Agenda item

Approved, subject to various requirements to be set out in the Minutes.

The Committee considered the application WNS/2021/1594/MAF Wind Tunnel Facility consisting of a wind tunnel with associated machinery and test sections, ancillary office with associated access, reconfiguration of parking, landscaping and associated works.

 

Tracey Hill, Major Projects Manager, outlined the application for the development proposed, the construction of an aerodynamic test facility consisting of a wind tunnel with associated machinery, test sections, ancillary offices and workshops.  The reconfiguration of the carparking is also proposed along with extensive landscaping to complement the wider site’s ambitious parkland setting for the new HQ building to the east.

 

Stuart Routledge, addressed the committee in support of the application.

 

In reaching its decision, the Committee considered the officer’s report and presentation, the address of the public speakers and the written update.

 

Resolved:

 

(1) That authority be delegated to the Assistant for Planning and Economy to grant permission, for application WNSS/2021/1594/MAF subject to the conditions detailed (and any amendments to those conditions as deemed necessary) and no objection received from the LLFA.

 

CONDITIONS

 

Time Limits and General Implementation Conditions

 

1.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason : To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

           

Approved Plans and Documents

 

2.    The development shall not be carried out otherwise than in complete accordance with the approved plans and details unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).  The approved plans and details are: 

 

Drawings

·       60S04050-JAC-ZZ-XX-DR-A-01-0001-P01- Location Plan received

04/10/2021

·      60S04050-JAC-XX-ZZ-DR-L-01-0006-P01 Proposed Site Plan received 04/10/2021

·      60S04050-JAC-ZZ-00-DR-A-02-0001-P02 Ground Floor Plan received 04/10/2021

·      60S04050-JAC-ZZ-01-DR-A-02-0002-P02 First Floor Plan received 04/10/2021

·      60S04050-JAC-ZZ-ZZ-DR-A-04-0001-P02 Elevations received 04/10/2021

·      60S04050-JAC-ZZ-ZZ-DR-A-05-0001-P02 Sections Plan received 04/10/2021

·      60S04050-JAC-XX-ZZ-DR-L-05-0001-P02 Site Sections Sheet 1 North and South received 15/10/2021

·      60S04050-JAC-XX-ZZ-DR-L-05-0002-P02 Site Sections Sheet 2 East and West received 15/10/2021

·      60S04050-JAC-ZZ-03-DR-A-02-0003-P02 Roof Layout Plan received 04/10/2021

 

Documents (received 04/10/2021 & 15/10/21)

·       Design and Access Statement Dated 30/09/21

·       Planning Statement

·       Transport Assessment TA/01m dated September 2021

·       Arboricultural Impact Assessment – 19-0549

·      Review of Air Quality Assessment - 60S04050-JAC-ZZ-XX-RP-Y-00-0002-P02 dated 27/09/21

·      Archaeological Investigtion, Recording, Analysis & Publication V1.0 dated 26/02/21

·       BREEAM Pre Assessment Appendix A

·       Ecological Assessment - 8181.EcoAss.vf1 dated July 2019

·       Landscape and Visual Appraisal (including figures) dated October 2021

·      Flood Risk Assessment 60S04050-JAC-ZZ-XX-RP-D-01-0001 P02 dated 27/09/21

·       Drainage Strategy document 60S04050-JAC-ZZ-XX-RP-D-01-0002 P02

·      Geotechnical Desk Study - 60S04050-JAC-XX-XX-RP-D-01-0001 Preliminary Revision dated 31/08/21

·      Noise Impact Assessment - 60S04050-JAC-ZZ-XX-RP-Y-00-0003 P02 dated 27/09/21 and Addendum dated 29/11/21

·      Lighting Impact Assessment - 60S04050-JAC-XX-XX-RP-Y-00-0004 P02 dated 27/09/21

·       1024-DFL

·      Dormice and bats additional survey received 07/10/2019 approved under S/2019/1490/MAF

 

Reason : To clarify the permission and for the avoidance of doubt.

 

3.    The development hereby permitted shall be carried out in accordance with the recommendations, mitigation and enhancements in section 5 of the Ecological Assessment by Ecology Solutions dated July 2019 (Ref: 8181.EcoAss.vf1) and Ecology Statement by Ecology Solutions, dated October 2021, unless otherwise agreed in writing by the Local Planning Authority.

           

Reason : To protect habitats and/or species of importance to nature conservation from significant harm in accordance with the Government's aim to achieve sustainable development as set out in Section 15 of the NPPF.

 

4.    The development hereby permitted shall be carried out in accordance with the recommendations set out in Section 7 of the Air Quality Assessment by Air Quality Consultants dated 16 July 2019 and Section 3 of the Review of Air Quality Assessment document dated 27 September 2021 unless otherwise agreed in writing by the Local Planning Authority.

           

Reason : In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government advice in the NPPF.

 

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BEFORE ANY DEVELOPMENT COMMENCES

 

Finished Floor Levels

 

5.    No development shall take place until details of all finished floor levels in relation to existing and proposed site levels and to the adjacent buildings have been submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall be constructed in accordance with the approved levels.

      

       Reason : In order to safeguard the visual amenities of the area in accordance with advice within Section 12 of the NPPF. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

       Protection of Retained Trees

 

6.    No development shall take place until the existing tree(s) to be retained, as identified within the Arboricultural Impact Assessment ref 19-0549 dated January 2021, have been protected in the following manner unless otherwise previously agreed in writing by the Local Planning Authority; 

 

a) Protective barriers shall be erected around the tree(s) to a distance not less than a radius of 12 times the trunk diameter when measured at 1.5m above natural ground level (on the highest side) for single stemmed trees and for multi-stemmed trees 10 times the trunk diameter just above the root flare.

 

b) The barriers shall comply with the specification set out in British Standard BS5837:2012 ‘Trees in Relation to Construction – Recommendations’ that is steel mesh panels at least 2.3m tall securely fixed to a scaffold pole framework with the uprights driven into the ground a minimum of 0.6m depth and braced with additional scaffold poles between the barrier and the tree[s] at a minimum spacing of 3m. 

 

c)  The barriers shall be erected before any equipment, machinery or materials are brought onto the site for the purposes of development and / or demolition and shall be maintained until all equipment, machinery and surplus material has been removed from the site. 

 

d) Nothing shall be stored or placed within the areas protected by the barriers erected in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made, without the written consent of the Local Planning Authority.

      

       Reason : To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policies SS2 and NE4 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

       Construction Method Statement

 

7.    The development shall be implemented and carried out in accordance with the Construction Method Statement Rev B by Verve (McLaren Construction Midlands & North Ltd.) dated 14.04.21.

 

       The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

      

       Reason : To ensure the environment is protected during construction in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

       Archaeology (Written Scheme of Investigation)

 

8.    The development shall be implemented and carried out in accordance with the Written Scheme of Archaeological investigation, recording, analysis and publication document (Document: 2021/26 Version 1.0 dated 26th February 2021) by Albion Archaeology. 

      

       Reason: To secure the provision of archaeological investigation and the subsequent recording of the remains, to comply with Government advice in the NPPF (Section 16).

 

       Protected Species Survey

 

9.    If the development hereby approved does not commence by 1st July 2022. A revised protected species survey shall be undertaken prior to the commencement of the development to establish changes in the presence, abundance and impact on protected species. The survey results, together with any necessary changes to the mitigation plan or method statement shall be submitted to and approved in writing the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

      

       Reason: To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy, Policies SS2 and NE5 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

      Landscape and Ecology Management Plan (LEMP)

 

10.  The development shall be implemented and carried out in accordance with the Landscape & Ecology Management Plan as detailed within the Landscape and Ecology Management Plan/Construction Environmental Management Plan reference 8181.LEMP/CEMP.vf2 by Ecology Solutions dated September 2020.

      

       Reason : To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy, Policies SS2 and NE5 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within Section 15 of the NPPF.  This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

       

      Construction Environmental Management Plan (CEMP)

 

11.  The development shall be implemented and carried out in accordance with the Landscape & Ecology Management Plan as detailed within the Landscape and Ecology Management Plan/Construction Environmental Management Plan reference 8181.LEMP/CEMP.vf2 by Ecology Solutions dated September 2020.

 

       The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

      

       Reason : To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy, Policies SS2 and NE5 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within Section 15 of the NPPF. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

      Drainage

 

12.  No development shall take place until full details of the construction of the attenuation ponds have been submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to any other development works which would accentuate the surface water run off from the development hereby approved, the balancing ponds shall be constructed in full in accordance with the approved details.

      

       Reason : To ensure that the development/site is served by proper arrangements for the disposal of surface water/foul sewage, to comply with Policy BN7 of the West Northamptonshire Joint Core Strategy and Government guidance contained within the NPPF, and to ensure that the development will conserve and enhance the natural environment contributing to a net gain in biodiversity in accordance with the Government's aim to achieve sustainable development. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

13.  No development shall take place until a detailed scheme for the ownership and maintenance for every element of the surface water drainage system proposed on the site has been submitted to and approved in writing by the Local Planning Authority and the maintenance plan shall be carried out in full thereafter.

      

       Details are required of which organisation or body will be the main maintaining body where the area is multifunctional (e.g. open space play areas containing SuDS) with evidence that the organisation/body has agreed to such adoption.

      

       The scheme shall include:

 

a) A maintenance schedule setting out which assets need to be maintained, at what intervals and what method is to be used.

 

b) A site plan including access points, maintenance access easements and outfalls.

 

c) Maintenance operational areas to be identified and shown on the plans, to ensure there is room to gain access to the asset, maintain it with appropriate plant and then handle any arisings generated from the site.

 

d) Details of expected design life of all assets with a schedule of when replacement assets may be required.

      

       Reason : To reduce the risk of flooding both on and off site in accordance with the NPPF,  Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Policy BN7 of the Core Strategy for West Northamptonshire by ensuring the satisfactory means of surface water attenuation and discharge from the site.

 

      CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

 

14.  Notwithstanding the detail provided within the Drainage Strategy document 60S04050-JAC-ZZ-XX-RP-D-01-0002 P02, no above ground work shall take place until full details of the surface water drainage scheme for the site have been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include

 

a) Details (i.e. designs, diameters, invert and cover levels, gradients, dimensions and so on) of all elements of the proposed drainage system, to include pipes, inspection chambers, outfalls/inlets and attenuation structures.

 

b) Details of the drainage system are to be accompanied by full WinDES modelling or similar with the details on proposed discharge rates, simulating storms through the whole drainage system, with results of critical storms, demonstrating that there is no surcharge in the system for the 1 in 1 year, no above ground flooding for the 1 in 30 year, and that any above-ground flooding for 1 in 100 year storm is limited to areas designated and safe to flood, away from sensitive infrastructure or buildings. These storms should also include an allowance for climate change

 

c) Cross sections of flow control chambers and manufacturers hydraulic curves for flow control devices (if required)

      

       Reason : To reduce the risk of flooding both on and off site in accordance with the NPPF, Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Policy BN7 of the Core Strategy for West Northamptonshire by ensuring the satisfactory means of surface water attenuation and discharge from the site.

 

15.  No occupation shall take place until a Verification Report for the installed surface water drainage system for the site has been submitted in writing by a suitably qualified independent drainage engineer and approved by the Local Planning Authority. The report shall include:

 

a) Any departure from the agreed design is keeping with the approved principles

 

b) Any As-Built Drawings and accompanying photos

c) Results of any Performance Testing undertaken as a part of the application process (if required / necessary)

 

d) Copies of any Statutory Approvals, such as Land Drainage Consent for Discharges etc.

 

e) Confirmation that the system is free from defects, damage and foreign objects (CCTV survey)

      

       Reason : To ensure the installed Surface Water Drainage System is satisfactory and in accordance with the approved reports for the development site in accordance with the NPPF, Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Policy BN7 of the Core Strategy for West Northamptonshire.

         

Archaeological Report

 

16.  Within 6 months of the completion of the archaeological work in accordance with the written scheme of investigation approved pursuant to condition 8 above the applicant (or their agents or successors in title) shall submit to the local planning authority for its written approval an archaeological report comprising a post-excavation assessment and analysis, preparation of site archive and completion of an archive report together with details of the store at which this is to be deposited

      

       Reason : To secure the provision of archaeological investigation and the subsequent recording of the remains, to comply with Government advice in the NPPF (Section 16).

 

      Materials & Architectural Detailing

 

17.  Samples of the cladding and louvered screening to be used in the construction of the walls of the building shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The development shall be carried out in accordance with the samples so approved.

      

       Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF.

 

19.  Samples of the material to be used in the covering of the roof of the building shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works.  The development shall be carried out in accordance with the samples so approved.

      

       Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and government guidance contained within the NPPF.

 

      Landscaping

 

21.  Notwithstanding the submitted plans a scheme for landscaping the site shall be provided to and approved in writing by the Local Planning Authority which shall include:-

      

a) details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch etc),

    

b) details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

    

c) details of the bunds (including sections) to be located adjacent Litchlake Barns,

    

d) details of the hard works/hard landscaping

    

       Such details shall be provided prior to the development progressing above slab level or such alternative time frame as agreed in writing by the developer and the Local Planning Authority.

      

       Reason : To ensure that a satisfactory landscape scheme is provided in the interest of well planned development and visual amenity and to accord with Policies SS2 and NE4 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF.

 

22.  All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building or on the completion of the development, whichever is the sooner, and shall be maintained for the lifetime of the development. Any trees and/or shrubs which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent for any variation.

      

       Reason : To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policies SS2 and NE4 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF.

 

Highways

 

Cycle parking

 

23.  Prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.  The covered cycle parking facilities so provided shall thereafter be permanently retained and maintained for the parking of cycles in connection with the development.

 

Reason :  In the interests of promoting sustainable transport modes in accordance with Government advice in the National Planning Policy Framework.

       

Development Traffic Cap

 

24.  The development shall be implemented and carried out in accordance with the Traffic Cap Methodology and all elements as set out within 2001/TN01/A, as subject to the following:

 

1) The provision of monitoring information to the Local Planning Authority every three months following full occupation of the development and thereafter annually at a time to be agreed with the Local Planning Authority, thereby adopting the terms set out by Local Planning Authority.

 

2) The list of example measures provided which will be implemented should accord with those approved 04.06.20 under S/2020/0520/COND.

      

       Reason : To ensure that no more development trips are attracted by the development hereby permitted than as defined by the methodology set out in the approved Transport Assessment, including measures to reduce development trips in the event of a breach in the development traffic cap and to ensure that the A43 continues to serve its purpose as part of a national system of routes for through traffic in accordance with Section 10(2) of the Highways Act 1980 in the interests of road safety.

      

       Travel Plan

 

25.  The development shall be implemented and operated in accordance with the Travel plan 2001/TP01 dated March 2020 produced by Highgate Transportation.

      

       Reason : In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Government advice in the NPPF.

 

 

Construction Traffic Management Plan

 

26. The development (including demolition, site clearance and construction) shall be implemented and carried out in accordance with the Construction Traffic Management Plan 2001/CTMP01 dated March 2020 produced by Highgate Transportation, and Drawing no. TR03 Proposed Modified Field Gate.

 

Reason : In the interests of highway safety and convenience to road users during the construction period and to comply with Policy SS2 of the South Northants Local Plan (Part 2) and Government guidance contained within the National Planning Policy Framework.

 

Site Access

 

27.  The development shall be implemented and carried out in accordance with the site access detail, Drawing nos. 02 – Proposed site access general arrangement, 03 – Proposed site access construction details and 04 – Proposed site access cross sections, before the first occupation or use of the building and thereafter permanently maintained as such.

      

       Reason : In the interests of highway safety, to comply with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government guidance in Section 12 of the NPPF.

 

Bus Stop and Dadford Road Crossing

 

28.  The development shall be implemented and carried out in accordance with the bus stop and crossing detail, Drawing nos. 05 – Proposed Bus Stop General Arrangement, 06 – Proposed Bus Stop Construction Details and 14 – Proposed Site Access Cross Sections, prior to first occupation or use of the building.

 

Reason : In order to ensure a valid bus service to the site ensuring sustainable travel and in the interests of highway safety and convenience of highway users and to comply with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF.

 

29.  The development shall be implemented and carried out in accordance with the controlled crossing detail, Drawing nos. 12 – General arrangement Toucan Crossing and 13 – Proposed Toucan Crossing construction details, prior to first occupation or use of the building.

 

Reason : In the interests of highway safety and convenience of highway users and to comply with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government guidance contained within the NPPF.

         

Crime Prevention Measures

 

30.  Prior to first use of the building hereby permitted, full details of the proposed security and crime prevention measures for the site (including measures such as CCTV, lighting, intruder alarms, adequate access control and perimeter treatments) shall be submitted to and approved in writing by the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details.

      

       Reason : In the interests of crime prevention in accordance with Policy S10 of the Joint Core Strategy, Policy SS2 of the South Northamptonshire Local Plan (Part 2) and SPG on Planning Out Crime.       

 

External Fixed Service Plant, Equipment or Machinery - Noise Impact Assessment and Mitigation Scheme

 

31.  Prior to the installation of any new externally fixed building service plant, equipment or machinery at the site a noise impact assessment and noise mitigation scheme shall be submitted to and approved in writing by the Local Authority. The noise assessment shall be undertaken in accordance with the procedures detailed in BS 4142:2014 Method for Rating and Assessing Industrial and Commercial Sound, in order to demonstrate and ensure, that the rating level of noise emission from the externally fixed building service plant, equipment or machinery will be no greater than minus 10dB below the prevailing background noise level, determined to be 41 dB LAf90, 15 min between 07:00 to 23:00, and 35 dB LAf90, 15 min between 23:00 hours to 07:00 hours, as assessed at 1 metre from the façade of the nearest noise sensitive premises at Litchlake Farm and Litchlake Barns. The approved externally fixed building service plant, equipment or machinery shall be installed in accordance with the approved details and thereafter shall be operated and maintained in accordance with the approved scheme.

        

       Reason : To ensure the creation of a satisfactory environment free from intrusive levels of noise from the proposed development and to meet the aims of the Government guidance contained within the NPPF, Noise Policy Statement for England, The Governments Planning Practice Guidance, and Policy SS2 of the South Northamptonshire Local Plan (Part 2).

 

Land Contamination

 

32.  If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

 

Reason : To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Policy SS2 of the South Northamptonshire Local Plan, Policy BN9 of the West Northamptonshire Joint Core Strategy and Section 15 of the National Planning Policy Framework.

 

       Lighting

 

33. Details of the external lighting and security lighting including the design, position, orientation and any screening of the lighting shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The lighting shall be installed, operated and maintained for the lifetime of the development, in accordance with the approved scheme at all times thereafter.

 

Reason : In the interests of visual amenity and highway safety, to protect the amenities of nearby residents, and to comply with Policy SS2 of the South Northamptonshire Local Plan (Part 2) and Government advice in The National Planning Policy Framework.

 

Electric Vehicle Charging Provision

 

34.  Prior to the commencement of the construction of the approved car parking areas as detailed on drawing no. 60S04050-JAC-XX-ZZ-DR-L-01-0006 P01, a scheme for 10% of the car parking spaces to be provided with DC fast charging equipment or equivalent charging equipment shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall thereafter be implemented before the first use of those parking areas and the charging points shall thereafter be maintained in working order.

 

      Reason : To ensure that sufficient charging points are provided and to comply with Policy INF4 of the Part 2 South Northamptonshire Local Plan.

      

       CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

 

Noise

 

 35. In accordance with the Noise Impact Assessment - 60S04050-JAC-ZZ-XX-RP-Y-00-0003 P02 dated 27/09/21 and Addendum dated 29/11/21, the proposed building will be acoustically insulated/clad to ensure that the rating level of noise emission from the building will be no greater than minus 10dB below the prevailing background noise level, determined to be 41 dB LAf90, 15 min between 07:00 to 23:00, and 35 dB LAf90, 15 min between 23:00 hours to 07:00 hours, as assessed at 1 metre from the façade of the nearest noise sensitive premises at Litchlake Farm and Litchlake Barns at all times for the lifetime of the development.

        

       Reason : To ensure the creation of a satisfactory environment free from intrusive levels of noise from the proposed development and to meet the aims of the Government guidance contained within the NPPF, Noise Policy Statement for England, The Governments Planning Practice Guidance, and Policy SS2 of the South Northamptonshire Local Plan (Part 2).

 

BREEAM

 

36.  The development hereby permitted shall be constructed to at least a BREEAM Very Good standard. 

      

       Reason : To ensure energy and resource efficiency practices are incorporated into the development in accordance with the Government's aim to achieve sustainable development as set out in the NPPF.

 

Outside Storage

 

37.  No goods, materials, plant or machinery shall be stored, repaired, operated or displayed outside the buildings unless otherwise approved in writing by the Local Planning Authority.

      

       Reason : In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2).

 

Forklift Vehicles

 

38.  All forklift vehicles operated within the service yard shall be fitted only with directional/broadband-white noise type reversing alarms, unless otherwise approved in writing by the Local Planning Authority.

      

       Reason : To ensure the creation of a satisfactory environment free from intrusive levels of noise in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part 2).