DEVELOPMENT CONTROL AND REGULATION COMMITTEE1 April 2015

A report by the Assistant Director of Environment & Regulatory Services_____________________________________________________________________

Application No: 2/14/9018 District: Allerdale

Parish: Holme Low Parish Council

Applicant: D A Harrison

Received: 20 November 2014

PROPOSAL Retrospective application for the storage, recycling and transfer of materials.The Old Airfield, Silloth, Wigton, CA7 9PH

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1 RECOMMENDATION

1.1 That planning permission is granted for the reasons stated in Appendix 1 and subject to the conditions in Appendix 2.

2.0 THE PROPOSAL

2.1 The proposal is for retrospective planning permission for the external storage, recycling and transfer of inert waste material up to 75,000 tonnes per annum. The application site covers 3.266 ha (756 m x 55 m).

2.2 The application site is located on part of a former runway strip on Silloth Airfield. The site is to the south of the applicant's existing waste transfer station and south west of the green composting area. The site is accessed from the B5302 which links Silloth with the A596 at Wigton. The internal access roads on the airfield are former roads which were used when the airfield was operational.

2.3 A Lawful Development Certificate for an existing use was submitted in December 2013. However due to the lack of evidence to support the proposal this was withdrawn due to insufficient evidence to support the Lawful Development Certificate for an existing use.

2.4 The site would be operated during the hours of 07:00 to 19:00 Monday to Friday and 07:00 to 14:00 Saturday with no working Sunday, Bank or Public holidays.

2.5 The proposal includes the storage of material. The height of the stockpiles would vary from 1-2 m to 6 m over the course of the application site.

2.6 D A Harrison is a major employer in the area operating from numerous sites i.e. Silloth Airfield, Silloth Docks and Aldoth Quarry. The proposed operations would employ 2 members of staff.

3.0 CONSULTATIONS AND REPRESENTATIONS

3.1 Allerdale Borough Council has been consulted but no reply had been received when this report was prepared.

3.2 Highway Authority has no objection. Whilst the access road is existing and has been widened to allow two HGV’s to pass each other safely, it has been done in a loose hardcore material and would benefit from being suitably drained and constructed.

3.3 Environment Agency states the application is for planning permission which is needed before the site applies for an Environment Agency Waste Permit. Any environmental risks will be assessed during the permitting process and if issued will contain conditions to protect the environment.

3.4 Ministry of Defence states the site of the proposed development occupies the designated safeguarding zone surrounding the Silloth technical site, it being approximately 102 m northwest of the safeguarding technical installation. The application site extends through a consultation zone in which the MOD must be consulted on due to the potential to obstruct or otherwise degrade the operation of the nearby MOD mast.

The safeguarding technical installation is a High Resolution Direction Finder

(HRDF) air navigational aid. The HRDF is used to precisely locate transmissions from aircraft and supports the delivery of air traffic control functions. However, its key role is to precisely locate transmissions from emergency transponder beacons on aircraft (both military and civilian) or on military aircrew that have bailed out of their aircraft. In this role the HRDF mast serves as an integral part of a UK wide network (the UK Diversion and Distress Facility) which is used to locate aircraft or personnel and direct rescue services. Maintaining the operational effectiveness of this technical installation is therefore critical to maintaining the UK emergency response capabilities for the management of air safety incidents.

The application site is the main runway of the former airfield as an extension to the long established waste management area on the northern end of the disused runway.

Having assessed the waste storage operation under consideration it has been established that provided that the operational plan shown on Figure 2 of the application is adhered to and that the location and heights of the storage heaps are carefully controlled, then there should be no physical infringement of MOD technical safeguarding criteria that ensures its operational capability is not impeded or degraded. In this respect it is critical that no storage activity is to be allowed on the central section of the runway. Subject to this being adhered to the MOD maintains no safeguarding objections.

3.5 Natural England states this application is in close proximity to the Silloth Dunes and Mawbray Bank SSSI and Upper Solway Flats & Marshes Site of Special Scientific Interest (SSSI). This SSSI forms part of the Upper Solway Flats & Marshes SPA and Ramsar and Solway Firth SAC. If the development is undertaken in strict accordance with the details submitted, is not likely to have a significant effect on the interest features for which Upper Solway Flats & Marshes SPA and Ramsar and Solway Firth SAC has been classified. It is advised that an Appropriate Assessment is not required and that the proposed development would not damage or destroy the interest features for which the Silloth Dunes and Mawbray Bank and Upper Solway Flats & Marshes SSSIs have been notified.

The site is on or adjacent to a local site e.g. Local Wildlife Site, Regionally Important Geological/Geomorphological Site (RIGS) or Local Nature Reserve (LNR).

3.6 Solway Coast AONB states the development would not impinge on the AONB or its landscape.

3.7 Silloth Town Council states the Town Council has considered the application and is not in favour of retrospective planning applications. For this type of application an Environmental Impact Assessment would be a normal requirement but as this is a retrospective application this will not have been done. The Town Council requests that a site inspection be held to look at the application in detail, with interested parties given the opportunity to attend and speak at the meeting.

3.8 Holme Low Parish Council has been consulted on the proposals.

3.9 The local Member - Mr AJ Markley has been notified.

3.10 No representations had been received when this report was prepared.

4.0 PLANNING ASSESSMENT

4.1 A Member site visit took place at the site on 6 March 2015, at the request of Silloth Town Council.

History

4.2 D. A. Harrison is a long established Cumbrian firm whose main office is in Waverton, Wigton. The Company has a diverse range of business interests including storage, haulage, sand, gravel and aggregates, ready mix concrete, skip hire and waste recovery. They operate from a number of sites between Wigton and Silloth. They currently employ around 130 people as well as numerous indirect jobs for contractors and other specialist services. D. A. Harrison has recently invested over £3 million on a batching plant on Silloth Airfield.

Policy

4.3 The National Planning Policy Framework (March 2012) is committed to securing economic growth in order to create jobs and prosperity, building on the country’s inherent strengths and to meeting the twin challenges of global competition and of a low carbon future.

4.4 The provision of such facilities is supported by policy in the Cumbria Minerals and Waste Development Framework. Policy DC1 requires proposals to be well related to strategic network routes and minimising road miles and DC4 supports waste management facilities which do not have adverse environmental impacts subject to them conforming with locational and other relevant criteria which includes supporting locations on existing industrial estates and the enclosures of waste management operations within buildings.

4.5 Other policies within the Minerals and Waste Development Framework that are relevant to the proposal include Policy CS1 – Sustainable location and reduction of waste miles, Policy CS8 - provision for waste within the County, Policy DC2 – General criteria including location to receptors, Policy DC4 – Criteria for waste management which do not have an adverse impact on the environment and Policy DC14 – Water environment.

4.6 Allerdale Local Plan (Part 1) Strategic and Development Managements Policies S1 Presumption in favour of sustainable development; S12 land and premises and S14 rural economy : to work proactively work with applicants to find solutions which mean that proposals can be approved where possible; ensure sufficient employment land and premises are available to meet business needs and encourage expansion of existing businesses.

4.7 The proposed development is located on an existing industrial estate with similar uses already in situ. The proposal is supported by the National Planning Policy Framework, Cumbria County Council’s Minerals and Waste Core Strategy and Development Control Policies and policies contained in the Allerdale Local Plan.

4.8 The Draft Cumrbia Minerals and Waste Local Plan, Regulation 18 Consultation (February 2015) Policy DC 9 requires proposals to conform with all other relevant policeis in the plan, subject to locational and other criteria being met.

Site History

4.9 A Lawful Development Certificate for Existing Use (2/14/9001) was submitted on 20 December 2013 for “Application for lawful development certificate for an existing use, principally the storage, recycling, and transfer of inert waste materials e.g. soil, bricks, gravel, demolition arisings for D.A. Harrison”. This application was subsequently withdrawn due to lack of evidence to support the proposal.

4.10 Planning permission was granted on 27 March 2003 (2/02/9028) for “Change of use from Disused Airfield Runway to Composting Site”. This site forms the northern part of the runway. The composting facility has operated now for a number of years with no complaints.

4.11 The applicant also operates a waste transfer station north of the application site. This received planning permission on 28 February 2001 (2/02/9042) for “Change of use of aircraft hanger from storage to waste recycling centre”. This facility has also operated for a number of years with no complaints.

Highways

4.12 The site is located on Silloth Airfield which has a network of internal roadways. The application site is located 2 km from the B5302 which links onto the A596 (Wigton to Silloth Road). Visibility splays from the access with the B5302 exceed the recommended limits of 90 m in each direction.

4.13 The Highway Authority has raised no objection to the proposal. However, it has advised that the internal haulage roads are required to be upgraded and widened. It would however be unreasonable to put this expense solely on the operator as part of this proposal as the access road is used by various other operators on the site and this is a privately owned access road (i.e. the private access road is not County highway). Thereby it is for the operators to upgrade/repair as and when they feel necessary.

4.14 The proposed development would be the only facility of this type in this part of the County and would contribute to reducing minerals and waste road miles thereby is compatible with Development Control Policy DC 1 – reduction in waste miles.

Landscape and Visual Impact

4.15 The proposal is for external processing of recycled material. Silloth Airfield is classed as coastal urban fringe which is predominately low lying flat land, urban influences linked to tourism development, derelict buildings and major transport routes.

4.16 Silloth Airfield is a mixed use industrial estate which has a number of large structures formerly aircraft hangers. The aircraft hangers are located across the site in various locations the majority of the buildings are located at the western part of the airfield. The application site is close to two existing hangers one of which is used as a recycling facility.

4.17 The application site is located 350 m from the B5302. The storage height of the material would vary along the site with the centre of the site being restricted to between zero to 1-2 m up to 6 m at the most northerly and southerly parts of the site. I raise concern with regards to the southern element as there would be a potential for this to exceed 6 m in height and would be visible from the B5302. It

is therefore proposed to restrict the height of the stockpile on the southern boundary to no greater than 4 m to avoid any over oppressive landscape and visual impact on the area which could occur if a height restriction isn’t imposed. An appropriately worded condition would be included on the granting of any planning permission controlling the height of the stockpiles.

4.18 There is a screen bund which separates the application site and the B5302. Whilst this provides a barrier to public views from the B5302 it could benefit from landscaping planting to help screen the open storage areas from the public highway. It is proposed that an appropriately worded condition be imposed that the applicant provide a landscaping scheme for the bund to screen the site from the public highway.

High Resolution Direction Finder (HRDF)

4.19 Silloth Airfield has been developed over the years to an active industrial estate The Ministry of Defence (MoD) has a High Resolution Direction Finder (HRDF) located 102 m south of the application site. The HRDF is used to precisely locate transmissions from emergency responder beacons on aircraft or military aircrew that have bailed out of their aircraft.

4.20 MoD originally objected to the Certificate of Lawful Development for Existing Use submitted in 2013 (2/14/9001). Since this time the applicant has liaised with the MoD to agree a solution to resolve their original objection. The HRDF has two areas of consultation zones 120 m and 350 m. No development or structures shall be sited within the 120 m consultation zone. However the outer zone (120 m – 350 m) development can take place and there are restrictions on height which vary over the consultation zone i.e. closer to the 120 m exclusion development between 1-2 whilst the outer limit development to a height of 6 m can occur.

4.21 The applicant and MoD have agreed an operational plan which would form part of the approved documents for the development showing the height and location of stockpiles.

Silloth Town Council

4.22 Silloth Town Council objected to the proposed development and requested a Committee site visit, which was undertaken on 6 March. It also raised concerns with regards to the scheme being EIA Development. The proposed scheme is not considered to be EIA Development under The Town and Country Planning (Environmental Impact Assessment) Regulations 2011, Schedule 2, Part 11 – Other Projects, b Installations for the disposal of waste, as the development does not affect a designated protected site and the size of the development does not constitute EIA Development.

Human Rights Act 1998

4.23 The proposal will have a limited impact on the visual, residential and environmental amenity of the area. Any impacts on the rights of local property owners to a private and family life and peaceful enjoyment of their possessions (Article 8 and Article 1 of Protocol 1) are minimal and proportionate to the wider social and economic interests of the community.

Conclusion

4.24 The development would regularise the use of the site, which has been operating for a number of years. Silloth Airfield already has a mix of uses which includes external composting on the northern end of the main runway. The proposal would be a continuation of the existing composting process albeit construction material.

4.25 The development would help reduce minerals and waste road miles as there are currently no facilities in the area for the recycling of construction material. The nearest facilities are Carlisle to the north east (approx. 23 miles) and Workington to the south west (approx. 20 miles). The development would reduce minerals and waste road miles thereby compliant with Cumbria Minerals and Waste Local Plan Policy DC1 – Traffic and transport and Policy CS 1 – Sustainable location and design.

4.26 The development would, subject to appropriately worded planning conditions, provide a much needed service to the area. I recommend that planning permission is granted subject to conditions.

Angela JonesAssistant Director of Environment & Regulatory Services

ContactMrs Jayne Petersen, Kendal, Tel: 01539 713549,; Email: jayne.petersen@cumbria.gov.uk

Background PapersPlanning Application File Reference No. 2/14/9018

Electoral Division IdentificationSolway Coast - Mr AJ Markley

Appendix 1Ref No. 2/14/9018

Development Control and Regulation Committee – 1 April 2015

THE TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (ENGLAND) ORDER 2010

Summary of Reasons for Grant of Planning Permission

1 This application has been determined in accordance with the Town and Country Planning Acts, in the context of national planning policy guidance and the relevant development plan policies.

2 The key development plan policies taken into account by the County Council before granting permission were as follows:

National Planning Policy Framework

Para 18 : The Government is committed to securing economic growth in order to create jobs and prosperity, building on the country’s inherent strengths and to meeting the twin challenges of global competition and of a low carbon future.

Para 19 : The Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system.

Para 20 : To help achieve economic growth local planning authorities should plan proactively to meet the development needs of business and support an economy fit for the 21st century.

CUMBRIA MINERALS AND WASTE DEVELOPMENT FRAMEWORK [CMWDF] Core Strategy (CS) and Development Control (DC) Policies (Adopted April 2009)

Policy CS1 – Sustainable Location and DesignProposals for minerals and waste management developments should demonstrate that their location will minimise as far as practicable the minerals and waste road miles involved in supplying the minerals or managing the wastes unless other environmental/sustainability.

Policy CS8 – Provision for WasteProvision will be made for the management of all Cumbria’s wastes within the county, with the acceptance of limited cross boundary movements. Any proposals to manage significant volumes of wastes from outside the county would have to demonstrate that the local, social and economic benefits outweigh other sustainability criteria. These other criteria include the impacts of the additional waste miles and the principles of managing waste as close as possible to its source, with each community taking responsibility for its own wastes and taking account of the nearest appropriate facility. Any proposals would have to demonstrate that their environmental impacts are acceptable.

Policy DC 1 – Traffic and TransportProposals for minerals and waste developments should be located where they :a. are well related to the strategic route network as defined in the Local Transport Plan, and/orb. have potential for rail or sea transport and sustainable travel to work, andc. are located to minimise operational "minerals and waste road miles".

Mineral developments that are not located as above may be permitted if:they do not have unacceptable impacts on highway safety and fabric, the convenience of other road users and on community amenity,where an appropriate standard of access and traffic routing can be provided, and appropriate mitigation measures for unavoidable impacts are provided.

Policy DC2 – General CriteriaMinerals and Waste proposals must, where appropriate, demonstrate that:a. noise levels, blast vibration and air over-pressure levels would be within acceptable

limits,b. there will be no significant degradation of air quality (from dust and emissions),c. public rights of way or concessionary paths are not adversely affected, or if this is not

possible, either temporary or permanent alternative provision is made,d. carbon emissions from buildings, plant and transport have been minimised,e. issues of ground stability have been addressed.

Considerations will include: the proximity of sensitive receptors, including impacts on surrounding land uses, and

protected species, how residual and/or mineral wastes will be managed, the extent to which adverse effects can be controlled through sensitive siting and design,

or visual or acoustic screening, the use of appropriate and well maintained and managed equipment,phasing and duration of working,progressive restoration,hours of operations, appropriate routes and volumes of traffic, andother mitigation measures.

Policy DC4 – Criteria for Waste Management FacilitiesWaste management facilities that accord with Core Strategy Policies 2, 8 and 9, and which do not have adverse environmental impacts, will be permitted if they conform to the locational and other criteria below.a. Proposals for scrapyards, vehicle dismantlers, materials recovery facilities, or transfer

and storage facilities to facilitate materials re-use and recycling, including household waste recycling centres, will be permitted on existing or planned industrial estates or at existing waste management sites,

b. Developments of facilities involving processing, storage or transfer of non-inert waste in proximity to housing, business uses, or other sensitive industries will only be permitted if enclosed within a building, and adverse emissions controlled through appropriate and well managed equipment,

c. Facilities for physical, chemical or biological treatments of waste will be permitted if they reduce the potential of waste to pollute the environment; and are:

i. on industrial estates, or

ii. at non-inert landfill sites where they are needed for pre-treatment, or for treatment of leachate, and will not prejudice good operational standards or the restoration scheme,

d. Open windrow green waste composting will be permitted, where adequate stand-off distances can be established to safeguard other land uses from odours and emissions, and development is on:

i. farms or open countryside locations, orii. isolated industrial estates or waste management sites,

e. Other facilities for composting waste will only be permitted where odours and emissions to atmosphere are controlled by effective enclosure and other techniques,

f. Waste water treatment facilities will be permitted in appropriate locations if proposals have minimised any adverse environmental impacts,

g. In considering energy from waste proposals preference will be given to combined heat and power providers. Proposals located on an industrial site or premises where the waste arises or heat can be used will be favoured,

h. Proposals for recycling facilities for construction and demolition waste, mineral and other wastes will be permitted at active quarries and landfill sites, and on suitable industrial estates. Proposals for facilities for periods longer than the active life of a quarry or landfill will require to be justified as sustainable development.

Policy DC14 – The Water EnvironmentPlanning permission will only be granted for developments that would have nounacceptable quantitative or qualitative adverse effects on the water environment, including surface waters and groundwater resources. Proposals that minimise water use and include sustainable water management will be favoured.

Allerdale Local Plan (July 2014)

Policy S 5 – Development Principles

New development will be concentrated within the physical limits of Principal, key and local service centres, limited growth villages and appropriate development adjacent to infill/rounding off villages as identified within the settlement hierarchy. The scale of the development proposed will be expected to commensurate to the size of the settlement and reflect its position within the hierarchy. Where available and if appropriate the Council will encourage and priorities the effective reuse of previously used land and buildings or vacant and underused land …

Policy S 12 – Land and Premises

The Council will plan proactively to support sustainable economic development by ensuring sufficient quality employment land is available to accommodate current and future needs identified in S3. The Council will ensure a diversity of quality sites is available to need new and existing business needs across the plan area and as such strategic, business park and local needs sites will be set out in the Site Allocations DPD.

Existing employment sites and allocations will be retained and safeguarded until these are reviewed through the site allocations process. During the review the Council will consider whether the sites meet or can be improved to meet the needs of modern business and consider opportunities to de-allocate sites of poor quality which may be better suited to alternative uses. The Council will develop

robust criteria in order to review site suitability and where de-allocation is suggested priority will be given to alternative uses in sequence.

The Council will support development, redevelopment and change of use proposals within employment sites as defined on the Proposals Map, providing that the proposal is included within the use class B1, B2, B8 or appropriate Sui Generis (employment) …

Policy S 30 – Reuse of Land

Previously development land (brownfield) in line with local regeneration and sustainability objectives, the Council will encourage and where appropriate prioritise the effective reuse of previously developed and vacant sites within the Plan Area …

Contaminated and unstable land for proposals for development of land where there is risk of potential onsite contamination or ground instability, an investigation into the quality of the land will be required. In circumstances where the proposal involves a site that is known to be contaminated or unstable the Council will require an assessment to be submitted with the application. This must be carried out by a suitably qualified person to the current British Standards and in accordance with local guidance.

Policy S 32 – Safeguarding Amenity

Support will be given for proposals which make a positive contribution to the area by maintaining or improving the quality of the environment and amenity.

The development of new housing or other environmentally sensitive development will normally be resisted in locations where there is potential to incur statutory nuisance or poor standards of residential amenity by virtue of impacts such as air pollution, noise, smell, dust, vibration, light or other pollution

Proposals will not be supported where they would :

a. result in pollution or hazards which prejudice the health and safety of communities and their environments, including nature conservation interests and the water environment which cannot be overcome by appropriate mitigation measures ;

b. Result in a detrimental effect on the local area in terms of visual amenity, distinctive character or environmental quality;

c. Generate severe highway infrastructure or network problems in relation to access, road safety, traffic flow or car parking;

d. Have an unacceptable effect on residential amenity and surrounding land uses in terms of loss of privacy as a result of overlooking or increased sense of enclosure as a result of overbearing development or a loss of sunlight/daylight received by the property as a result of overshadowing;

e. Cause significant adverse environmental impact in relation to landscape, biodiversity, geodiversity, cause pollution to water environment or cause deterioration of the Water Framework Directive Classification Status;

f. Unduly prejudice the satisfactory development or operation of adjoining land and/or the development of the surrounding area as whole.

3 The National Planning Policy Framework (March 2012) is also a material consideration, and has been taken into account in this report with reference to:

Paragraph 14At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.

4 In summary, the reasons for granting permission are that the County Council is of the opinion that the proposed development is in accordance with the development plan, there are no material considerations that indicate the decision should be made otherwise and with the planning conditions included in the notice of planning consent, any harm would reasonably by mitigated. Furthermore, any potential harm to interests of acknowledged importance is likely to be negligible and would be outweighed by the benefits of the development.

Appendix 2Ref No. 2/14/9018

Development Control and Regulation Committee – 1 April 2015

Proposed Conditions

Time Limit for Implementation of Permission1. 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

Approved Documents

2. The development shall be carried out strictly in accordance with the approved documents, hereinafter referred to as the approved scheme. The approved scheme shall comprise the following:

a. The submitted Application Form – dated 18 November 2014b. Supporting statement – dated November 2014c. Plans numbered:

i) Figure 1 – application boundaryii) Figure 2 – operational plan

d. The details or schemes approved in relation to conditions attached to this permission.

e. This Decision Notice

Reason: To ensure the development is carried out to an approved appropriate standard and to avoid confusion as to what comprises the approved scheme.

3. The height of the stockpile on the southern western side of the site shall not exceed 4 m in height for a distance of 30 m from the boundary.

Reason : In order to protect the visual amenities of the area.

4. Within one month of the date of this permission height marker boards and zone definition markers shall be placed along each zone area to indicate the maximum height of stockpiles and clearly identifying each zone area as shown on drawing no – Figure 2 Operational Area.

Reason : To comply with the requirements of MoD and to ensure no infringement of the HRDF transmission station.

5. No operation hereby permitted shall take place outside the following hours:

07.00 - 19.00 hours Monday to Friday 07.00 – 14.00 hours Saturday(no workings on Sunday or on Bank/Public Holidays)

However this condition shall not operate so as to prevent carrying out outside of these hours of essential maintenance of plant and machinery used on the site for this development.

Reason: To protect the amenities of local residents in accordance with Policy DC 2 of the Cumbria Minerals and Waste Framework Generic Development Control Policies.

6. The operator shall provide, implement and maintain such suppression measures as may be agreed by the Local Planning Authority to minimize the emission of dust from the development hereby permitted. Such measures shall include the spraying of haul roads and working areas with water to suppress dust in periods of dry weather in order that it does not constitute a nuisance outside the site.

Reason : To safeguard the amenity by ensuring that dust does not constitute a nuisance outside the boundaries of the site, in accordance with Policy DC 2 of the Cumbria Minerals and Waste Framework Generic Development Control Policies.

7. All plant, machinery and vehicles used on site shall be effectively silenced at all times in accordance with the manufacturer’s recommendations so as to minimize the level of noise generated by their operation.

Reason : To safeguard the amenity of local residents by ensuring that the noise is minimised and so does not constitute a nuisance outside the boundaries of the site, in accordance with Policy DC 2 of the Cumbria Minerals and Waste Framework Generic Development Control Policies.

8. Within 3 months of the date of this permission details showing landscape planting along the western bund of the site shall be submitted to the Local Planning Authority for approval.

The landscape planting shall include the following details:-

1. Numbers of trees and shrubs in each position to be planted with size of stock, species and variety together with method of planting.

2. Protection areas for growth of proposed trees.3. Maintenance of planting for a five year period.

The planting shall be carried out in accordance with the approved details, in the first planting season following completion of development.

Reason: In order to enhance the appearance of the development and minimise the impact of the development in the locality.