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Agenda item

Application No. & Parish: 13/03187/COMIND - land north of Goring Lane, Grazeley

Meeting of Eastern Area Planning Committee, Wednesday 12 March 2014 6.30 pm (Item 63.(2))

Proposal:	Change of use from agriculture to a mixed use comprising agriculture and use for the installation and operation of 6552 photovoltaic modules (Sui Generis), for a temporary period of 25 years. Thereafter, the restoration of the land to solely agricultural use.
Location:	Land north of Goring Lane, Grazeley
Applicant:	Andrew Wickens
Recommendation:	To delegate to the Head of Planning and Countryside to grant planning permission.

Minutes:

The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 13/03187/COMIND in respect of a change of use from agriculture to a mixed use comprising agriculture and use for the installation and operation of 6552 photovoltaic modules (Sui Generis), for a temporary period of 25 years. Thereafter, the restoration of the land to solely agricultural use.

Following the Planning Officer, Bob Dray’s, introduction to the report, Councillor Geoff Mayes queried who would be responsible for removing the solar equipment once the proposed 25 year period had elapsed, should permission be granted. In response, Bob Dray referred Members to conditions 3 (decommissioning) and 4 (removal of all equipment). If approved, these stated that the development would be removed in its entirety and the land restored to its former condition within 25 years and 6 months of the date that electricity was first generated by the development or within 6 months of the development failing to generate electricity for 12 consecutive months, whichever occurred first. He also clarified that the planning permission would continue to rest with the landowner and they would therefore hold responsibility for decommissioning and removal of equipment from the site. Enforcement powers could be utilised if requirements were not adhered to.

Councillor Alan Macro queried what would happen in the event that planning permission was granted, but the applicant was unable to reach an agreement with AWE to sell them the energy. Bob Dray explained that the application detailed an underground connection to AWE, but stated that, to the Council’s knowledge, no formal contract was in place between the applicant and AWE. If the application was approved and no agreement was reached with AWE, then it would be for the applicant to identify an alternative solution for connecting to the National Grid and potentially a further planning application if further development was involved.

Councillor Macro then referred to the agricultural use proposed to produce silage for feeding cattle in the winter months. If this did not proceed, would it be lawful for the use of the land to be entirely as a solar farm. Bob Dray explained that the agricultural use of the land would be lawfully retained and, if permission was approved, this would remain throughout the 25 year temporary period. Post the 25 year period it was proposed for the land to be restored to solely agricultural use. Bob Dray further clarified that legal advice had been sought on this point and he was confident that sufficient measures were in place to ensure agricultural use remained.

Councillor Royce Longton pointed out that there was potential in future for a planning application to be submitted to extend this arrangement beyond the 25 year period. Bob Dray acknowledged that there was potential to do so, and that any such application would be considered on its merits at that time. He also advised that solar equipment generally had a lifespan of some 25 years.

In accordance with the Council’s Constitution, Mr Richard Thorne, Parish Council representative, and Mr Neil Hutchings, agent, addressed the Committee on this application.

Mr Thorne in addressing the Committee raised the following points:

· Wokefield was a rural parish in a designated non settlement area designed to avoid major new development.

· If consent was to be granted it would set a major precedent in using farm land rather than a brownfield site for solar equipment and would have implications across West Berkshire. The only existing solar farm which the Parish were aware of in West Berkshire was on a brownfield site and this was a much preferred option.

· In July 2013 a public exhibition was held which outlined the potential use of a much larger local site and this was met with much objection. This did not proceed, but there was concern that this scheme could be reintroduced if this application was granted.

· If the application was approved it would result in the loss of an attractive landscape and it was likely that any benefit would go to AWE and not local parishioners.

Councillor Tim Metcalfe noted that vehicular access was proposed from the north rather than utilising the extant access from the south which was on higher ground and questioned if the southern access was objected to by the Parish. Mr Thorne explained that there was no objection to the use of the extant southern entrance to the site from the Parish and the only objection in terms of access was that previously proposed on a different area of the southern boundary and the western boundary.

Councillor Sheila Ellison queried if the Parish objected to the use of solar panels in general. Mr Thorne confirmed that this was not the case, they did however feel that more suitable brownfield sites were available. He repeated that Wokefield was a rural parish and approval of this application would have a negative impact. This was the view of parishioners.

Mr Hutchings in addressing the Committee raised the following points:

· He was speaking as a representative of Anesco, which was a local energy efficiency company based in Aldermaston. They had worked closely with the applicant in forming this environmentally sustainable application.

· The Officers’ recommendation to grant planning permission was welcomed. He clarified that the size of the site would not be equivalent to twelve football pitches as had been incorrectly reported in the media, and was closer to two-three football pitches.

· The introduction of solar farms such as that proposed would play a key role in reducing carbon emissions. It was a Government requirement by 2020 for 15% of the UK’s energy to be provided from a renewable source.

· The application site had been carefully selected to minimise the impact on the landscape as well as being closely located to AWE Burghfield. Additional planting was planned to further screen the application site.

· The proposal was for a temporary period of 25 years and it was the intention to retain an element of agricultural use during this period and for the land to be restored entirely to agricultural use once the site was decommissioned.

· As already stated the land would continue to produce silage to feed the cattle on the dairy farm. In addition, the land was not currently suitable for grazing cattle.

· A range of environmental studies had been undertaken all of which were acceptable to West Berkshire Council’s Officers. These demonstrated that the impact of the proposed development on local wildlife would be minimal.

· Post construction, the level of maintenance work on site would be minimal and infrequent.

· Flood risk and draining information provided in the update report explained how surface water run-off would be managed and there would be no impact on flood risk as a consequence of the application being approved.

· Mr Hutchings acknowledged that there was no formal agreement with AWE, but subject to consent being granted there were plans to enter into formal negotiations which would hopefully result in the energy being utilised by AWE.

· There was full acceptance to the conditions of approval which would be adhered to throughout the life of the scheme.

Councillor Metcalfe returned to the issue of access to the site. The existing entrance from the south was higher than the proposed northern access, it was also less environmentally sensitive, already capable of admitting large vehicles and had better visibility. He therefore queried why an alternative access was being proposed. Mr Hutchings confirmed that the applicant’s preference was for the southern access, but following discussions with Highways around the need for adequate visibility splays it was identified that the southern access was not suitable, hence the proposal for access from the north.

Councillor Metcalfe then queried whether, subject to approval, it would be possible and safe for sheep to graze beneath the solar panels. Mr Hutchings stated that this was not proposed and made the point that it would be possible for farm vehicles to be able to access the land in between the rows of solar panels.

Councillor Longton questioned the reduction in agricultural output should permission be granted. Mr Hutchings estimated a loss of 50% due to the coverage proposed of the solar panels.

Gareth Dowding then commented on the points made in relation to access. The previous application for this site proposed that access should continue from the south from Goring Lane, however the associated drawing highlighted that the visibility splay would be across designated village green land. To ensure the visibility splay, the Highways Authority would need control of the land in question and this would not be the case for land designated as a village green area.

Councillor Geoff Mayes, speaking as Ward Member, raised the following points:

· From an agricultural viewpoint, Councillor Mayes fully understood the needs of the dairy farm to make the best use of their land and the installation of solar panels provided an opportunity to gain additional income which went in favour of the application.

· However, he was concerned at the impact approval of the application could have on the movement of local wildlife on the site.

Councillor Richard Crumly was supportive of utilising green energy and granting approval to a solar farm would have no impact in terms of noise. He was therefore supportive of this application which was a step in the right direction in terms of achieving greater levels of green energy.

Councillor Longton accepted that there were downsides from solar farms in terms of visual impact and the impact on wildlife, but there was an increasing need for renewable energy and was an issue needed to be taken seriously.

Councillor Pamela Bale sought further clarity on the village green designation and the resultant need for the access to the site to be changed. David Pearson explained that village green designation did constitute a barrier to development and this was a reason why the Government was seeking to prevent the designation of village green status in future. However, it was in existence when considering this application and had to be taken into account. The concern of Highways was around the need to ensure the maintenance of clear sight lines and this could not be ensured with the land in question to the south of the site due to the village green designation. Therefore the northern access had been proposed. This view had been informed by legal advice. Gareth Dowding acknowledged that while sight lines to the south were currently satisfactory, it was difficult to guarantee that this would remain the case for designated village green land.

Councillor Macro expressed his preference for development of this type to be on previously developed land. However, the application site was well screened and he was in favour of Officers’ recommendation to grant planning permission. He did however point out that Condition 6 needed to be amended to ensure that the height of the solar equipment was in line with that outlined within the plan drawings (2.33m).

Councillor Alan Law stated that he was opposed to the installation of solar panels as they spoiled the outlook of the traditional countryside. He also added his view that this application contravened two existing policies. Firstly, the National Planning Policy Framework (NPPF) contained three dimensions to sustainable development: economic, social and environmental, and Councillor Law did not feel that this application would achieve gains in all these areas.

Secondly, the report made reference to Local Plan Policy ENV.16 which stated that development which formed part of a farm diversification scheme would be permitted if it adhered to certain requirements and these were listed in the report. However, Councillor Law felt that the application failed to comply with three out of six of these requirements, as follows:

· It would not benefit the economy of the rural area of which it was part.

· The buildings were not appropriate in scale, form, impact, character and siting to their rural location. Wherever possible new or replacement buildings should be located within or adjoining an existing group of buildings.

· The proposed scheme would not maintain or enhance the landscape character of the site and its rural surroundings.

Councillor Law therefore proposed refusal of the application, contrary to Officers’ recommendation, on the basis that it contravened the two planning policies as described.

Councillor Metcalfe returned to the potential for the agricultural aspect of the development to be better utilised if made available for sheep grazing, if the land was appropriately fenced, as sheep could move beneath the solar panels and he was aware that this had been possible with other solar farms. He felt it would be appropriate for the Planning Committee to make a stance in requesting the land be used for sheep grazing, particularly if further similar applications were submitted. If approval was granted, Councillor Metcalfe would like this included as a condition of approval.

Councillor Graham Pask agreed with the principle of supplying green energy and, as already stated, the land in question was not suitable for grazing cattle. However, he was concerned at the difference in height of the solar panels, due to the layout of the land, which would create difficulties in utilising some of the land for grazing sheep or for cutting grass for silage. Councillor Pask felt that a policy discussion was needed with a view to making such applications suitable for grazing sheep. However, a judgement needed to be made on the application before Committee and, on balance, he felt the site was suitable for the proposed purpose, notwithstanding issues with ongoing management of the land and the valid points made by Councillor Law in relation to farm diversification.

In addition, Councillor Pask accepted that AWE might not wish to enter into a contract with the applicant, but this was not a planning consideration.

The debate then returned to Councillor Law’s proposal to refuse planning permission, but his proposal was not seconded.

Councillor Crumly then proposed acceptance of Officers’ recommendation to grant planning permission subject to conditions in the report, update sheet and the amendment to Condition Six. This proposal was seconded by Councillor Longton.

David Pearson clarified that no condition could be added which required an adjustment to the scheme, i.e. for sheep grazing. If the proposal before Members was not supported then an alternative proposal would need to be sought. This could be a proposal which encompassed sheep grazing, but this alteration could result in the appearance of the site being materially different to that being proposed. Councillor Quentin Webb also pointed out that the applicant was a dairy farmer and did not believe them to also keep sheep. Councillor Bale queried whether a recommendation could be made for sheep grazing and Councillor Webb felt this would be possible as an informative.

David Pearson then advised Members that a condition could be added which would require the applicant to inform the Council of how they intended to utilise and manage the grassed areas of the site from an agricultural perspective.

Councillor Bale queried whether other solar farms were already in existence in West Berkshire. David Pearson was aware of two other solar farms in the east of the district which, despite being smaller in scale than this proposal, used similar equipment and no issues had to date been raised. Bob Dray added his awareness of a site in Crookham Common which was similar in scale to this application.

Councillor Brian Bedwell agreed with the points made by David Pearson. He would not feel comfortable with supporting a proposal which sought an adjustment to a scheme which was not a guaranteed outcome. Councillor Longton agreed this was not possible with this application and felt that an additional condition for information to be provided on the use and management of the agricultural land was sensible. However, Councillor Longton felt there was a need for a policy for solar panels and the potential for them to enable sheep grazing. Councillor Pask requested that the policy discussion on solar panels and the potential for sheep grazing be scheduled for fuller debate at the Planning Policy Task Group.

Councillor Crumly then stated that he was content for a condition to be added to his proposal to grant planning permission, which placed a requirement on the applicant to inform the Council of how they intended to utilise and manage the land from an agricultural perspective. Councillor Longton repeated his acceptance of this addition as seconder to the proposal.

RESOLVED that the Head of Planning and Countryside be authorised to grant planning permission subject to the following conditions:

(Councillor Law requested that his vote against the proposal be recorded).
(Councillor Metcalfe abstained from voting on this item).

Conditions

1.	Time limit The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2.	Plans The development hereby permitted shall be carried out in accordance with the following approved drawings and other documents: [To be confirmed] Reason: For the avoidance of doubt and in the interest of proper planning.
3.	Decommissioning No electricity shall be generated by the development hereby permitted until 14 days notice has been submitted to the Local Planning Authority in writing. The development hereby permitted shall be removed in its entirety and the land restored to its former condition within 25 years and six months of the date that electricity was first generated by the development, or within six months of the development failing to generate electricity for 12 consecutive months, whichever occurs first. The land shall be restored to its former condition to enable it to revert to agricultural use in accordance with a scheme of decommissioning work and land restoration that shall have first been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the land is restored to its original undeveloped condition following the expiry period or once the development fails to generate electricity, in the interests of protecting the amenity of the open countryside. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
4.	Removal of all equipment As part of the decommissioning process of Condition 3, all operational development in, on, over or under the land enclosed by the red line on Drawing 00237_04G (Site Plan and Sections) associated with the development hereby permitted (including, but not necessarily limited to: photovoltaic modules; supports; distribution switchgear plant and enclosure; intake substation plant and enclosure; meter cabinet; transformer; main collector panel cabinet; access from Palmer's Land, including sub-base; security fence; all cables and cable trenches) shall be completely removed from the application site within 25 years and six months of the date that electricity was first generated by the development, or within six months of development failing to generate electricity for 12 consecutive months, whichever occurs first. Reason: To ensure that the land cannot be classified as previously developed land by virtue of the retention of any structures on a permanent basis. This condition is imposed in the interests of ensuring a sustainable pattern of development and to protect the open countryside from inappropriate future development. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
5.	Access construction before development No development shall take place until details of the new vehicular access to the site from Palmer’s Lane have been submitted to and approved in writing by the Local Planning Authority. Such details shall ensure that bonded material is used across the entire width of the access for a distance of three metres measured back from the carriageway edge. The new vehicular access to the site from Palmer’s Lane shall be the first development operation undertaken. No other development shall take place until the new vehicular access has been completed in accordance with the approved details. Reason: In the interest of highway safety. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS13 and CS14 of the West Berkshire Core Strategy (2006-2026).
6.	Height limit No solar PV equipment shall exceed a height of 2.33 metres from the adjacent ground level. Reason: To protect the character and amenity of the area. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
7.	Ground levels There shall be no alteration of existing ground levels. Reason: To ensure that ground levels are not altered in order to protect the character and amenity of the area, and to prevent any potential pathways being created to contaminated land. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
8.	Connection details Notwithstanding what is shown on the approved plans, no development shall take place until details of the routing of cables to transmit the generated electricity to the National Grid or an alternative end-user have been submitted to and approved in writing by the Local Planning Authority. The details shall include the location and profile of any excavations necessary to make the connection. Development shall be carried out in accordance with the approved details. Reason: To ensure that the connection to the National Grid is not intrusive within the countryside location and to ensure that it would not create any inappropriate engineering operations. Only basic information has been provided as part of the application. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
9.	Cable runs Notwithstanding what is shown on the approved plans, no development shall take place until details of all cable runs and associated equipment has been submitted to and approved in writing by the Local Planning Authority. The proposed details shall be informed by the programme of archaeological work and designed in a way to avoid/mitigate any impact on archaeological significance within the application site. Reason: To protect the archaeological significance of the site from inappropriate groundworks. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policy CS19 of the West Berkshire Core Strategy (2006-2026).
10.	Materials as specified The materials to be used in the development hereby permitted shall be as specified on the plans and/or the application forms. Reason: To ensure that the external materials are appropriate and do not detract from the character and appearance of the area. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
11.	Restrict fencing Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or an order revoking and re-enacting that Order, with or without modification), no fences, gates, walls or other means of enclosure (except those expressly authorised by this permission) shall be erected within the site without planning permission first being granted by the Local Planning Authority on an application made for that purpose. Reason: To protect the amenity of the open countryside. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
12.	Hours of work (construction) No construction or installation works shall take place, or deliveries be taken or dispatched from the site, outside the following hours: 7:30am to 6:00pm Mondays to Fridays; 8:30am to 1:00pm Saturdays; nor at any time on Sundays or Bank Holidays. Reason: To safeguard the amenities of adjoining land uses and occupiers. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS14 of the West Berkshire Core Strategy (2006-2026).
13.	Tree protection No development or other operations (including site clearance and any other preparatory works) shall take place until a scheme for the protection of trees to be retained has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include a plan showing the location of the protective fencing, and shall specify the type of protective fencing, to be in accordance with B.S.5837:2012. Such fencing shall be erected prior to any development works taking place and at least 2 working days notice shall be given to the Local Planning Authority that it has been erected. It shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities or storage of materials whatsoever shall take place within the protected areas without the prior written agreement of the Local Planning Authority. Note: The protective fencing should be as specified at Chapter 6 and detailed in figure 2 of B.S.5837:2012. Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14, CS17, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026).
14.	Landscaping No development shall take place until a detailed scheme of landscaping for the site has been submitted to and approved in writing by the Local Planning Authority. The details shall include schedules of plants noting species, plant sizes and proposed numbers/densities, an implementation programme and details of written specifications including cultivation and other operations involving tree, shrub and grass establishment. The scheme shall ensure: a) Completion of the approved landscaping scheme within the first planting season following completion of development/first occupation of the dwelling(s)/first use of the development or in accordance with a programme submitted to and approved in writing by the Local Planning Authority as part of the details submitted for this condition. b) Any trees, shrubs or plants that die or become seriously damaged within five years of the completion of this development/of the completion of the approved landscaping scheme shall be replaced in the next planting season by plants of the same size and species. Thereafter the approved scheme shall be implemented in full. Reason: To ensure the implementation of a satisfactory scheme of landscaping. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS14, CS17, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026).
15.	Construction method statement No development shall take place until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The statement shall provide for: (a) The arrangements for heavy goods vehicles accessing the site from the new vehicular access off Palmer’s Lane. (b) The parking of vehicles of site operatives and visitors; (c) Loading and unloading of plant and materials; (d) Storage of plant and materials used in constructing the development; (e) The erection and maintenance of security hoarding; (f) Wheel washing facilities. (g) Scarifying of the ground after construction to restore the permeability of the ground. Thereafter the demolition and construction works shall incorporate and be undertaken in accordance with the approved statement. Reason: To safeguard the amenity of adjoining land uses and occupiers, and in the interests of highway safety. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS13 and CS14 of the West Berkshire Core Strategy (2006-2026).
16.	AWE emergency response plan No development shall take place until an emergency response plan has been submitted to and approved in writing by the Local Planning Authority. This plan shall detail the response to an incident at AWE Burghfield during the construction phase. The approved plan shall thereafter be implemented in full. Reason: The proposal is within the DEPZ of AWE Burghfield. As a result there is a risk should there be an incident at the site of radiation contamination. This may impact on the site and any staff on the site should an incident arise during the installation or indeed should staff be on site when an incident arises, or if essential maintenance is required when an incident has taken place. It is therefore necessary that a response plan is put in place with any resources necessary to ensure the protection of the staff during any event at AWE which may affect the site. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policy CS8 of the West Berkshire Core Strategy (2006-2026).
17.	Visibility splays No development, other than the construction of the new access onto Palmer’s Lane, shall take place until the visibility splays at the new access have been provided in accordance with Drawing 13-13232-01 Rev.P02. The land within these visibility splays shall thereafter be kept free of all obstructions to visibility between 0.6 metres and 2 metres height above the carriageway level. Reason: In the interests of road safety. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).
18.	Parking and turning The use shall not commence until the vehicle parking and turning space have been surfaced, marked out and provided in accordance with the approved plans. The parking and turning space shall thereafter be kept available for parking (of private motor cars and/or light goods vehicles) at all times. Reason: To ensure the development is provided with adequate parking facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).
19.	Archaeological works No development shall take place within the application site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall incorporate and be undertaken in accordance with the approved statement. Reason: To ensure that any significant archaeological remains that are found are adequately recorded. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies ADPP1, ADPP6, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
20.	Sustainable drainage measures No development shall take place until details of sustainable drainage measures to manage surface water within the site have been submitted to and approved in writing by the Local Planning Authority. These details shall incorporate the implementation of Sustainable Drainage methods (SuDS) in accordance with best practice and the proposed national standards; The above sustainable drainage measures shall be implemented in accordance with the approved details before any electricity is generated by the development hereby permitted, or in accordance with a timetable to be submitted and agreed in writing with the Local Planning Authority as part of the details submitted for this condition. The sustainable drainage measures shall be maintained and managed in accordance with the approved details thereafter until the development is decommissioned. Details of the final state of the sustainable drainage measures shall be included as part of the restoration scheme required under Condition 3. Reason: To ensure that surface water will be managed in a sustainable manner. To prevent the increased risk of flooding; to improve and protect water quality, habitat and amenity and ensure future maintenance of the surface water drainage system can be, and is carried out in an appropriate and efficient manner. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS16 of the West Berkshire Core Strategy (2006-2026), and Part 4 of Supplementary Planning Document Quality Design (June 2006).
21.	Maintenance of ditches No development shall take place until details of a scheme for the maintenance of the ditches surrounding the application site has been submitted to and approved in writing the Local Planning Authority. The scheme shall be designed to improve the capacity of the receiving watercourse for surface water run-off from within the application site, and shall include a timetable for implementation. The maintenance scheme shall thereafter be implemented in full, in accordance with the approved details. Reason: To ensure that surface water will be managed in a sustainable manner. To prevent the increased risk of flooding; to improve and protect water quality, habitat and amenity and ensure future maintenance of the surface water drainage system can be, and is carried out in an appropriate and efficient manner. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS16 of the West Berkshire Core Strategy (2006-2026), and Part 4 of Supplementary Planning Document Quality Design (June 2006).
22.	Land Management Plan No development shall take place until a management plan for the grassed areas of the site has been submitted to and approved in writing by the Local Planning Authority. The land shall be managed in accordance with the approved management plan thereafter. Reason: The application is accompanied by insufficient information on this matter, to ensure that the grassed areas shall be adequately maintained for the duration of the development. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), and Policies ADPP1, ADPP6, CS10, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).

Informatives:

1.	Decision to grant permission The decision to grant planning permission has been taken because the development is in accordance with the National Planning Policy Framework and there are no Development Plan policies, or other material considerations, which indicate that planning permission should be refused. This informative is only intended as a summary of the reason for the grant of planning permission. For further details on the decision please see the application report which is available from the Planning Service or the Council website.
2.	Proactive action by the local planning authority This decision has been made in a positive way to foster the delivery of sustainable development having regard to Development Plan policies and available guidance to secure high quality appropriate development. The local planning authority has worked proactively with the applicant to secure a development that improves the economic, social and environmental conditions of the area.
3.	Consent to enter adjoining land You must obtain the prior consent of the owner and occupier of any land upon which it is necessary for you to enter in order construct, externally finish, decorate, or in any other way carry out any works in connection with this development, or to obtain any support from adjoining property. This permission granted by the Council in no way authorises you to take such action without first obtaining this consent.
4.	Access construction The Highways Manager, West Berkshire District Council, Highways & Transport, Council Offices, Market Street, Newbury, RG14 5LD, telephone number 01635 – 519803, should be contacted to agree the access construction details and to grant a licence before any work is carried out within the highway. A formal application should be made, allowing at least four (4) weeks notice, to obtain details of underground services on the applicant’s behalf.
5.	Damage to footways, cycleways and verges The attention of the applicant is drawn to the Berkshire Act, 1986, Part II, Clause 9, which enables the Highway Authority to recover the costs of repairing damage to the footway, cycleway or grass verge, arising during building operations.
6.	Damage to the carriageway The attention of the applicant is drawn to the Highways Act, 1980, which enables the Highway Authority to recover expenses due to extraordinary traffic.
7.	Incidental works affecting the highway Any incidental works affecting the adjoining highway shall be approved by, and a licence obtained from, the Principal Engineer (Streetworks), West Berkshire District Council, Highways & Transport, Council Offices, Market Street, Newbury, RG14 5LD, telephone number 01635 – 519169, before any development is commenced.

Supporting documents: