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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/00743/B Whittle Jones Variation of conditions 1 and 7 of approved residential development of thirty five apartments (PA 12/01041/B) to amend period of consent condition and phase access and parking arrangements Site Of Former Grand Island Hotel Bride Road Ramsey Isle Of Man IMS 3UN Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Planning Committee Mr Chris Balmer Officer's Report THIS APPUCATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE AS A SECTION 13 LEGAL AGREEMENT IS REQUIRED 1.0 THE SITE 1.1 The application site is the curtilage of the former Grand Island Hotel which is accessed from Bride Road, Ramsey. The former hotel has been demolished and the site cleared. The site extends to approximately 3.7 acres. The site sits in a commanding position overlooking Ramsey Bay. Vollan Crescent runs along the southern boundary of the site before turning southwards. From the corner of Vollan Crescent and the Promenade there is a clear view of the site which rises in a series of terraces with steps through the middle before flattening out to a plateau towards Bride Road. From Bride Road the site is also clearly visible having a backdrop of mature trees. On the other side of Bride Road, directly opposite the site are Vollan Farm and The Coach House. 1.2 2.0 THE PROPOSAL 2.1 Variation of conditions 1 and 7 of approved residential development of thirty five apartments (PA 12/01041/B) to amend period of consent condition and phase access and parking arrangements. 2.2 Conditions 1 and 7 of the original approval stated: "C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time." And "C 7. None of the approved apartments may be occupied until the access and parking have been put in place In accordance with the approved plans and are available for use." 3.0 DEVELOPMENT PLAN POLICIES 22 August 2014 14/00743/B Page 1 of 6

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The Ramsey Local Plan designates the application site as being Predominantiy Tourism and Leisure. The site is not within a Conservation Area. The Grand Island Hotel building has been considered for possible registration, however, it was concluded that the building was not worthy due to more contemporary extensions and a number of internal and external features being removed in the past. 3.1 Strategic Policy 1 states: "Development should make the best use of resources by: optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(l) and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and 3.2 (a) (b) (c) services." Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." 3.3 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies." 3.4 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local 3,5 (a) (b) (c) (d) (e) (f) (9) (h) (i) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." 0) (k) (!) (n) Housing Policy 1 states: "The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016." 3.6 22 August 2014 14/00743/B Page 2 of 6

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Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(l) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 3.7 (a) and 10; conversion of redundant rural buildings in accordance with Housing Policy 11; and the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." (b) (c) Housing Policy 5 states: "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more." 3.8 Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backtand development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans." 3.9 4.0 PLANNING HISTORY 4.1 The following previous planning applications relating to this site are judged to be the most relevant: 12/01041/B - Erection of a development of 35 apartments arranged in five blocks with underground parking, roads, landscaping, gatehouse and electricity sub station. Approved. 4.2 10/01269/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping and creation of a new vehicular access. Approved. This application was the subject of a note which states: "Given the 'Landmark Status' and prominent position of the Grand Island Hotel, the Planning Authority will be seeking any replacement building/s to be of 'Landmark Status' design, finished to a high standard. The standard must also be implemented to all publicly visible elevations of the new building/s." 4.3 09/01400/B - Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision, land bounded by Park Road, Premier Road and Mooragh Promenade. Approved. 4.4 07/01789/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping. Approved. 4.5 REPRESENTATIONS The Highways Services of the Department of Infrastructure has commented that the proposed re-wording of condition 7 is acceptable as it will ensure that the access and car parking are available for each unit prior to occupation. 5.0 5.1 Ramsey Town Commissioners do not object to this application. 5.2 5.3 EPU & Public Health has advised the applicant that the apartments must comply with the Housing (Fiats) Regulations 1982. This has been copied to the Department. 6.0 ASSESSMENT 14/00743/B 22 August 2014 Page 3 of 6

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The applicants have indicated that Condition 1 is too onerous and places an unfair obligation on the applicant / developer to complete the development within a very short timeframe. They consider it unreasonable and unrealistic for the development to be completed and the use commenced within 4 years. The Planning Authority would agree with the applicant's comments. The wording of the condition appears to relate to development that is a change of use, rather than operational development. It appears the condition used was a mistake, as it is not the normal condition which is used for new built development. The condition which should perhaps have been used and is now recommended to be altered to, should read as: 6.1 "The development hereby approved shall be begun before the expiration of four years from the date of this decision notice." This variation of the condition will also extend the permission by a further four years. The principal issue in the determination of this aspect is whether there have been any material planning matters (i.e. policy / land used designations / Local Plan adoption etc) that have changed since the approval of the last application. 6.2 6.3 Since the last approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan are still in force and have not been superseded. Furthermore, no objections have been received. Accordingly, for the reasons indicated it is considered acceptable to vary the condition as proposed. In relation to Condition 7, the applicants have indicated that it is inevitable that the site will be developed in a phased manner as there is far too much risk involved in developing the site in a single phase and no developer would progress on this basis. It is much more likely that the site will be split and each block developed in turn. This will enable flexibility in respect of cash flow and enable dwellings to be sold in completed blocks as the rest of the development progresses. At the moment, the conditon requires all of the access and parking arrangements for the whole site to be in place before even one apartment is occupied, 6.4 6,5 The applicants proposes to amend the condition to read: "C 7. The approved apartments for each block shall not be occupied until the access and parking has been put in place for that block in accordance with the approved plans and are available for use." Again the Planning Authority agrees with the comments made and the sound and realistic development reasons for wishing to amend Condition 7. 6.6 6.7 The previous application required a Section 13 Legal Agreement to be signed and agreed with regard to Affordable Housing Contributions. This Agreement makes specific reference to the previous application 12/01041/B. Accordingly, as this new planning application will essentially produce a new decision notice a new agreement will need to be entered into. This may be through a 'Deed of Variation' rather than a completely new Section 13 Legal Agreement. However, whichever route is taken, the end result will ensure appropriate Affordable Housing Contribution. 7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval. 8.0 PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to 8.1 22 August 2014 14/00743/B Page 4 of 6

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the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 8.2 EPU & Public Health Recommendation Recommended Decision: Approve subject to Legal Agreement Date of Recommendation: 22.08.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason; Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the apartments, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development. C3. For the avoidance of doubt, no approval is granted or implied for external lighting. Any proposed external lighting would require a separate planning application to be submitted. Reason: In the interests of amenity C4. 22 August 2014 14/00743/B Page 5 of 6

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Bin storage for the approved development shall take place only In accordance with the description set out in the letter from the applicant's agent date stamped 25th October 2012 (PA/12/01041/B). Reason: In the interests of amenity C 5. With the exception of the trees shown by drawing 01 as being "Category R (Red) Trees", all trees must be protected during construction works associated with the approved development in accordance with the measures set out by drawing 01 and the Midland Tree Survey. Any trees which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of the same species and as near to the same size as possible and retained as such thereafter. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site. C6, The approved apartments for each block shall not be occupied until the access and parking has been put in place for that block in accordance with the approved plans and are available for use. Reason: In the interests of highway safety. This approval relates to Drawings reference numbers WJ_014_0001 Rev E, WJ_014_0002 Rev E, WJ_014_0003 Rev B, WJ_014_0004 Rev B, WJ_014_0005 Rev B, WJ_014_0006 Rev A, WJ_014_0007 Rev A, WJ_014_0008 Rev A, WJ_014_0009 Rev A, WJ_014_0013, 2012-044-001 REV A, PL364/1 REV C, 01, REC SITE ACCESS, GSA FLOOD RISK, TIM SPEED TRANSPORT, MIDLAND TREES and DESIGN STATEMENT received 23rd July 2012 and 19th June 2014. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made: Committee Meeting Date: Signed :... Presenting Officer Further to the decision of the Committee an additional report/condition reason is required^ signing officer to delete as appropriate YES/NO 22 August 2014 14/00743/B Page 6 of 6

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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00743/B Whittle Jones Variation of conditions 1 and 7 of approved residential development of thirty five apartments (PA 12/01041/B) to amend period of consent condition and phase access and parking arrangements Site Of Former Grand Island Hotel Bride Road Ramsey Isle Of Man IMS SUN Site Address : Case Officer: Photo Taken : Site Visit: Expected Decision Level: Planning Committee Mr Chris Balmer Officer's Report THIS APPLICATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE AS A SECTION 13 LEGAL AGREEMENT IS REQUIRED 1.0 THE SITE 1.1 The application site is the curtilage of the former Grand Island Hotel which is accessed from Bride Road, Ramsey. The former hotel has been demolished and the site cleared. The site extends to approximately 3.7 acres. The site sits in a commanding position overlooking Ramsey Bay. Vollan Crescent runs along the southern boundary of the site before turning southwards. From the corner of Vollan Crescent and the Promenade there is a clear view of the site which rises in a series of terraces with steps through the middle before flattening out to a plateau towards Bride Road. From Bride Road the site is also clearly visible having a backdrop of mature trees. On the other side of Bride Road, directly opposite the site are Vollan Farm and The Coach House. 1.2 THE PROPOSAL Variation of Conditions 1 and 7 of approved residential development of thirty five apartments (PA 12/01041/B) to amend period of consent condition and phase access and ,
parking arrangements. 2.0 2.1 2.2 Conditions 1 and 7 of the original approval stated: "C 1. approval to remain valid after that time." The use must be taken up within four years of the date of this notice in order for this And "C 7. None of the approved apartments may be occupied until the access and parking have been put in place in accordance with the approved plans and are available for use." 5 September 2014 14/00743/B Page 1 of 7

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DEVELOPMENT PLAN POUCIES The Ramsey Local Plan designates the application site as being Predominantly Tourism and Leisure. The site is not within a Conservation Area. The Grand Island Hotel building has been considered for possible registration, however, it was concluded that the building was not worthy due to more contemporary extensions and a number of internal and external features being removed in the past. 3.0 3.1 Strategic Policy 1 states: "Development should make the best use of resources by: optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(l) and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and 3.2 (a) (b) (c) services." Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." 3.3 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies." 3.4 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local 3.5 (a) (b) (c) (d) (e) (0 (g) (h) (i) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." 0) (k) (I) (n) Housing Policy 1 states: "The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016." 3.6 5 September 2014 14/00743/B Page 2 of 7

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3.7 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(l) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 (a) and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." (c) 3.8 Housing Policy 5 states: "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more." Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans." 3.9 4.0 PUNNING HISTORY The following previous planning applications relating to this site are judged to be the 4.1 most relevant: 12/01041/B - Erection of a development of 35 apartments arranged in five blocks with underground parking, roads, landscaping, gatehouse and electricity sub station. Approved. 4.2 10/01269/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping and creation of a new vehicular access. Approved. This application was the subject of a note which states: "Given the landmark Status' and prominent position of the Grand Island Hotel, the Planning Authority will be seeking any replacement building/s to be of landmark Status' design, finished to a high standard. The standard must also be implemented to all publicly visible elevations of the new building/s." 4.3 09/01400/B - Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision, land bounded by Park Road, Premier Road and Mooragh Promenade. Approved. 4.4 07/01789/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping. Approved. 4.5 REPRESENTATIONS The Highways Services of the Department of Infrastructure has commented that the proposed re-wording of condition 7 is acceptable as it will ensure that the access and car parking are available for each unit prior to occupation. 5.0 5.1 5.2 Ramsey Town Commissioners do not object to this application. 5.3 EPU & Public Health has advised the applicant that the apartments must comply with the Housing (Flats) Regulations 1982. This has been copied to the Department. 5 September 2014 14/00743/B Page 3 of 7

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6.0 ASSESSMENT 6.1 The applicants have indicated that Condition 1 is too onerous and places an unfair obligation on the applicant / developer to complete the development within a very short timeframe. They consider it unreasonable and unrealistic for the development to be completed and the use commenced within 4 years. The Planning Authority would agree with the applicant's comments, The wording of the condition appears to relate to development that is a change of use, rather than operational development. It appears the condition used was a mistake, as it is not the norma! condition which is used for new built development. The condition which should perhaps have been used and is now recommended to be altered to, should read as: "The development hereby approved shall be begun before the 2"“ July 2017." It was initially misunderstood that the proposed application also seeks to vary the condition to extend the permission by a further four years. The original application was approved on the 2'^'^ July 2013. It should be noted that the applicant are NOT seeking to vary the timescale of Condition 1. Currently, the application expires after the 2"“ July 2017. The applicants are happy for this to remain. The reason for the varying is only relating to the issue raised within paragraph 6.1 above. 6.2 The Planning Committee Members at the last meeting discussed the potential to grant a further approval of 4 years, but this would be on the basis that the site is landscaped now (only by any existing hardscape being grubbed up and grass lain) so that it doesn't look at derelict. This was due to concerns that the existing site, since the demolition of the Grand Island, was rather untidy and become an eyesore. Therefore, if the Committee were going to allow a further 4 years, they wish to have the comfort that the sites appearance is improved. The second option discussed was to only grant a two year approval, without any landscaping works. 6.3 . . This discussion was^ut^to the applicant for their comments. They responded by outlined what they had ^Gi^cl^rmission for i.e. a re-wording of the original condition, which was incorrect, rather than extending the time of the permission. They also stated that; "In terms of the appearance of the site whilst we would not look to undertake any specific landscaping works at this stage I will request the site manager undertakes appropriate works to dean up the site and ensure it is kept in a suitable condition prior to commencement of the development." 6.4 Given these matters, especially as the original wording of Condition 1 was incorrect, it is considered appropriate and fair to allow the variation of the wording of Condition 1 with the same expiry date as originally approved. 6.5 In relation to Condition 7, the applicants have indicated that it is inevitable that the site will be developed in a phased manner as there is far too much risk involved in developing the site in a single phase and no developer would progress on this basis. It is much more likely that the site will be split and each block developed in turn. This will enable flexibility in respect of cash flow and enable dwellings to be sold in completed blocks as the rest of the development progresses. At the moment, the condition requires all of the access and parking arrangements for the whole site to be in place before even one apartment is occupied. 6.5 6.5 The applicants propose to amend the condition to read: "C 7. The approved apartments for each block shall not be occupied until the access and parking has been put in place for that block in accordance with the approved pians and are available for use," 5 September 2014 14/00743/B Page 4 of 7

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Again the Planning Authority agrees with the comments made and the sound and realistic development reasons for wishing to amend Condition 7, 6.7 6.8 The previous application required a Section 13 Legal Agreement to be signed and agreed with regard to Affordable Housing Contributions. This Agreement makes specific reference to the previous application 12/01041/B. Accordingly, as this new planning application will essentially produce a new decision notice a new agreement will need to be entered into. This may be through a 'Deed of Variation' rather than a completely new Section 13 Legal Agreement, However, whichever route is taken, the end result will ensure appropriate Affordable Housing Contribution. 7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval. PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits, 8.0 8.1 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 8.2 EPU & Public Health Recommendation Recommended Decision: Approve subject to Legal Agreement Date of Recommendation: 22.08.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals Cl. The development hereby approved shall be begun before the 2"'^ July 2017. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. 14/00743/B Page 5 of 7 5 September 2014

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C 2. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the apartments, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development. C3. For the avoidance of doubt, no approval is granted or implied for external lighting. Any proposed external lighting would require a separate planning application to be submitted. Reason: In the interests of amenity C4. Bin storage for the approved development shall take place only in accordance with the description set out in the letter from the applicant's agent date stamped 25th October 2012 (PA/12/01041/B). Reason: In the interests of amenity C 5. With the exception of the trees shown by drawing 01 as being "Category R (Red) Trees", ail trees must be protected during construction works associated with the approved development in accordance with the measures set out by drawing 01 and the Midland Tree Survey. Any trees which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of the same species and as near to the same size as possible and retained as such thereafter. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site. C6. The approved apartments for each block shall not be occupied until the access and parking has been put in place for that block in accordance with the approved plans and are available for use. Reason: In the interests of highway safety. This approval relates to Drawings reference numbers WJ_014_0001 Rev E, WJ_014_0002 Rev E, WJ_014_0003 Rev B, WJ_014_0004 Rev B, WJ_014_0005 Rev B, WJ_014_0006 Rev A, WJJ14_0007 Rev A, WJ_014_0008 Rev A, WJ_014_0009 Rev A, WJ_014_0013, 2012-044-001 REV A, PL364/1 REV C, 01, REC SITE ACCESS, GSA FLOOD RISK, TIM SPEED TRANSPORT, MIDLAND TREES and DESIGN STATEMENT received 23rd July 2012 and 19th June 2014. 5 September 2014 14/00743/B Page 6 of 7

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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under th^ppropriate delegated authority. Decision Made mmittee Meeting Date: Signed Presenting Officer Further to the decision of the Committee an additional report/condition reason is required, signing officer to delete as appropriate Y&S7NO 5 September 2014 14/00743/B Page 7 of 7