Content

RESOLVED
 
Planning permission be granted subject to
completion of a Section 106 agreement to secure:
 
Financial Contributions
•          
£222,088 towards employment land shortfall and a further
£197,689 if the remaining 0.8 hectares cannot be secured on
site.
•          
£434,010 towards bus service subsidy
•          
£1,173,000 towards 15 gypsy and traveller pitches plus an
additional £117,300 towards resourcing costs.
 
Delivery of Infrastructure
•          
Delivery of the A382/A383 Link Road
•          
Provision of land and delivery of works to enable to the
Environment Agency to expand the flood storage areas associated
with the Holbeam Dam and significantly
improve the flood protection for Newton Abbot
•          
Delivery of a 1.9 hectare site for a
420 place primary school with potential
for expansion
•          
900 sqm of retail/ commercial buildings to be delivered to Shell
and Core
•          
Houghton Barton Common
•          
Play facilities
•          
Safe pedestrian links, walking and cycling routes
•          
Playing pitches
•          
900sqm Health and Well Being Building, delivered to Shell and
Core
•          
23 full sized allotment pitches
•          
Sustainable transport provisions, to include bus shelters, car
charging points and bike stands
•          
Connection up to Buttercup way link
•          
0.25 hectare Neighbourhood square
•          
Outdoor MUGA and micro skatepark
 
Other Obligations
•          
20% Affordable Housing with a 50:50 tenure mix
•          
5% custom/self-build plots
•          
Long term public open space management with option for this to be
resident-led
 
And the following conditions:
 
1.    
Approved Plans
 
The development of Phase 1 and all subsequent
phases, shall be carried out in accordance with the following
approved plans:
 
See plans table in
Committee Report
 
REASON: In order
to ensure compliance with the approved
drawings.
 
Phase 1
Conditions
 
Enabling Works Definition: For the
purposes of the interpreting pre-commencement planning conditions,
"enabling works" shall mean non-intrusive or preparatory activities
that are necessary to facilitate the lawful implementation of the
development but do not constitute the commencement of development.
These works may include site access works, ecological survey and
mitigation works (including works required under a European
Protected Species licence), archaeological investigations, the
installation of tree protection measures, and the erection of site
hoardings or temporary fencing. Enabling works do not include
excavation (other than for archaeological or ecological purposes),
groundworks, vegetation removal, construction of permanent
buildings or infrastructure, or other operations that would
normally constitute material commencement under Section 56 of the
Town and Country Planning Act 1990.
 
2.    
Time Limit       
 
The development hereby permitted must be begun
not later than the expiration of three years from the date on which
this permission is granted.
 
REASON: In accordance with Section 91 of
the Town & Country Planning Act 1990 as amended by Section 51
of the Planning and Compulsory Purchase Act 2004.
 
3.    
Materials
 
Notwithstanding the details of the materials
shown on the submitted drawings for Phase 1, photographic samples
and specifications of materials to be used in the development shall
be submitted to and approved in writing by the local planning
authority prior to their installation. The work shall then be
carried out and retained in accordance with the agreed details.
 
REASON: To ensure a form of development
that is visually appropriate.
 
4.    
Boundary Treatments
 
In accordance with the submitted boundary
treatment plans for Phase 1 (dwg
nos PL-05.1a and PL-05.2a),
photographic samples and specifications of boundary treatments to
be used in the development shall be submitted to and approved in
writing by the local planning authority prior to their
installation. The work shall then be carried out and retained in
accordance with the agreed details.
 
REASON: To ensure a form of development
that is visually appropriate and in the interests of the safety and
security of the public.
 
5.    
Permitted Development Restrictions
 
Notwithstanding the provisions of the Town and
Country Planning (General Permitted Development) (England) Order
2015 (as amended) (or any order revoking and re-enacting that Order
with or without modification) no development of the types described
in Classes A,B,C and F of Part 1 of Schedule 2 shall be undertaken
on the premises (other than those expressly authorised by this
permission). 
 
REASON: In the interests of residential
amenity.
 
6.    
Written Scheme of Investigation
 
No development on Phase 1 shall take place
(except enabling works) until the applicant has secured the
implementation of an agreed programme of archaeological work in
accordance with a written scheme of investigation which has been
submitted and approved in writing by the local planning authority.
The development shall be carried out at all
times in strict accordance with the approved scheme.
 
REASON: To ensure that an appropriate
record is made of archaeological evidence that may be affected by
the development.
 
PRE-COMMENCEMENT REASON: To ensure
archaeological remains are identified, recorded, and protected
where necessary, as groundworks could otherwise disturb or destroy
evidence irretrievably.
 
7.    
Flood Exceedance Route
 
The flood exceedance route shall be fully
implemented in accordance with drawing Overland Flow Routing Inc
Outline Dev 601 rev P03 and 602 rev P02
 
REASON: In the interests of flood
prevention
 
8.    
Site and finished floor levels
 
No residential development in Phase 1 shall be
permitted below the 49.3mAOD contour. The finished floor levels of
all dwellings shall be set no lower than 49.7mAOD.
Water compatible uses and essential
infrastructure, including SuDS basins,
foul pumping station and public open space shall be located no
lower than 47.5mAOD.
 
REASON: In the interests of flood
prevention
 
9.    
Flood Compensation
 
The development hereby approved shall not be
commenced (except enabling works) until such time as the detailed
design for the flood compensation area has been submitted to and
approved in writing by the local planning authority. The detailed
design shall be informed by the dam compensation drawings (SK1100
rev A, SK1101 rev A, SK1105 rev A, SK1102 rev A). The scheme shall
be fully implemented in phase 1 and maintained over the lifetime of
the development.
 
REASON: In the interests of flood
prevention
 
PRE-COMMENCEMENT REASON: To ensure the
flood compensation area is properly designed and implemented from
the start to manage flood risk effectively throughout construction
and operation.
 
 
10.Detailed design of new
wetland habitat
 
The development of Phase 1 hereby approved
shall not be commenced (except enabling works) until such time as
the detailed design for the new wetland habitat has been submitted
to and approved in writing by the local planning authority. The
scheme shall be fully implemented by the end of Phase 1 and
maintained over the lifetime of the development.
 
REASON: To secure appropriate habitat
mitigation measures
 
PRE-COMMENCEMENT REASON: To ensure the
wetland habitat design is integrated into site works from the
outset, preventing damage during construction and allowing
effective habitat creation.
 
11. Detailed Culvert Design
 
No development approved by this planning
permission shall commence (except enabling works) until such time
as details of each watercourse crossing have been submitted to and
agreed by the local planning authority. The crossing designs shall
include the following detail as a minimum:
•        
dimensions of the structure
•         gradient
through the structure
•         details
of the bed substrate through the structure
•        
assessment of the structure's capacity to pass flood flows
(including     
provision for increased flows due to climate change)
•         access
to its inlet for effective clearing of debris and maintenance
•         details
of bank materials through the structure
•         details
of mammal passage through the culvert
 
The agreed scheme shall be fully implemented
and subsequently maintained and retained over the lifetime of the
development.
 
REASON: In the interests of flood
prevention
 
PRE-COMMENCEMENT REASON: To ensure
watercourse crossings are properly designed and approved before
construction to prevent flooding and protect the water
environment.
 
12.Unsuspected
Contamination
 
No development approved by this planning
permission shall take place (except enabling works) until a
remediation strategy that includes the following components to deal
with the risks associated with contamination of the site shall each
be submitted to and approved, in writing, by the local planning
authority:
1. A preliminary risk assessment which has
identified:
•         all
previous uses
•        
potential contaminants associated with those uses
•         a
conceptual model of the site indicating sources, pathways and
receptors
•        
potentially unacceptable risks arising from contamination at the
site.
 
2. A site investigation scheme, based on (1)
to provide information for a detailed assessment of the risk to all
receptors that may be affected, including those off site.
 
3. The results of the site investigation and
the detailed risk assessment referred to in (2) and, based on
these, an options appraisal and remediation strategy giving full
details of the remediation measures required and how they are to be
undertaken.
 
4. A verification plan providing details of
the data that will be collected in order
to demonstrate that the works set out in the remediation
strategy in (3) are complete and identifying any requirements for
longer-term monitoring of pollutant linkages, maintenance and
arrangements for contingency action.
Any changes to these components require the
express written consent of the local planning authority. The scheme
shall be implemented as approved.
If, during development, contamination not
previously identified is found to be present at the site then no
further development (unless otherwise agreed in writing with the
local planning authority) shall be carried out until the developer
has submitted a remediation strategy to the local planning
authority detailing how this unsuspected contamination shall be
dealt with and obtained written approval from the local
planning
 
REASON: To ensure that the development does
not contribute to, and is not put at
unacceptable risk from or adversely affected by, unacceptable levels of water pollution from
previously unidentified contamination sources at the development
site. This is in line with paragraph 180 of the National Planning
Policy Framework.
 
PRE-COMMENCEMENT REASON: To identify and
manage contamination risks before construction, preventing harm
during site works and ensuring safe development.
 
13.Drainage Details
 
No development hereby permitted shall commence
(except enabling works)  until the following information has been
submitted to and approved in writing by the Local Planning
Authority:
 
(a) A detailed drainage design based upon the
approved Flood Risk Assessment and Drainage Strategy.
(b) Detailed proposals for the management of
surface water and silt runoff from the site during construction of
the development hereby permitted.
(c) Proposals for the adoption and maintenance
of the permanent surface water drainage system.
(d) A plan indicating how exceedance flows
will be safely managed at the site.
No building hereby permitted shall be occupied
until the works have been approved and implemented in accordance
with the details under (a) - (d) above.
 
REASON: The above conditions are required
to ensure the proposed surface water drainage system will operate
effectively and will not cause an increase in flood risk either on
the site, adjacent land or downstream in line with SuDS for Devon Guidance (2017) and national
policies, including NPPF and PPG.
 
PRE-COMMENCEMENT
CONDITION: The conditions should be pre-commencement since it is
essential that the proposed surface water drainage system is shown
to be feasible before works begin to avoid redesign / unnecessary
delays during construction when site layout is fixed.
 
14.Watercourse
Monitoring
 
Prior to any commencement of any phase of the
development (except enabling works), details to confirm how
monitoring of surrounding watercourses will be carried out shall be
submitted to and approved in writing by the Local Planning
Authority. Whilst this condition can be phased, the monitoring of
watercourses will need to continue if further phases commence (and
the watercourse is relevant to be monitored). The development shall
be carried out in accordance with the approved details
 
REASON: To ensure impacted watercourses are
sufficiently monitored and managed from the outset.
 
PRE-COMMENCEMENT REASON: This condition
must be discharged before the commencement of each relevant phase
(except enabling works) because the monitoring of
surrounding watercourses may need to begin in advance of
construction activities to establish baseline conditions.
 
15.Landscape Ecological
Management Plan
Prior to the commencement of development
(except enabling works) on Phase 1 of the development hereby
approved, a Landscape and Ecological Management Plan shall be
submitted to and approved in writing by the Local Planning
Authority. The LEMP shall provide both overarching and
location-specific prescriptions to secure the long-term management,
protection, and enhancement of landscape and ecological features
across the site.
 
The LEMP shall include but not be limited to
the following general components:
a.         
A description, evaluation and details  of all landscape
and ecological features to be approved and managed;
b.         
A review of ecological trends, constraints, and opportunities that
may influence future management;
c.          
Clear aims and objectives for management across all habitat and
corridor types;
d.         
Prescribed management options to achieve the identified aims and
objectives;
e.         
A schedule of management actions, including detailed annual work
plans covering the first five years of establishment phase with
rolling updates thereafter;
f.           
Identification of responsibilities for implementation, including
details of the managing body or organisation and relevant
personnel; and
g.         
Measures for ongoing ecological monitoring, adaptive management,
and appropriate remedial actions if management objectives are not
being met.
 
The LEMP shall also incorporate the following
issue-specific requirements:
1.    
All newly created hedgerows must be maintained at a minimum height
of 3 metres and a width of 3 to 6 metres (measured from the centre
line of the hedge), including sections with overhanging vegetation
to form umbrella-shaped canopies.
2.    
All existing hedgerow which exceeds the above referenced dimensions
should be maintained at their pre-development levels.
3.    
All new hedgerows shall include standard trees at appropriate
intervals.
4.    
Hedgerow trimming shall only occur between 31 December and 28
February inclusive, no more than once every three years, and shall
be rotated to avoid simultaneous trimming of all hedgerows.
5.    
Habitat buffers must be clearly defined to include; role, function, composition, complementary
habitat planting, woody scrub and shrub planting and specified
zoning.
6.    
Each habitat buffer shall be assigned a bespoke management category
and maintenance regime, with specific objectives and actions set
out in the LEMP’s action plan and schedule.
7.    
Prescriptions must be included for the management of
-           
Retained existing vegetation,
-           
Target sizes and structural dimensions for scrub planting and new
native shrub planting,
-           
Woodland areas,
-           
Functioning of dark corridors.
8.    
Specific locations of light screening
hedges, must be defined, with a bespoke category and
maintenance schedule to ensure effective screening of light spill
and vehicle headlight glare.
9.    
Hedgerow and field numbers shall be referenced throughout the text
and clearly identified on a supporting plan.
10.A proportionate number of
interpretation panels must be included, with details of content and
exact placement.
11.A dedicated bat crossing
(hop-over) section shall be included for the relevant corridors and
road crossing points, including:
-           
bat flight route approaches to the hop overs,
-           
ramped graded height to shrub planting,
-           
wide frontages on either side of breaches,
-           
scrub / shrub planting managed above 2m height and to take account
of any elevated road levels on embankments,
-           
how bats would be discouraged from attempting to cross at other
more dangerous locations,
-           
management scheme so that permanent dense cover is retained at all times, notwithstanding rotational
maintenance cutting,
-           
explanation and information for how bat crossing would be achieved
in the establishment phase,
-           
phasing of hop over planting so that it is ready for the time that
impacts commence
-           
explanation of how hop over design would be upheld and maintained
when roads and verges become adopted by DCC
12. Scrub maintenance along the central green
infrastructure corridor shall be managed to retain continuous dense
vegetation with specified target heights and cutting cycles to
preserve bat flight lines at all
times
13.At Crossing Point 2 and 5 and
the proposed crossing points across the Ashburton Road, the
landscaping scheme shall include:
-           
 Semi-native shrub planting to be
provided with heights and dimensions
-           
Infill planting in 5metre gap on southern side
-           
10 metres frontage widened with tall shrub planting on eastern side
of footpath
-           
Consideration to gradients and differential heights
-           
Stepped graded inclines vegetation heights in approaches to hop
over
-           
Bespoke management category
-           
Information for establishment phase as vegetation is growing to
function height and structure
-           
Specified category and bespoke management for future mature trees
on either side and within the island/verge of Crossing Point 2
-           
Explanation of how hop over design would be upheld and maintained
when roads and verges become adopted by DCC
14.Breaches through hedgerows for
footpaths and cycleways in the central corridor must be managed to
encourage canopy overarching and maintain connectivity
overhead.
15.Submission of a biodiversity
phasing plan
      The LEMP shall also
include details of the legal and funding mechanism(s) by which long
term implementation of the plan will be secured by the developer
with the management body(ies)
responsible for its delivery. The plan shall also set out (where
results from monitoring show that conservation aims and objectives
of the LEMP are not being met) how contingencies and/or remedial
action will be identified, agreed and implemented so that the
development still delivers the fully functioning biodiversity
objectives of the originally approved scheme. The approved plan
shall be implemented in accordance with the approved details.
 
REASON: To ensure that biodiversity and
landscape features are protected, enhanced, and appropriately
managed in the long term
 
PRE-COMMENCEMENT CONDITIONS: To ensure that
landscape and ecology management measures are in place prior to
groundworks or construction activity.
 
16.Bat Foraging Strategy and
Woodland Planting (Fields 9, 10 and 11)
 
Prior to the commencement of development
(except enabling works), a Bat Foraging Strategy shall be submitted
to and approved in writing by the Local Planning Authority. The
strategy shall include, but not be limited to:

Foraging strategy for Phase 1 of the
development
A detailed species mix for the woodland planting in Fields 9, 10 and
11;
Layout and structural design of the
planting to enhance bat foraging opportunities;
Timing and phasing of the planting
in accordance with the development phases;
Measures to ensure the establishment
and long-term management of woodland habitat suitable for foraging
bats.

 
The woodland planting shall be delivered in
three equal phases, with one-third of the total planting completed
at each phase of the development. The first phase of the planting
shall be fully implemented prior to the occupation of the 385th
dwelling and before the commencement of Phase 2 of the development.
The approved strategy shall thereafter be implemented in full and
maintained in accordance with the approved details.
 
REASON: To ensure the provision of suitable
foraging habitat for bats.
 
PRE-COMMENCEMENT REASON: To ensure
that the protection, mitigation, and enhancement of ecological and
landscape features is strategically planned before any irreversible
site activity takes place.
 
17.Landscape and Ecological
Management Strategy
 
Prior to the commencement of development on
Phase 1 (except enabling works), a Landscape and Ecological
Management Strategy (LEMS) shall be submitted to and approved in
writing by the Local Planning Authority. The LEMS shall set out the
overarching principles, strategic objectives, and delivery
mechanisms for the protection, enhancement, and long-term
management of landscape and ecological features across the
site.
 
The LEMS shall demonstrate how ecological
mitigation and green infrastructure have been integrated into the
design and phasing of the development and shall provide a framework
for the preparation of subsequent detailed Landscape and Ecological
Management Plans (LEMPs).
The LEMS shall include, but not be limited
to:
 
a.    
A summary of baseline ecological and landscape context, including
key constraints and opportunities;
b.    
Identification of retained features and strategic habitat networks
(e.g. hedgerows, woodland, dark corridors, and
watercourses);
c.    
Landscape and biodiversity enhancement objectives, including net
gain principles;
d.    
A site-wide framework for habitat buffers, green corridors, and
dark zones, including strategic planting types and functions;
e.    
A phasing plan showing the delivery of landscape and ecological
infrastructure in relation to development phases;
f.      
Outline management objectives for each habitat type or management
zone;
g.    
An outline of long-term governance and funding mechanisms for
landscape and ecological management;
h.    
Provisions for monitoring, review, and adaptive management to
inform later LEMP detail.
 
The LEMS shall also specifically address
site-specific issues 1–14 as set out in the LEMP
condition.
 
REASON: To ensure that ecological and
landscape features are protected, enhanced, and strategically
integrated into the development from the outset, and to secure a
coordinated approach to biodiversity mitigation
 
PRE-COMMENCEMENT: To ensure that the
protection, mitigation, and enhancement of ecological and landscape
features is strategically planned before any irreversible site
activity takes place.
 
 
 
 
18.Greater Horseshoe Bat
Mitigation Plan
 
Prior to the commencement of development on
Phase 1 (except enabling works), a Greater Horseshoe Bat Mitigation
Plan (GHSBMP) shall be submitted to and approved in writing by the
Local Planning Authority. The GHSBMP shall set out the detailed
design, delivery, and long-term management measures required to
avoid, mitigate, and compensate for impacts on Greater Horseshoe
bats and their supporting habitat and movement corridors throughout
all phases of the development.
The GHSBMP shall be consistent with the
approved Landscape and Ecological Management Plan (LEMP) and shall
include, but not be limited to:
a.    
A summary of baseline survey results and evidence of bat activity
(including commuting and foraging routes);
b.    
Identification of key habitat corridors, dark zones, and crossing
points that support bat movement across the site and wider
landscape;
c.    
Detailed design and location plans for all mitigation features
including habitat buffers, dark corridors, hop-overs, and light
screening hedges;
d.    
A lighting strategy for the entirety of the site, including dark
corridors in accordance with best practice guidance.
e.    
Phasing and timing of mitigation works, including how features will
be delivered in advance of or alongside construction to avoid
impacts on roosting, foraging, or commuting bats;
f.      
Details of how mitigation measures will be maintained and managed
in the long term, including responsible parties and funding
arrangements;
g.    
Monitoring protocols and triggers for remedial action where
mitigation measures fail to deliver their intended function.
The Plan shall also specifically and
comprehensively address the issue-specific matters 1 to 14 as
listed in the approved Landscape and Ecological Management Plan
(LEMP) condition.
 
The development shall be carried out and
thereafter managed in full accordance with the approved GHSBMP and
all identified measures shall be maintained for the lifetime of the
development unless otherwise agreed in writing by the Local
Planning Authority.
 
REASON: To ensure that the development
avoids harm to Greater Horseshoe bats, a species of principal
importance and European protected species, and to secure the
delivery of effective avoidance, mitigation, and compensation
measures from the outset.
 
PRE-COMMENCEMENT REASON: The condition must
be discharged before the commencement of development on Phase 1
(except enabling works) because early groundworks, site
activity, and lighting could result in irreversible impacts to
Greater Horseshoe bat habitat and movement corridors.
 
 
19.Other Bat
Mitigation
 
Prior commencement of phase 1 (except enabling
works) and submission of any reserved matters application a
detailed scheme for the provision ofthree replacement bat roost
buildings shall be submitted to and approved by the Local Planning
Authority. The scheme shall include the exact locations of the bat
roost buildings clearly shown on a scaled site plan, along with
scaled drawings (including elevations, sections, and floor plans)
indicating the design, dimensions, access features, construction
materials, and internal roosting features appropriate for the
target bat species.
 
The approved bat roost buildings shall be
constructed in full accordance with the approved details prior to
construction of the related phase of development and thereafter be
retained and maintained for the purpose of bat conservation for the
lifetime of the development.
 
REASON To compensate and mitigate for bat
roosts because of the development of the site and to ensure the
continued ecological functionality of the site.
 
PRE-COMMENCEMENT REASON: To ensure that
adequate compensation for the loss or disturbance of existing bat
roosts is secured and appropriately integrated into the design and
layout of the development from the outset.
 
20.Hedgehog Passes
 
Where a solid boundary treatment is to be used
within Phase 1, no dwelling shall be occupied until at least one
hedgehog hole has been inserted along each such boundary. Each
hedgehog hole shall comply with the following standards, unless the
boundary is directly adjacent to a public road with no meaningful
verge or footpath between the road and the boundary treatment:
·        
Each hole must be at ground level and create a gap through the
fence or wall of no larger or smaller  than 13cm
– 15cm wide and 13cm high.
·        
Each hole must have appropriate, durable signage to indicate its
purpose and need for retention.
·        
The hole must be positioned in a suitable location likely
accessible to hedgehogs; it should not be located near drains,
other wet areas, or any location requiring a hedgehog to step up to
reach it.
 
All hedgehog holes shall be retained and
maintained for the lifetime of the development. Any subsequent
replacement of solid boundary treatments shall incorporate hedgehog
holes in the same locations and to the same specifications.
 
REASON: To maintain
habitat connectivity for hedgehogs, a species of principal
importance for biodiversity.
 
 
 
21.Hedgerow
Clearance
 
No hedgerow clearance shall take place outside
the defined Phase 1 development area (outside of works required for
European Protected Species licence) unless otherwise agreed in
writing by the Local Planning Authority
 
REASON: To safeguard existing habitat
features of ecological importance and ensure compliance with
relevant biodiversity and habitat protection policies.
 
22.Construction Ecological
Management Plan
 
No development shall take place (including
demolition, ground works, vegetation clearance) until a
construction environmental management plan (CEMP: Biodiversity) has
been submitted to and approved in writing by the Local Planning
Authority. The CEMP (Biodiversity) shall include the following:

Risk assessment of potentially
damaging construction activities
Identification of
“biodiversity protection zones”
Practical measures (both physical
measures and sensitive working practices) to avoid or reduce
impacts during construction (may be provided as a set of method
statements)
The location and timing of sensitive
works to avoid harm to biodiversity features
The times during construction when
specialist ecologists need to be present on-site to oversee
works.
Responsible persons and lines of
communication
The role and responsibilities on
site of an ecological clerk of works (ECoW) or similarly competent person
Use of protective fences, exclusion
barriers and warning signs

 
The approved CEMP shall be adhered to and
implemented throughout the construction period strictly in
accordance with the approved details.
 
REASON:  To
ensure that biodiversity is adequately protected during the
construction phase, including habitats and species of principal
importance, and to prevent significant ecological harm.
 
23.Construction Management
Plan
 
No development shall be carried out (except
enabling works) unless a Construction Management Plan has been
first submitted to and approved in writing by the Local Planning
Authority.  The Construction Management
Plan shall specify details of:
·        
the hours of demolition/construction works (including hours of site deliveries, parking
of vehicles of site operatives and visitors);
·        
loading and unloading of plant and machinery;
·        
facilities for the storage of plant, machinery and materials used
in the construction of the development;
·        
the erection and maintenance of security hoardings;
·        
wheel washing facilities;
·        
measures to control the emission of dust and dirt during
construction;
·        
a scheme for the recycling/disposal of waste resulting from the
[construction works]
 
The development shall not be carried out
unless in strict accordance with the approved details.
 
REASON:  In the
interests of local amenity. 
Construction management details need to be agreed prior to works
commencing (except enabling works) as matters require oversight
from that time.
 
24. Lighting Restrictions
 
No modifications to, or additional external
lighting shall be installed other than in full accordance with the
approved lighting plan, unless otherwise agreed in writing by the
Local Planning Authority, in consultation with Natural England
where appropriate. This restriction shall apply to both public
realm lighting and external domestic lighting serving dwellings
located adjacent to designated dark corridors and boundary
habitats.
 
·        
Hele Park east–west corridor (hedge H31): Units
R165–R155, R141, R143, R139, R137
·        
East–west corridor alongside hedge H48: Units
R118–R121, B135–B142
·        
Central GI / SuDS corridor, eastern
side (hedges H33, H26, H32, H34): Units R165–R168,
R180–R183, R78–R74, R104–R98, R116–R118
·        
Central GI / SuDS corridor, south-west
corner (near hedge H21): Units B37–B33, B21, B22
·        
Western side, northern boundary (new hedge): Units
B108–B118
·        
Western side, western boundary of Area A (new hedge): Units
B108–B105, B69–B64, B45–B53, B56–B54, R55,
R47–R46, R36–R35, R27–R26, R19–R16
 
All approved lighting in these areas shall be
retained and maintained in accordance with the approved
specification thereafter.
 
REASON: To protect and maintain dark
corridors and boundary habitats that are critical for nocturnal
wildlife, particularly bats, and to minimise light spill into
ecologically sensitive areas
 
25.Permitted
Development
 
Notwithstanding the provisions of the Town and
Country Planning (General Permitted Development) (England) Order
2015 (as amended), or any Order revoking and re-enacting that Order
with or without modification, no extensions (including rear, side,
or roof extensions), insertion of rooflights, dormer windows, or
other alterations to the roof (including loft conversions) shall be
carried out to any dwelling located adjacent to designated dark
corridors or boundary habitats, as listed below, without the prior
written permission of the Local Planning Authority:
·        
Hele Park east–west corridor (hedge H31): Units
R165–R155, R141, R143, R139, R137
·        
East–west corridor alongside hedge H48: Units
R118–R121, B135–B142
·        
Central GI / SuDS corridor, eastern
side (hedges H33, H26, H32, H34): Units R165–R168,
R180–R183, R78–R74, R104–R98, R116–R118
·        
Central GI / SuDS corridor, south-west
corner (near hedge H21): Units B37–B33, B21, B22
·        
Western side, northern boundary (new hedge): Units
B108–B118
·        
Western side, western boundary of Area A (new hedge): Units
B108–B105, B69–B64, B45–B53, B56–B54, R55,
R47–R46, R36–R35, R27–R26, R19–R16
 
REASON: To prevent uncontrolled alterations
that could increase light spill or lead to other adverse effects on
adjacent dark corridors and ecologically sensitive boundaries,
thereby safeguarding nocturnal wildlife and preserving ecological
connectivity.
 
26.Wind turbine
restrictions
 
Notwithstanding the provisions of Schedule 2,
Part 14, Class H of the Town and Country Planning (General
Permitted Development) (England) Order 2015 (as amended), or any
Order revoking and re-enacting that Order with or without
modification, no wind turbines or other micro wind generation
equipment shall be installed on any part of the development without
the prior written permission of the Local Planning Authority.
 
REASON: To enable the Local Planning
Authority to assess the ecological impacts of wind turbine
installations in the context of the site and its
surroundings.
 
27.Pendant Lighting
 
Prior to the occupation of each dwelling
identified as being within or adjacent to designated bat movement
corridors (including but not limited to units R118–R121,
B135–B142, B108–B119, and R165–R137), written
confirmation shall be submitted to and approved in writing by the
Local Planning Authority (LPA), verifying that:
·        
Recessed ceiling lighting, rather than pendant lighting, has been
installed in those internal rooms identified as ecologically
sensitive under the approved Lighting Strategy and Ecological
Impact Assessment;
·        
The Ecological Clerk of Works (ECoW)
has inspected and confirmed the installation of recessed lighting
during the relevant stage of construction;
·        
No construction shall proceed beyond first fix (or equivalent stage
as agreed in writing with the LPA) for any such dwelling until
confirmation from the ECoW has been
submitted and acknowledged by the LPA;
 
For specified dwellings, external lighting on
elevations facing identified dark corridors (e.g. hedge H48, Hele
Park corridor) shall be omitted or reduced in accordance with the
approved plans, and this shall be verified and reported by the
ECoW.
The measures secured through this condition
shall be implemented in full and maintained thereafter.
 
REASON: To avoid unacceptable light spill
into ecologically sensitive corridors and to ensure the effective
functioning of bat flight routes and foraging areas.
 
28.Detailed Landscape Design
Scheme
 
No development shall take place (except
enabling works) until a Detailed Landscape Design Scheme has been
submitted to and approved in writing by the Local Planning
Authority. The scheme shall include but not be limited to:
 
Design Information:
·    
Updated landscape layout and mitigation plans, including
cross-section A10020/54 Rev A.
·    
1:500 scale plan showing all hard and soft landscape features,
overlaid with utilities and services.
·    
Updated drawings and details for:
·    
SuDS components (cross-sections,
levels, headwalls—e.g. Drawing E06328);
·    
Fencing, retaining walls, lighting column finishes;
·    
Surfacing materials, kerbs and edgings;
·    
Hedgebank construction (including
transitions and ends);
·    
Public realm furniture and play equipment
 
Planting and Integration:
·    
Planting plans at 1:200 or 1:250 scale, showing proposed trees
(with arboricultural references),
hedgerows, and structural planting. Plans shall include planting
schedules clearly identifying species, sizes, densities,
quantities, planting pit dimensions, and support or anchoring
methods.
·    
Plans shall differentiate between retained and proposed vegetation,
including hedgerows and trees, and shall indicate the intended
function of each planting area (e.g. screening, amenity, visual
enclosure, microclimate, biodiversity enhancement).
·    
Tree planting shall be sufficient to achieve a minimum 25% canopy
cover at maturity, with emphasis on south- and west-facing streets
and open spaces to provide shade and climate resilience to align
with Teignbridge Tree Strategy.
·    
Planting palette shall prioritise native and climate-adapted
species, including nectar-producing, fruit- or seed-bearing
species. Wetland and riparian species shall be used in SuDS areas to support biodiversity and water
management.
·    
A description of the function and purpose of all landscape areas
shall be provided, such as habitat corridors, visual buffers,
SuDS integration, or recreation.
·    
An outline specification shall be included for all soft and hard
landscape works, covering soil profiles, planting methodology,
street furniture, surfacing, kerbs and edging, fencing or boundary
treatments, and all tree pit construction details by size class
(standard, heavy standard, semi-mature).
·    
Where applicable, provide a pollinator-friendly planting strategy
and specification for wildflower areas, including seed mix
composition, sowing methods, and cutting regime
 
Delivery and Phasing:
·    
Phasing plan showing landscape implementation by parcel.
·    
Planting, seeding and turfing to occur in the first appropriate
season after completion or occupation (whichever is sooner).
Strategy for replacement of any failed planting (5-year minimum),
including replanting timings:
·    
Trees/shrubs: Nov–March;
·    
Grassed areas: March–May or August–October
 
The approved scheme shall be implemented in
full in accordance with the agreed timetable.
 
REASON: To deliver a high-quality,
integrated landscape framework in line with the local character,
ensure long-term amenity value, and secure coordinated
infrastructure delivery.
 
PRE-COMMENCEMENT REASON: To ensure
commencement does not prevent the site from delivering a
high-quality landscaping proposal.
 
29.Play Equipment and Street
Furniture
 
No play equipment or street furniture shall be
installed until a photographic schedule has been submitted to and
approved in writing by the Local Planning Authority. This shall
include:
·      
Manufacturer’s product images and details;
·      
Dimensions, materials, finishes, and colour options;
·      
Installation locations referenced to the approved landscape
layout;
·      
Evidence of compliance with applicable safety standards (e.g. BS EN
1176).
 
REASON: To ensure high-quality, safe and
appropriate public realm infrastructure.
 
 
 
 
 
30.Hedgerow and Hedgebank Strategy
 
No development shall commence (except enabling
works) until a Hedgerow and Hedgebank
Strategy has been submitted and approved by the Local Planning
Authority. The strategy shall include:
·        
A 1:500 plan showing all existing hedgerows/hedgebanks and their proposed treatment (retain,
remove, realign), with justification;
·        
Protection measures during construction (BS5837
compliant);
·        
Cross-sections and specifications for any translocated or new
hedgebanks;
·        
Hedgebank construction (including
transitions and ends);
·        
A delivery and 5-year establishment schedule.
 
REASON: To protect and enhance
traditional landscape features and ensure continuity of local green
infrastructure.
 
31.SuDS and Landscape Integration
 
No development shall commence (except enabling
works) until a SuDS Landscape
Integration Scheme has been submitted and approved by the Local
Planning Authority. The scheme shall include:
Drawings and Technical Details:
·        
SuDS layout at 1:500 scale showing
attenuation basins, swales and other components in relation to
landscape and access;
·        
Cross-sections, levels, and construction details for inlets/outlets
(e.g. Drawing E06328);
·        
Overlays showing utilities and highway coordination.
·        
Planting and Maintenance:
·        
Wetland planting specifications including native species, planting
densities and schedules;
·        
Integration with public open space and landscape corridors;
·        
30-year SuDS management and maintenance
plan with monitoring and responsibilities.
 
The scheme shall be designed in accordance
with CIRIA SuDS Manual C753 and
implemented in full prior to occupation of each phase.
 
REASON: To secure effective and
multifunctional surface water management infrastructure that
complements the landscape and supports biodiversity.
 
32.Arboricultural Protection
 
No development shall commence (except enabling
works) until an Arboricultural Method
Statement and Tree Protection Plan (BS5837:2012 compliant) has been
submitted and approved by the Local Planning Authority. These shall
include:
·      
Protection fencing locations (installed prior to any site
clearance);
·      
No-dig construction in root protection areas;
·      
Monitoring and supervision arrangements by a qualified
arboriculturist.
 
REASON: To ensure retained trees are
protected throughout the development process.
 
PRE-COMMENCMENT REASON: To ensure
commencement does not harm existing trees
 
33.Open Space and Green
Infrastructure Delivery
 
No more than 385 dwellings shall be occupied
until the approved public open space, equipped play areas and
landscape corridors for that phase have been delivered and made
accessible. Provision shall include:
·       
Formal LEAPs/NEAPs;
·       
Informal amenity green space;
·       
Community orchards or food growing space (if applicable);
·       
Pedestrian and cycle connections through green corridors.
 
REASON: To ensure timely access to open
space and green infrastructure for new residents.
 
34. Lighting Strategy
 
No development shall commence (except enabling
works) until a lighting strategy is submitted to and approved in
writing by the Local Planning Authority. Any lighting within public
area areas shall be:
·      
Designed to minimise spill into adjacent wildlife corridors;
·      
Sensitive to local landscape character;
·      
Dark-sky compliant where possible.
 
REASON: To protect landscape and ecological
value, amenity, and rural character.
 
35.Revised Landscape Layout:
Ashburton Road Interface
 
No development shall commence (except enabling
works) in the area between the development plots and Ashburton
Road) until a revised landscape layout for this area (based on
Drawing edp4012_d050m) has been submitted and approved by the Local
Planning Authority. The revised plan shall:

Incorporate the finalised footpath
alignment

 
REASON: To ensure a coordinated and
context-sensitive design along the site’s principal
edge.
 
36.Landscape Management and
Maintenance Plan
 
No development shall commence (except enabling
works) until a Landscape Management and Maintenance Plan (LMMP) has
been submitted to and approved in writing by the Local Planning
Authority. The plan shall cover a minimum period of 30 years from
completion and include:

Management objectives for each
landscape typology (e.g. structural planting, hedgerows, public
realm, SuDS margins);
Maintenance schedules, operations,
and inspection regimes;
Identification of responsible
management body or parties;
Strategy for the replacement of
failed planting (minimum 5-year establishment period), including
replanting timing windows:
Trees/shrubs: November to
March;
Grassed areas: March–May or
August–October.

 
The LMMP shall be implemented in full and
adhered to for the lifetime of the development unless otherwise
agreed in writing by the Local Planning Authority.
 
REASON: To secure the long-term successful
establishment, function, and appearance of the landscape.
 
37.Temporary Foot and Cycle
Connection Strategy to Hele Park
 
No development shall commence above damp-proof
course until a temporary foot and cycle connection strategy linking
the application site to Hele Park has been submitted to and
approved by the Local Planning Authority.
 
The strategy shall include:

The location and alignment of the
temporary connection.
Design details and surfacing
materials suitable for pedestrian and cycle use;
Measures to ensure safe and
convenient access for users;
Details of signage, lighting (if
required), and accessibility; and
Arrangements for implementation,
public access, and ongoing maintenance and management.

 
The approved temporary connection shall be
fully implemented and made available for public use prior to the
occupation of any dwelling and shall thereafter be maintained in
accordance with the approved strategy until such time as a
permanent connection is provided or the Local Planning Authority
agrees in writing that it is no longer required.
 
REASON: To secure early provision of
sustainable and safe pedestrian and cycle connectivity between the
development and Hele Park and onward to Newton Abbot
 
 
Outline
Conditions
 
38.Reserved
Matters      
 
With the exception
of Phase 1, details of the appearance, layout, scale and
landscaping (hereinafter called "the reserved matters") for each
phase shall be submitted to and approved in writing by the local
planning authority before any development takes place on the
relevant phase and the development shall be carried out as
approved.
 
REASON: To enable full and proper
consideration of the proposed development.
 
39.Reserved Matters –
Time Limit      
 
Applications for approval of the first
reserved matters shall be made to the local planning authority not
later than 3 years from the date of this permission. Applications
for approval of all of the reserved
matters shall be made to the local planning not later than 10 years
from the date of this permission.
 
REASON: In accordance with Section 92 of
the Town and Country Planning Act 1990 as amended by Section 51 of
the Planning and Compulsory Purchase Act 2004.
 
40.Reserved Matters -
Implementation        
 
The development hereby permitted shall be
begun before the expiry of two years from the date of approval of
the last of the reserved matters to be approved.
 
REASON: In accordance with Section 92 of
the Town and Country Planning Act 1990 as amended by Section 51 of
the Planning and Compulsory Purchase Act 2004.

 
41.Phasing
         
As part of the first application for the
approval of reserved matters, a detailed phasing plan shall be
submitted to and approved in writing by the local planning
authority. The phasing plan shall specify the proposed timing for
the delivery of the areas of public open space/green infrastructure
on each phase as well as the construction programme for the housing
and other built elements of the development. The development hereby
approved shall be carried out in accordance with the approved
phasing plan.
 
REASON: To ensure suitable phasing of the
development.
 
42.Design Codes  
 
Prior to the submission of the first reserved
matters application for each remaining phase, a Masterplan and
Design Principles shall be submitted to and approved in writing by
the Local Planning Authority. The Masterplan and Design Code shall
be formulated broadly in accordance with the submitted Design and
Access Statement and Illustrative Masterplan and shall include the
following details:
a)     
The proposed movement network delineating the primary, secondary
and tertiary streets and pedestrian and cycleway connections,
setting out the approach to estate design, treatment of
non-vehicular routes and car and cycle parking including connection
into the existing pedestrian and cycleway routes.
b)     
The proposed layout use and function of
all open space within the development.
c)     
The approach to and design principles applied to car parking (on
street and offstreet).
d)     
Phased layout principles to include urban structure, form and
layout of the built environment, building heights, densities,
legibility, means of enclosure, key gateways, landmark buildings,
key frontages and key groups
e)     
The design approach for areas within the public realm including
landscaping and hard surface treatments, lighting, street trees,
boundary treatments, street furniture and play equipment
f)       
Servicing, including utilities, design for the storage and
collection of waste and recyclable materials.
g)     
External materials, to include a palette of wall and roof finishes,
windows, doors, porches, heads, cills,
chimneys, eaves and verges and rainwater goods.
h)     
The design principles that will be applied to the development to
encourage security and community safety.
i)       
The specific design principles that will be applied to the
Neighbourhood Centre.
 
Thereafter any application for the approval of
reserved matters shall comply with the approved Design Code.
 
REASON: To secure a coordinated,
high-quality and well-designed development in line with approved
design principles and planning policy.
 
43.     Written Scheme of Investigation
       
 
No development shall take place until the
developer has secured the implementation of a programme of
archaeological work in accordance with a written scheme of
investigation (WSI) which has been submitted to and approved in
wring by the Local Planning Authority. The development shall be
carried out at all times in accordance
with the approved scheme as agreed in wring by the Local Planning
Authority.
 
REASON: To ensure that an appropriate
record is made of archaeological evidence that may be affected by
the development.
 
PRE-COMMENCEMENT REASON: To ensure
archaeological remains are identified, recorded, and protected
where necessary, as groundworks could otherwise disturb or destroy
evidence irretrievably.
 
44.Written Scheme of
Investigation Results
 
The development shall not be occupied until
(i) the post investigation assessment
has been completed in accordance with the approved Written Scheme
of Investigation and (ii) that the provision made for analysis,
publication and dissemination of results, and archive deposition,
has been confirmed in wring to, and approved by, the Local Planning
Authority.
 
REASON: To ensure that an appropriate
record is made of archaeological evidence that may be affected by
the development.

 
45.Use Classes
permitted        
 
The neighbourhood centre premises shall be
used only for uses falling within Classes E(a), E(b), E(e), E(f),
F1(a), and F2(b) of the Town and Country Planning (Use Classes)
Order 1987 (as amended), and for no other purpose (including any
other purpose in Class E or F of the Schedule to the Order, or in
any provision equivalent to those Classes in any statutory
instrument revoking and re-enacting the Order with or without
modification).
 
REASON: To ensure the Neighbourhood Centre
supports local community needs, contributes positively to
placemaking.
 
46.Permitted Development
Restrictions       
 
Notwithstanding the provisions of the Town and
Country Planning (General Permitted Development) (England) Order
2015 (as amended), or any order revoking or re-enacting that Order
with or without modification, no change of use of any unit within
the Neighbourhood Centre shall occur under Schedule 2, Part 3,
Class E without the prior written consent of the Local Planning
Authority.
 
REASON: To retain control over the mix of
uses within the Neighbourhood Centre in the interests of
placemaking and to protect the vitality and viability of the
established town centre.
 
47.Public Art        
 
Prior to the submission of the first reserved
matters application, details of a strategy (including a time frame
for completion) for the provision for public art within the
development shall be submitted to and approved in writing by the
Local Planning Authority. The strategy shall be implemented in
accordance with approved details provided with each relevant
reserved matters submission unless otherwise agreed in writing by
the Local Planning Authority and shall thereafter be so retained
and maintained.
 
REASON: In the interests of place
making.
 
48.Affordable/Self Build
Housing       
 
As part of the reserved matters for each
residential phase, a scheme detailing the location, type, tenure
and phasing of affordable/self build
housing shall be submitted to and approved in writing by the Local
Planning Authority. The development shall be delivered in
accordance with the approved scheme.
 
REASON: To ensure affordable and self-build
housing is appropriately integrated to each phase.
 
49.Foul Water       
No building in any phase (except Phase 1)
shall be occupied until works for the disposal of foul sewage from
that phase have been provided, in accordance with details first
submitted to and approved in writing by the Local Planning
Authority.
 
REASON: In order
to secure a satisfactory standard of
development.
 
50.Multi-Use Games
Area         
 
Prior to the submission of reserved matters
for the phase of development including a Multi
Use Games Area (MUGA), full details of its design, layout,
surface treatment, enclosure, lighting (if proposed), and any
associated infrastructure shall be submitted to and approved in
writing by the Local Planning Authority. The MUGA shall be
constructed in accordance with the approved details.
 
REASON: To ensure the MUGA is of
appropriate quality, safely designed, and fit for purpose.
 
PRE-COMMENCEMENT REASON: To ensure its
design and associated infrastructure are properly planned and
integrated, as changes at this stage could affect layout and
construction.
 
51.Drainage Details
 
Prior to or as part of the Reserved Matters,
the following information shall be submitted to and approved in
writing by the Local Planning Authority:
 
(a)  Soakaway test results in accordance with BRE 365,
groundwater monitoring results in line with our DCC groundwater
monitoring policy and evidence that there is a low risk of
groundwater re-emergence downslope of the site from any proposed
soakaways or infiltration basins.
(b)  A detailed drainage design based upon the approved
Flood Risk Assessment and Drainage Strategy and the results of the
information submitted in relation to (a) above.
(c)  Detailed proposals for the management of surface
water and silt run-off from the site during construction of the
development hereby permitted.
(d)  Proposals for the adoption and maintenance of the
permanent surface water drainage system.
(e)  A plan indicating how exceedance flows will be
safely managed at the site.
(f)   If required, evidence there is agreement in
principle from the landowner/DCC highways/SWW.
(g)  Where required, a detailed assessment of the
condition and capacity of any existing surface water drainage
system/watercourse/culvert that will be affected by the proposals.
The assessment should identify and commit to, any repair and/or
improvement works to secure the proper function of the surface
water drainage receptor.
 
No building hereby permitted shall be occupied
until the works have been approved and implemented in accordance
with the details under (a) - (g) above.
 
REASON: The above conditions are required
to ensure the proposed surface water drainage system will operate
effectively and will not cause an increase in flood risk either on
the site, adjacent land or downstream in line with SuDS for Devon Guidance (2017) and national
policies, including NPPF and PPG. The conditions should be
pre-commencement since it is essential that the proposed surface
water drainage system is shown to be feasible before works begin to
avoid redesign / unnecessary delays during construction when site
layout is fixed.
 
52.Watercourse
Monitoring
 
Prior to any commencement of any phase of the
development, an applicant must submit details to confirm how they
will monitor surrounding watercourses. Whilst this condition can be
phased, the monitoring of watercourses will need to continue if
further phases commence (and the watercourse is relevant to be
monitored).
 
REASON: To ensure the protection of nearby
watercourses from potential pollution, sedimentation, and
hydrological impacts during the construction and operational phases
of the development, and to safeguard local biodiversity and water
quality.
 
PRE-COMMENCEMENT REASON: To ensure
that monitoring measures are in place prior to groundworks or
construction activity.