Planning Committee 14 February 2017

REPORT SUMMARY

£$REFERENCE NO. 3/16/1298/FUL Construct new junction with Ringwood Road and estate

£$APPLICATION PROPOSAL road to serve the Woolsbridge Industrial Estate Ringwood Road, Three Legged Cross, Wimborne,

£$ADDRESS Dorset, BH21 6RA

£$RECOMMENDATION - Grant, subject to conditions: (see Section 9 of the report for the full recommendation) REASON FOR REFERRAL TO COMMITTEE The application is directly related to the delivery of a Major Core Strategy Site – Woolsbridge Industrial Estate – Employment Allocation VTSW6. SUMMARY OF REASONS FOR RECOMMENDATION  The proposal provides an enhanced vehicular access and will increase junction capacity to serve Woolsbridge Industrial Estate.  The new junction can be accommodated without detriment to highway safety, and suitable measures (secured by condition) have been proposed to address the highway impact of the proposals.  The proposal will allow protected trees to be retained off site.  Subject to appropriate mitigation – there will be no harm to biodiversity.  Subject to appropriate mitigation – the site can be properly drained.  There is not considered to be any significant harm to neighbouring residential amenity.  There are no material circumstances which would warrant refusal of this application. INFORMATION ABOUT FINANCIAL BENEFITS OF PROPOSAL The following are considered to be material to the application: Contributions to be secured through Section 106 legal agreement: N/A Contributions to be secured through CIL: N/A

Net increase in numbers of jobs: The proposal assists in the delivery of Woolsbridge Industrial Estate - Employment Allocation VTSW6. Ankers & Rawlings APPLICANT AGENT Boyle and Summers Ltd Developments Ltd PARISH/ WARD St Leonards TOWN Verwood COUNCIL PUBLICITY OFFICER EXPIRY 27 January 2017 SITE VISIT 09 September 2016 DATE DATE Planning Committee 14 February 2017

DECISION EXT. OF 28 September 2016 24 March 2017 Requested DUE DATE TIME RELEVANT PLANNING HISTORY App No Proposal Decision Date 3/15/0556/OUT ‘Outline application for the construction Planning 08 March of a mixed employment development Committee 2016 with a maximum floor space of Resolved to 33,400msq for Office, Research & Approve. Development, Light Industrial, General Industrial or Storage & Distribution use (including trade counter)(use classes B1a, B1b, B1c, B2 & B8) and a small element of floor space under use classes A1, A3, A5, D1 & D2. Engineering operations to form new access junctions from Old Barn Farm Road and new internal roads (Outline application with access and scale parameters to be determined at outline stage and layout, appearance and landscaping to be reserved for subsequent approval) Addendum to Transport Assessment Received 23/10/2015.’ App No Proposal Decision Date 3/12/0085/FUL Improvements to the junction of Refused 04 March Ringwood Road and Old Barn Farm 2014 Road serving Woolsbridge Industrial Estate. Works to include a widened and improved signalised junction, associated landscaping and replacement estate signage panels (as amended by plans received 1 June 2012) Reasons for refusal: Prematurity and loss of mature oak trees subject to Tree Preservation Order. Appeal decision details: Allowed by Inspector 09 February 2015

MAIN REPORT

1.0 DESCRIPTION OF SITE AND SURROUNDINGS

1.01 Woolsbridge Industrial Estate is situated to the south of Ringwood Road between Three Legged Cross and Ashley Heath. At just over 15 hectares this is the second largest industrial estate in East Dorset.

1.02 The industrial estate is situated within the Green Belt, close to a number of nationally designated sites of nature conservation. To the south-east of the site is the Moors Planning Committee 14 February 2017

Rivers Site of Special Scientific Interest (SSSI), to the immediate west is the Royal Logistics Corps (RLC) Petroleum Centre which is within the Holt and West Moors (SSSI); to the south is Lions Hill (SSSI). A number of Sites of Nature Conservation Interest (SNCI) are situated close by, including Woolsbridge Farm Carr SNCI.

1.03 The current access to Woolsbridge Industrial Estate is via the Ringwood Road and a priority ‘T’ junction known as Old Barn Farm Junction. Close to this access are a number of large oak trees subject to a Tree Preservation Order (TPO).

1.04 The application site comprises an area of land to the south side of Ringwood Road known as Oakfield Farm, this adjoins land known as ‘Site A’, which sits to the east of the existing Woolsbridge Industrial estate.

1.05 Oakfield Farm comprises 1.63ha of farmland, this is accessed by a small pull in and gate on the southern side of Ringwood Road. The roadside boundary is formed by a small ditch behind which are number of oak trees with holly and brambles beneath. The carriageway at this point is 6.4m wide with a 1.8m wide footway. The land itself is relatively flat and split into series of paddocks which are currently grazed by horses; the southern boundary of the site adjoins ‘Site A’ and is formed by a low hedge with further trees.

1.06 ‘Site A’ lies to the east of the existing industrial estate and is 4.3ha in size. This is triangular in shape and is constrained by a high voltage overhead power cable which crosses the site from west to east. The north east boundary of this site adjoin Oakfield Farm is formed by a tree lined field boundary; a second field boundary runs through the centre of this site. The site is accessed in the south west corner from Old Barn Farm Road.

2.0 PROPOSAL

2.01 A full planning application has been made to form a new junction onto Ringwood Road, and to provide a new estate road to serve Woolsbridge Industrial Estate.

2.02 The new access will provide additional capacity to serve the Industrial Estate and is in lieu of undertaking major junction improvements at the Old Barn Farm ‘T’ junction, which was approved at Appeal in 2014. These included a signalised junction and the removal of TPO trees.

2.03 The new junction will be a priority ‘T’ junction sited at an established access point opposite Oakley Farm, Ringwood Road. The junction will be provided with 120m visibility splays in each direction and a central pedestrian island. Ringwood Road will be widened to a 7.3m carriageway with improved 3m wide footway which may be used to create an off road cycle route to Woolsbridge Industrial Estate.

2.04 The new estate road will be swept south through the Oakfield Farm site, and then through ‘Site A’ joining onto Old Barn Farm Road – the principal distributor road serving the industrial estate. The proposed access road indicates three ‘stubs’ for future estate road development, and a layby for use as a future bus stop. A number of trees on the field boundaries within the site will be felled.

2.05 The application includes a tree survey and protection plan, biodiversity survey and mitigation plan, along with drainage details.

2.06 The land at Oakfield Farm is allocated in the Core Strategy as an area for the expansion of Woolsbridge Industrial Estate; this application pertains solely to the Planning Committee 14 February 2017

junction and access road; but is linked to outline Planning Application 3/15/0556/OUT.

2.07 The land at ‘Site A’ is currently subject to outline Planning Application 3/15/0556/OUT for:

‘Outline application for the construction of a mixed employment development with a maximum floor space of 33,400msq for Office, Research & Development, Light Industrial, General Industrial or Storage & Distribution use (including trade counter)(use classes B1a, B1b, B1c, B2 & B8) and a small element of floor space under use classes A1, A3, A5, D1 & D2. Engineering operations to form new access junctions from Old Barn Farm Road and new internal roads (Outline application with access and scale parameters to be determined at outline stage and layout, appearance and landscaping to be reserved for subsequent approval) Addendum to Transport Assessment Received 23/10/2015.’

2.08 This application was considered at the Council’s Planning Committee 08 March 2016 where Members resolved to approve the planning application subject to (i) conditions, and the (ii) signing of a Section 106 Agreement to provide a cycle link to the Castleman Trailway to the south.

2.09 The resolution to grant outline planning permission included a planning condition that required the new signalised junction at the Junction or Ringwood Road, and Old Barn Farm Road as approved by the Planning Inspectorate under application 3/12/0085/FUL to be implemented before occupation of the new industrial buildings. This signalised junction required the loss of a number of large oaks, subject to a Tree Protection Order (TPO) to be removed.

2.10 Application 3/15/0556/OUT for the wider expansion of the Woolsbridge Industrial Estate remains undetermined pending resolution of the delivery of the cycle link to the south, and to allow the secondary access to be provided which would in effect negate the need for a signalised junction to be constructed, and in turn allow the oak trees subject to the TPO to be retained.

3.0 SUMMARY OF INFORMATION

Existing Proposed Change/ net gain: From existing Total Site Area 5.93 5.93 No Change (ha) Use Agricultural Land Agricultural Land with Estate Road Access

4.0 RELEVANT PLANNING CONSTRAINTS

South East Dorset Green Belt Sites of Special Scientific Interest (SSSI) and Sites of Nature Conservation Interest (SNC) and located nearby. Planning Committee 14 February 2017

5.0 POLICY AND OTHER CONSIDERATIONS

 The National Planning Policy Framework (NPPF)  National Planning Practice Guidance (NPPG)

Development Plan: Christchurch and East Dorset Core Strategy – Part 1- 2014

 Policy VTSW6: Woolsbridge Employment Allocation, Three Legged Cross  Policy KS1: Presumption in Favour of Sustainable Development.  Policy KS5: Provision of Employment Land  Policy KS11: Transport and Development  Policy ME1: Safeguarding Biodiversity and Geodiversity:  Policy HE2: Design of New Development  Policy HE3: Landscape Quality  Policy ME6: Flood Management, Mitigation and Defence.  Policy ME7: Protection of Groundwater

East Dorset District Council Local Plan 2002- Saved Policies.

 Policy TEDEV3: Underground Ducting and Cables  Policy DES2: Criteria for Development to Avoid Unacceptable Impacts From Development  Policy DES6: Landscaping Schemes in Rural Areas  Policy DES7: Criteria Controlling Loss of Trees  Policy DES11: Criteria for Ensuring Developments Respect of Enhance their Surrounding

6.0 LOCAL REPRESENTATIONS

6.01 In addition to letters to neighbouring properties, a site notices were posted outside the site on 09 September 2016 with an expiry date for consultation of 02 November 2016.

6.02 2 representations have been received from immediate neighbours both objecting to the proposal on the following grounds:

 Highway safety  The widening of the road will encourage speeding  Noise  Dangerous position for a cycleway  Tree loss  Loss of habitat for bats

6.03 East Dorset Environment Partnership has commented that the views of Natural England and Dorset County Council Natural Environment Team be sought. Issues concerning the impact on the Moors River SSSI and the need to update the Biodiversity Mitigation Plan are raised.

7.0 CONSULTATIONS

Verwood Town Council 7.01 (Received 28 September 2016) – No objection. Planning Committee 14 February 2017

DCC Highways 7.02 (Received 16 September 2016) – No objection subject to conditions. ‘The submitted road junction and estate road are suitable for adoption subject to a number of minor design issues that can be resolved at the Section 38 and Section 278 stages. These include the need for the subsidiary junctions to be designed as footway crossings (as opposed to bell-mouth junctions), for signs to be removed from the proposed 3m wide cycleway and visibility splays to be provided at the various junctions along the new road (measuring 2.4m by 43.00m).

CED Trees and Landscape 7.03 (Received 25 January 2017) - No objection subject to conditions.

‘The tree felling to facilitate the proposed new access is acceptable; I take the Agent’s point that creating an access in this location with limited felling will allow the retention of important trees near the pub. No objection to this as long as there is some sort of formal statement from the applicant/Agent providing assurance that if the new access is approved, they will drop plans for creating the access already approved.

The plan submitted as part of the bundle from Barrell Tree Consultancy shows both of the lines of trees within the site to be felled and the lost amenity replaced in a 20m wide landscape strip shown along the Ringwood Road frontage with a return at the north and south end. This is quite a substantial loss and the new planting, substantially native and naturalised species, should be carefully considered to replace the lost amenity. A landscape condition will be required to achieve this. Some of the new planting is beneath the canopy of the existing trees so the planting will need careful design.’

8.0 APPRAISAL

8.01 The main considerations involved with this application are:

 The principle of development  Highways safety  The loss of trees on site and retention of TPO trees to the west.  Nature conservation  Drainage

These points will be discussed as well as other material considerations under the headings below.

Principle of Development

8.02 The National Planning Policy Framework (NPPF) sets out the Government’s objectives in relation to planning; and reinforces the presumption in favour of sustainable development.

Paragraphs 11 to 14 introduce the ‘golden thread’ which runs through the Framework, which is the presumption in favour of sustainable development.

Paragraph 7 confirms that there are three dimensions to ‘sustainable development’ – economic, social and environmental: Planning Committee 14 February 2017

i. The economic role includes – “…ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation…” ii. The social role is defined as – “supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural wellbeing” iii. The environmental role is seen as – “contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution,

8.03 The application site is located within the Core Strategy Policy VTSW6 - Woolsbridge Employment Allocation, Three Legged Cross. This area has been specifically identified in the Core Strategy as a Strategic Site for Employment and has been ‘removed from the Green Belt’ for this purpose. The expansion of the Estate gives the opportunity to support economic growth by expanding the choice of location for employers.

8.04 Planning application 3/15/0556/OUT for the development of the wider estate including ‘Site A’ has been agreed in principle by the Planning Committee, and a resolution to approve given; this application already shows the formation of an estate road through ‘Site A’.

8.05 The proposal for consideration is for a new junction and estate link road to provide a secondary access to the estate; in effect the majority of the estate road through ‘Site A’ has already been considered under application 3/15/0556/OUT.

8.06 The provision of a second access to Woolsbridge Industrial Estate increases road capacity and overall resilience should one access be unavailable. The proposal has the added benefit of negating the need for a signalised junction at the existing access at Ringwood Road and Old Barn Farm Road which would reduce the overall area of land required for construction. This would in turn allow the large oak trees at this location, which are subject to a TPO, to be retained.

8.07 In these respects the principle of development is supported under development plan policy and guidance contained within the NPPF, subject to normal planning considerations which are discussed below.

Highway Safety

8.08 The proposal shows the construction of a priority ‘T’ junction sited opposite Oakley Farm, Ringwood Road. The junction will be provided with 120m visibility splays in each direction and a central pedestrian island. Ringwood Road will be widened to a 7.3m carriageway with improved 3m wide footway.

8.09 The new access is being proposed to provide additional capacity for the Industrial Estate and will not in itself create any further traffic.

8.10 Ringwood Road is subject to a 40mph restriction, the road at this point is relatively straight with good visibility in both directions. The footway to the south is currently narrow and overgrown by vegetation; concerns about pedestrian safety have previously been raised by the Parish Council and Local Member. The proposal shows a widening of the road carriageway to facilitate the junction, and the widening of the southern footway to 3.0m, a width that would allow cycleway to be formed. These works will provide a benefit to pedestrians and cyclists at this point. Planning Committee 14 February 2017

8.11 Objections have been raised by two immediate neighbours, concerned at highway safety from the junction, and speeding caused by the widening of the road.

8.12 The scheme, and objections made, has been assessed by Dorset County Council Highways who advise that the design of the new junction and access road are acceptable and to adoption standards. These comments are subject to minor revisions to the internal junctions, and relocation of signs on Ringwood Road which might be controlled by planning condition(s).

8.13 DCC Highways advise that the proposal will not cause highway danger; and the proposal therefore meets Core Strategy Policy KS11.

The loss of trees on site and retention of TPO trees to the west

8.14 The northern boundary of the application site adjoining Ringwood Road comprises a number of mature oak trees, and smaller indigenous thorn and holly trees. Within the centre of the application site itself are two field boundaries which comprise a large number of indigenous trees and hedgerow species.

8.15 To the west at the current Woolsbridge Industrial Estate access - the junction of Ringwood Road, and Old Barn Farm Road – there are a number of large Oak trees subject to a TPO. Presently these trees are to be felled to allow a higher capacity signalised junction to be provided to serve the expansion of the industrial estate. Whilst these trees are outside the application site, the current proposal to provide a second access, will allow the signalised junction to be replaced by an improved ‘T’ junction allowing these trees to be retained.

8.16 In assessing the loss of trees on site, officers are mindful of the benefit of retaining the TPO trees located off site.

8.17 To create the junction onto Ringwood Road the proposal seeks the removal of one oak tree within the visibility splay to the east, and the part felling of an oak and birch to the west; four smaller holly and thorn trees are to be removed at the actual site entrance. The roadside boundary will then be improved through a new landscaping buffer 20m wide to include understorey planting. It is considered that this work is reasonable and necessary to provide site lines and will not cause harm to visual amenity. The landscaping scheme proposed and secured by condition would allow further planting and screening which over time would screen the industrial estate.

8.18 Within the site itself two hedgerows will be removed and new landscaping provided as part of the wider development of the industrial estate. The southernmost hedgerow was to be part removed as part of application 3/15/0556/OUT with the northernmost hedgerow retained for screening. In lieu of the loss of these hedgerows is the 20m landscape buffer referenced above.

8.19 The Council’s Tree and Landscape Team have assessed the proposal and given the proposal will allow the TPO Oak trees to be retained offsite, and the 20m landscape buffer, raise no objections subject to conditions. In these respect the proposal meets policies ME1, HE2 and HE3 of the Core Strategy, and Saved Policies DES6, DES7 and DES11 of the East Dorset Local Plan.

8.20 To secure the retention of the TPO trees off site, the outline application 3/15/0556/OUT for the wider industrial estate will need to be reconsidered at the Planning Committee and resolution modified. The planning condition requiring the Planning Committee 14 February 2017

signalised junction would need to be removed, and replaced with a condition to ensure that the secondary access, subject to this application, is constructed prior to the occupation of any buildings.

Nature Conservation

8.21 A Biodiversity Survey and Mitigation Plan has been provided as part of the proposal. The key headline findings are that a bat roost is located in trees close to the proposed junction, and an active badger sett is situated within 30m of the proposed access road in ‘Site A’.

8.22 The Biodiversity Mitigation Plan identifies that further bat surveys were required; these have now been provided and the mitigation plan amended accordingly. This proposed mitigation would include careful removal of trees with a licensed bat worker in attendance, and new bat roosts being provided, in conjunction with specialised lighting along the estate road.

8.23 In relation to badgers, setts are protected by the Protection of Badgers Act 1992. It is proposed to establish a 30m exclusion zone prior to works commencing on site to avoid impacts on the sett. If this is not possible e.g. due to insufficient working width and/or when the area adjacent the road is developed it will be necessary to develop a mitigation strategy and this would need to include closing the active badger sett, under a Natural England licence.

8.24 The Biodiversity Survey and Mitigation Plan, including the further bat survey, is being assessed by Dorset County Council Natural Environment Team (DCC-NET) who work in conjunction with Natural England and Dorset Wildlife Trust. Given the previous high standard of nature surveys and mitigation surveys across the site it is envisaged that a positive recommendation will be given. A verbal update will be provided at the Planning Committee.

8.25 In summary, subject to a positive comment from DCC NET the proposal would meet Policy ME1 of the Core Strategy.

Surface Water Drainage

8.26 The site is relatively flat and located close to the Moors River Site of Special Scientific Interest (SSSI).

8.27 The surface water drainage of ‘Site A’ has been considered under application 3/15/0556/OUT; this was resolved to be granted with a number of relevant conditions added. The previous Surface Water Flood Risk assessments of Sites A and B show both sites have very low risk from this type of flooding. An on-site balancing reservoir is located adjacent to the southern end of Old Barn Farm Road, in between Sites A and B. This was originally constructed in the 1980s to attenuate storm flows from the phased development of Woolsbridge Industrial Estate and would assist in reducing the potential for surface water flooding of the application sites.

8.28 Water from road surfaces will be attenuated by permeable paving and highway drains which will run to the balancing reservoir. Oil interceptors are to be added to ensure protection against pollution from oil leaks and highway pollutants do not pollute the Moors River SSSI.

8.29 Similar planning conditions to those applied to 3/15/0556/OUT will be added. Planning Committee 14 February 2017

Subject to these conditions being met the proposal meets Policies ME1, ME6 and ME7 of the Core Strategy.

Amenity of neighbours

8.30 In relation amenity, two neighbours have objected on the grounds of noise. The neighbours reside in properties on the northern side of Ringwood Road opposite the new junction.

8.31 In response the properties are located close to Ringwood Road which is a busy distributer road serving Three Legged Cross; on this basis there is a high background level of noise. The proposal will increase capacity at both junctions, but will not in itself increase vehicle movements. Notwithstanding this it is likely that vehicles approaching from the east will utilise this new access, this will involve a new turning movement into the estate, and arguably vehicles queuing to leave the estate will be momentarily static at the ‘T’ junction before accelerating away.

8.32 This change in noise pattern is difficult to objectively assess, however, in likelihood given the existing background noise the impact is not considered demonstrable, or to cause harm. On balance saved Policy DES2 of the Local Plan is met.

CONCLUSION

8.33 The proposal is made to support delivery of the Woolsbridge Employment Allocation Core Strategy Policy VTSW6 which is a Strategic Site for Employment in East Dorset. The expansion of the Estate gives the opportunity to support economic growth by expanding the choice of location for employers.

8.34 The provision of a second access to Woolsbridge Industrial Estate increases road capacity and overall resilience should one access be unavailable. The proposal has the added benefit of negating the need for a signalised junction at the existing access at Ringwood Road and Old Barn Farm Road which would reduce the overall area of land required for construction, which in turn would allow the trees at this location, which are subject to a TPO, to be retained.

8.35 The proposal has properly considered issues of nature conservation and drainage and there are no material considerations which would warrant refusal of this application.

8.36 In these respects the principle of development is supported under development plan policy and guidance contained within the NPPF.

8.37 Having assessed the material considerations as outlined within the report above, there are not considered to be any matters which would warrant a refusal of planning permission in this case. Approval subject to the following conditions is therefore recommended.

9.0 RECOMMENDATION – Delegate to the Development Management Manager to Grant, subject to the following:

A) Confirmation from Dorset County Council Natural Environment Team that the Biodiversity Mitigation plan is acceptable

b) Conditions: Planning Committee 14 February 2017

1. The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

Reason: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

16020-PO1 Location Plan 16020-PO2 Boundary Landscape Enhancement

54086/300 Internal Road Layout 54086/301 Internal Road Layout 54086/1000 Preliminary Internal Road Layout

JB-3262 001 P2 Oakfield Farm Access Proposed Junction JB-3262 080 P2 Preliminary Tree Clearance Plan JB-3262 090 P2 Visibility Splay and Swept Path Analysis

12158-BT5 Tree Protection Plan - Barrell Arboricultural Assessment and Method Statement - Barrell Tree Care July 2016 Transport Note - Calcinotto June 2016 Foul and Surface Water Drainage Strategy - Smith Foster June 2016 Biodiversity Survey Oakfield Farm Ecology Report - Ramboll July 2016

Reason: For the avoidance of doubt and in the interests of proper planning.

3. (DCC Highways 1) The construction of the approved estate road shall not commence unless and until the following works have been constructed to the specification of the Local Planning Authority:

The construction of the new junction with Ringwood Road, as shown on Drawing Number 001 P2 (or similar scheme to be agreed in writing with the Local Planning Authority).

Reason: These specified works are seen as a pre-requisite for allowing the development to proceed.

4. (DCC Highways 2) The proposed geometric highway layout shall be constructed in accordance with Drawing Number 54086/300 and Drawing Number 54086/301, unless otherwise agreed in writing by the Local Planning Authority. Thereafter, these shall be maintained, kept free from obstruction and available for the purposes specified.

Reason: In the interests of road safety.

5. (Trees Location of Services) Notwithstanding details already submitted within the Arboricultural Impact Appraisal and Method Statement, full plans and particulars showing the final siting of the services and soakaways shall be submitted to the Local Planning Authority for written approval prior to commencement of works on site. Planning Committee 14 February 2017

Reason: To demonstrate that the proposed development can be implemented without detriment to the existing trees that are to be retained on the site.

6. (Landscape Design 1 ) No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include:

Hard landscape and infrastructure proposed finished levels; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; signs, lighting etc.; proposed and existing functional services above and below ground (e.g. drainage and soakaways, power, communications cables, pipelines etc. indicating lines, manholes, supports etc.);

Reason: This information is required prior to commencement of development as the long term establishment, maintenance and landscaping of the site is necessary to preserve the amenity of the locality. This decision has also had regard to Policies HE2 and HE3 of the Local Plan and Government Guidance contained in the National Planning Policy Framework

7. (Landscape Design 2) Soft landscape works shall include planting plans; written specifications (including cultivation, protection and other operations associated with plant establishment); schedules of plants, noting species, plant sizes and proposed numbers and densities; implementation programme. Reason: To ensure the implementation of the scheme is carried out in accordance with the approved plans.

8. (Landscaping Implementation) All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed with the local planning authority.

Reason: This information is required prior to occupation of development in order to ensure the implementation of the scheme is carried out in accordance with the approved plans and to accord with Policies HE2 and HE3 of the Local Plan and Government Guidance contained in the National Planning Policy Framework.

9. (DCC LLFA - Surface Water 1) No development shall take place until a detailed surface water management scheme for the site, based upon the hydrological and hydrogeological context of the development, has been submitted to, and approved in writing by the local planning authority. The surface water scheme shall be implemented in accordance with the submitted details before the development is completed.

Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity.

10. (DCC LLFA - Surface Water 2) No development shall take place until details of maintenance and management of the surface water sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. These should include a plan for the lifetime of the development, the arrangements for Planning Committee 14 February 2017

adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime.

Reason: To ensure future maintenance of the surface water drainage system, and to prevent the increased risk of flooding.

11. (Tree Protection) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason: In order to prevent damage during construction to trees that are shown to be retained on the site.

12. (Biodiversity Mitigation Plan) The development hereby approved shall not be first brought into use unless and until the mitigation measures as detailed in the approved mitigated plan dated July 2016 (Rambol) - and addendum dated 23 February 2017 (Rambol) have been completed in full, unless any modifications to the agreed mitigation plan as a result of the requirements of a European Protected Species Licence, or the results of subsequent bat surveys have first been submitted to and agreed in writing by the local planning authority. Thereafter approved mitigations measures shall be permanently maintained and retained in accordance with the approved details, unless otherwise first agreed in writing by the local planning authority”.

Reason: In the interests of nature conservation.

Informatives:

1. (IFN06 - Grampian) NOTE: The highway improvement(s) referred to in the recommended condition above shall be carried out to the specification and satisfaction of the Local Highway Authority in consultation with the Local Planning Authority and it will be necessary to enter into an agreement, under Section 278 of the Highways Act 1980, with the Local Highway Authority, before any works commence on the site.

2. (IFN10 – Developer-Led Infrastructure) NOTE: The applicant is advised that, notwithstanding this consent, if it is intended that the highway layout be offered for public adoption under Section 38 of the Highways Act 1980, the applicant should contact Dorset County Council’s Development team. They can be reached by telephone at 01305 225401, by email at [email protected], or in writing at Development team, Dorset Highways, Environment and the Economy, Dorset County Council, County Hall, Dorchester, DT1 1XJ

3. (Surface Water DCC) Detailed proposals and supporting calculations will need to be supplied and approved in respect of subsequent submissions, and discharge of the requested surface water planning conditions listed above. To this end the following issues should be considered and suitable details supplied: Planning Committee 14 February 2017

• Verification that the proposed use and modification of the existing infrastructure / attenuation pond is acceptable to the operational body, said to be Wessex Water. • That the existing attenuation features have been cleared and returned to their design capacity prior to any additional connection or use. • Exceedance routes for failure scenario of the existing / proposed attenuation structures, or other elements of proposed scheme. • To ensure that existing / proposed attenuation features cannot be altered in the future without permission, designation under Schedule 1 of the Flood and Water Management Act should be considered. • Prior Land Drainage Consent (LDC) may be required from the relevant LLFA (DCC) to works to a channel with the status of Ordinary Watercourse (ref: ES ch.7 s 7.4.17).

Please note that DCC accept no responsibility or liability for any detailed calculations submitted in support of these proposals. We provided only an overview with regard to the scheme and compliance with best practice / design criteria, in terms of surface water management. Our generic guidance is attached.

4. (Land Drainage Consent) Under the terms of the Land Drainage Act 1991 the prior written Land Drainage Consent of the Lead Local Flood Authority (Dorset County Council in this case) is required for any proposed works or structures that could affect the flow of an ordinary watercourse (all non-main river watercourses/streams/ditches etc.). To discuss the scope of their controls and please contact Flood Risk Management Team at Dorset County Council on 01305 221837.

5. (Environment Agency- Pollution Prevention During Construction) Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site.

Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. We recommend the applicant refer to our Pollution Prevention Guidelines, which can be found at: https://www.gov.uk/government/collections/pollution-prevention-guidance-ppg

Background Documents:

Case Officer: Gareth Kitching

NB For full details of all papers submitted with this application please refer to the relevant Public Access pages on the council’s website.

The conditions set out in the report may be subject to such reasonable change as is necessary to ensure accuracy and enforceability.