poole Park Conservation Area will generally be improved, most particularly by reason of the principal buildings being set further from the site boundaries. There will be sufficient distance between the proposed buildings and adjoining homes that levels of privacy and light to their occupiers will not be materially harmed.

. The campus buildings would not be prominent in views into the site either from surrounding streets or from further afield. Tree cover mitigates the visual impact of the 3-storey building viewed from afar, and from the vista of Seapoint View.

Landscaping

. A Master Plan provides a landscape framework for detailed landscape proposals that can be secured by condition. Adjacent to the North Road entrance this would include a sloped lawn, a study gallery courtyard, retained trees and complementary planting, an amphitheatre and performance space.

. Landscape improvements along the public footpath through the site would incorporate the existing protected trees that follow historic field boundaries adjacent to the footway. The entrance to the footpath from Danecourt Road would be improved with new dropped bollards, fencing, rumble strips of granite setts, gravel surfaces and landscape planting. The Master Plan also proposes informal and structured landscaped spaces to serve the needs of the college; its students, staff and visitors; and members of the public.

. A contribution has been agreed towards the cost of improvements and additional pedestrian footway space to enhance the setting of the clock tower commensurate with the improvements to the landscaped frontage of the site. Such improvements will create new public space by removal of a one way bus lane on the junction of Parkstone Road and North Road, removal of traffic signage and the restoration of the historical setting of the clocktower. The creation of this improved public realm at a key focal point will enhance the visual link between the campus and civic spaces, the character and appearance of the street scene and adjoining conservation area.

5 Trees

. The best trees on the campus are retained as an integral part of the Landscape Master Plan. Two lines of mature oak that cross the site and effectively divide it into three zones are among the sites greatest assets and the proposed layout both protects these trees and enhances their setting.

. Of the 287 trees on site, preserved trees and those at the boundaries make up the majority of the good specimens. Only two protected trees are to be felled, both of which are categorised as diseased or dying, and both are required to be removed for safety reasons. Those trees affected by the proposed redevelopment are generally of inappropriate species, immature and contributing little to the landscape character of the campus. Where the proposal require the removal of existing trees their loss is mitigated by new planting such that the quality of the replacement planting will exceed that of the trees lost.

. A strategic programme of tree planting forms a key strand of the landscape strategy and the new trees will be used to frame views, enclose spaces, reinforce routes and have a long term future.

Public Art

. The proposal provides an enhanced setting to the Study Gallery of Modern Art. This is a key element of the scheme and will increase the opportunity for the exhibition of art. The college also proposes to include art installations as part of the redevelopment, probably including work created by their own arts students.

. This proposed enhancement of an existing public art resource is a significant contribution in itself to public art in the community and in accordance with the provisions of Policy BE9.

Energy Efficiency

. A key attribute of the scheme is its environmental performance. The scheme is projected to achieve BREEAM ‘excellent’ rating; a 25% reduction in CO2 emissions beyond the requirements of Part L of the Building Regulations; and on-site generation from renewable sources of a minimum of 20% of the campus energy requirements.

Light and Noise Pollution

. External lighting of the building will be designed to minimise nighttime light pollution and nuisance to neighbouring properties.

. The replacement workshop facilities would be orientated away from adjacent residential properties to minimise the impact of noise generated by workshop activities.

6 Transport Infrastructure

 Appropriate provision is made for bicycle, motorcycle and car parking.

 Notwithstanding the projected staff and pupil number increases, the closure of the Constitution Hill site will reduce traffic movements between the sites and not give rise to a material net increase in traffic associated with the campus.

 The proposal provides improvements to the bus shelters and waiting facilities at the entrance to the college and to the footpath link from Danecourt Road to North Road.

 The proposed on-site provision of day-nursery facilities for students and staff will both increase opportunities for lifelong learning and reduce journeys arising from travel to alternative off-site facilities.

RECOMMENDATION

GRANT – Subject to a Section 106 Agreement to secure:

(i) A Full Workplace Travel Plan and appropriate monitoring fees to be submitted to and approved by the Local Planning Authority as follows: (a) Prior to construction works commencing a Travel Plan survey encompassing all existing college staff and students within the Borough of Poole campus shall be carried out and submitted for approval (b) Prior to construction works commencing a Travel Plan detailing measures to be introduced to mitigate against the loss of car parking during construction works to be submitted for approval and implemented upon the commencement of works. (c) A full Travel Plan for the campus, encompassing both staff and students, to be submitted for approval and thereafter implemented upon occupation of any of the approved buildings. (ii) Land (approximately 3.1m width) adjacent to Bus interchange to be dedicated to Highway Authority and full access for associated accommodation works on Poole college land, including the construction of a retaining wall to retain embankment, that wall to be on College land and subsequently maintained by College. (iii) £35,000 (plus admin fee) towards improvements to Public Transport Links (Bus Interchange) (iv) £5000 towards review of on-street parking controls in the area (to be held for 5 years following completion of works) (v) £35,000 (plus admin fee) towards hard and soft landscaping improvements to create new public space to improve setting of

7 the clocktower and improved public space at the junctions of North Road and Parkstone Road and Ferndown Road (vi) Access to areas in the locality of the North Road/Fernside Road frontage for the purpose of site investigation works.

Subject to the following condition(s)

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )

2 - Non Standard (Non Standard Condition ) Prior to the commencement of development a schedule and programme for the phasing of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with that approved programme unless otherwise first agreed in writing by the Local Planning Authority.

Reason - To ensure properly planned development and to ensure that development takes place in a manner that is compatible with a programme for the provision of off site works to the public highway in accordance with the provisions of Policies BE1, BE2 anfd T13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

3 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, samples and a colour schedule of all materials and finishes to be employed on the external faces of the building or buildings, hereby permitted, shall be submitted separately and approved by, the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

Reason - To ensure that the external appearance of the building(s) is satisfactory and in accordance with Policy BE1 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

4 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, no development shall take place until a detailed plan indicating the positions, design, materials and type of boundary treatment to be erected on the boundary edges of the site and where public spaces and routes exist or are proposed through the site have been submitted to, and approved in writing by, the Local Planning Authority. The boundary treatment shall be completed in accordance with a timetable agreed in writing with the Local Planning Authority. Development shall be carried out in accordance with the approved details, maintained for a period of five years and thereafter retained.

Reason - In the interests of amenity and to ensure that the structures form an integral part of the overall development hereby approved in accordance with Policies BE1 and BE2 of the Poole Local Plan First Alteration Adopted March 2004 (as

8 amended by Secretary of State Direction September 2007)

5 - Non Standard (Non Standard Condition ) The building operatives parking shown on drawing no. 5235/De1-10 hereby approved shall be provided within the site and retained during the whole of the building period for phase one.

Reason - In the interests of highway safety and convenience and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted March 2004. (as amended by Secretary of State Direction September 2007)

6 - Non Standard (Non Standard Condition ) Prior to the commencement of development of the second and third phase of the development hereby approved, the developer shall agree in writing with the Local Planning Authority to provide a temporary car park within or near the site to accommodate operatives' and construction vehicles in accordance with the agreed details for the whole contract period, unless otherwise agreed in writing by the Local Planning Authority.

Reason - In the interests of highway safety and convenience and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted March 2004. (as amended by Secretary of State Direction September 2007) The development site may change as the development proceeds and the initial area indicated for the temporary car park to accommodate operatives' and construction vehicles for the implementation of phase one may need to be relocated during the latter phases of development

7 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, the respective areas shown on the submitted plans as car parking spaces shall be constructed, laid out, and provided in all respects before the use hereby permitted is commenced, and shall thereafter be kept available for use at all times.

Reason In the interests of highway safety and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

8 - Non Standard (Non Standard Condition ) Prior to the occupation of the development within an agreed phase of the development hereby approved, secure cycle parking facilities as shown on the drawings shall be provided within that phase for both students, staff and visitors and operatives and thereafter retained.

Reason - In order to secure the provisions of appropriate facilities for cyclists and in accordance with Policiy T2 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

9 9 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, details of the fenced waste and storage enclosures located in the north western car park shall be submitted to, and approved in writing by, the Local Planning Authority, implemented prior to the first occupation of the first phase in accordance with the agreed details and thereafter retained.

Reason - In the interests of amenity and to ensure that no obstruction is caused on the adjoining highway and in accordance with Policies BE1, NE1 and T13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007)

10 - Non Standard (Non Standard Condition ) Notwithstanding the submitted plans, prior to the commencement of development, details of improvements to the Danecourt Road to North Road footpath link shall be submitted to, and approved in writing by, the Local Planning Authority. These works shall be based upon drawing no. WT1480Y08 Rev A dated 5/6/08 and shall include provision for appropriate drainage, lighting and surfacing. The approved works shall be completed within 3 years of the date of the college redevelopment works commencing unless otherwise agreed with the Local Highway Authority.

Reason - In order to secure the provisions of appropriate facilities for pedestrians in accordance with Policiy T3 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

11 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, the proposals for the landscaping of the site, as shown on the approved plans (including provision for the retention and protection of existing trees and other site features, tree and shrub planting, changes of level, land proposed for adoption and any walling or fencing, all to be shown on a large-scale plan annotated with full details of the scheme) shall be undertaken as follows: a) the scheme shall be implemented as a whole with new planting carried out in the planting seasonOctober to March inclusive immediately following commencement of the development. b) planting shall take place in accordance with BS 4428, including regard for plant storage and ground conditions at the time of planting. c) the Local Planning Authority shall be advised in writing when planting has been undertaken so that initial compliance with the condition can be confirmed. d) the scheme shall be properly maintained for 5 years including replacement, in the next planting season, of any plants (including those retained as part of the scheme), removed, found damaged, dead or dying, with those of a similar special and size, unless the Local Planning Authority consents to a variation in writing. e) the whole scheme shall be subsequently retained.

10 Reason - Pursuant to Section 197 of the Town and Country Planning Act 1990 and to protect and enhance the appearance and character of the site and the locality. in accordance with Policy BE2 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).

12 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, an arboricultural method statement prepared by an arboricultural consultant holding a nationally recognised arboricultural qualification providing comprehensive details of construction works in relation to trees shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of demolition/development. All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following:- [a) a specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2005 and a plan indicating the alignment of the protective fencing; b) a specification for scaffolding and ground protection within tree protection zones in accordance with BS5837; c) a schedule of tree works conforming to BS3998; d) details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires; e) plans and particulars showing the siting of the service and piping infrastructure; f) a full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of the access driveway including details of the no-dig specification and extent of the areas of the driveway to be constructed using a no-dig specification; g) details of the works requiring arboricultural supervision to be carried out by the developer's arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and h) details of all other activities which have implications for trees on or adjacent to the site].

Reason - In order that the Local Planning Authority may be satisfied that the trees to be retained on-site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

13 - Non Standard (Non Standard Condition ) Prior to the commencement of development within an agreed phase of the development hereby approved, a pre-commencement site meeting shall be held and attended by the developer's arboricultural consultant, the designated site foreman and a representative from the Local Authority to discuss details of the working procedures. Subsequently and until the completion of all site works, site visits should be carried out on a fortnightly basis by the

11 developer's arboricultural consultant. Copies of written site notes and/or reports detailing the results of site supervision and any necessary remedial works undertaken or required shall be submitted to and approved in writing by the Local Planning Authority. Any approved remedial works shall subsequently be carried out under strict supervision by the arboricultural consultant immediately following that approval.

Reason - In order that the Local Planning Authority may be satisfied that the trees to be retained on-site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

14 - TR050 (Tree Protection - No Fires/Concrete Mixing/Storage of Materials ) No fires shall be lit within 15 metres of the furthest extent of the canopy of any tree or group of trees to be retained on the site or adjoining land. No concrete mixing shall take place, or oil, cement, bitumen or chemicals stored within 10 metres of the trunk of any tree to be retained on the site or adjoining land.

Reason - To prevent trees on site and on adjoining land from being damaged during building works and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

15 - TR060 (Tree Protection - No Trenches/Pipe Runs/Alterations to Levels ) No trenches or pipe runs for services or drains shall be sited within the tree protection zone in accordance with BS5837 of any existing tree or group of trees to be retained on the site or on adjoining land, and no ground levels shall be altered within this same radius.

Reason - To avoid any undue damage to trees to be retained on the site and in accordance with Policy T28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

16 - TR080 (Replanting of a Specified Number of Trees ) 2 trees, of a size and species and in a location to be agreed in writing with the Local Planning Authority, shall be planted in accordance with BS3936 (Parts 1 and 4), BS4043 and BS4428 in the earliest planting season following implementation of this permission. The trees shall be thereafter maintained for a period of five years including the replacement of any trees, or any trees planted in replacement for it, which die, are removed or become damaged or diseased within this period with tree(s) of a similar size and of the same species, unless the Local Planning Authority gives written consent to any variation. The Local Planning Authority shall be notified in writing when the trees have been planted so that compliance with the condition can be confirmed.

Reason -

12 In order to preserve the visual amenities which at present exist on the site and to ensure that as far as possible the work is carried to current best practice and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

Informative Note(s)

1 - Non Standard Town and Country Planning (General Development Procedure) (Amendment) Order 2003 The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies: a) The proposal will not affect the character and amenities of the area, the shoreline area and adjoining conservation area - Policies BE1, BE2 , BE16 NE23. b) Residential Amenity will not be affected adversely. - Policies BE1 and NE1 c) Safe and secure facilities will be provide for cyclists and pedestrians in the new development - Policies T2 and T3 Highway safety willl not be compromised. - Policies T11 and T13 d) Transport Investment Contribution agreed - Policy T13 e) Ecological and Natural Habitats will be supported - Policies NE15, NE16 f) New planting of trees is proposed in mitigation and as suitable and appropriate replacement where protected trees are to be felled - Policy NE28 g) The proposal meets the BREEAM 'excellent' rating, will achieve a 25% reduction in CO2 emissions and generate a minimum of 20% of its energy requirements from on-site generation from renewable sources. - Policy BE11 Energy Efficiency h) The proposal contributes to the enhancement of and improvements to existing public art facilities - Policy BE9 Public Art

2 - IN160 - Reminder of Tree Preservation Order This site is covered by a Tree Preservation Order and separate consent(s) will therefore be required to do works to any trees not shown for removal, crown lifting or other operations on the planning application documents. Outline planning permission does not convey any approval for tree works.

3 - IN030 - Public Right of Way The applicant is advised that the Public Right of Way through this site shall be maintained at all times whilst work is being carried out on site and at no time shall this highway be obstructed.

4 - IN060 - No Authority to Affect Public Right of Way The grant of this planning permission does not entitle developers to obstruct a public right of way. The applicant is advised that a public right of way passes through/adjacent to the application site: this planning permission does not convey any rights to obstruct, divert or stop-up that right of way and the Local Planning Authority will, if necessary, take legal action to maintain the right of way.

13 5 - IN180 - Wildlife and Countryside Act 1981 Before commencing any works to trees, please note that, under the provisions of the Wildlife & Countryside Act of 1981, between the months of MARCH to AUGUST, no works should be undertaken to trees which would result in disturbance or loss of habitat of nesting birds. Contravention of the Act is a criminal offence. It should also be noted that bats and their habitats are protected by law and again, NO works should be undertaken to trees without seeking specialist advice. Specialist leaflets for the protection of birds can be obtained from the RSPB and information and advice on bats can be obtained from the Bat Conservation Trust.

6 - IN210 - Protection of Bats There is evidence that bats may be roosting within the site. All bats are fully protected under the Wildlife & Countryside Act 1981. Section 9 of the act makes it an offence to intentionally kill, injure or disturb a bat and to damage, destroy or obstruct access to any structure that is used by bats for roosting. Under the provisions of the Wildlife & Countryside Act 1981 you must consult Natural England, Dorset Team, Slepe Farm, Arne, Wareham, Dorset BH20 5BN before proceeding with the development authorised by this notice.

7 - IN230 - Control of Pollution Act 1974 Attention is drawn to Sections 60 & 61 of the Control of Pollution Act 1974, and to the associated BS Code of Practice BS 5228 1975, for noise control of construction and demolition sites. Statutory requirements are laid down for control of noise during works of construction and demolition. You are advised to contact the Council's Head of Environmental and Consumer Protection Services should you require any advice or assistance regarding noise requirements. There is to be no burning of vegetation or waste materials on site during construction.

8 - IN430 - Section 106 Agreement The land and premises referred to in this planning permission are the subject of an Agreement under Section 106 of the Town and Country Planning Act 1990.

9 - IN600 - Subject to Travel Plan This permission is subject to the implementation of a Travel Plan in accordance with the policies contained in the Poole Local Plan

10 - Non Standard Notwithstanding the submitted plans The applicant is informed that any works arising from the development, and having a direct effect upon the public highway, including kerb & footway crossing alterations at Danecourt Road & North Road indicated on drawings WT1480Y05 & WT1480Y09 shall be carried out to the specification and satisfaction of the Local Highway Authority.