The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: In accordance with the provisions of Section 91 of the Town and Country Planning Act, 1990 ( as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

The development hereby permitted shall be carried out in accordance with the approved plans listed in schedule A. Reason: For the avoidance of doubt and in the interests of proper planning.

Prior to commencement of development an Arboricultural Method Statement and a tree protection plan, defining fenced root protection areas, shall be submitted to and agreed by the local planning authority. All demolition and construction works shall be carried out in accordance with the approved Arboricultural Method Statement. Reason: A pre-commencement condition is required to ensure that operations can be undertaken with minimal risk of adverse impact on the retained trees.

No materials or plant shall be stored within defined root protection areas. No builder's huts shall be placed, fires lit, liquids tipped, and rubbish dumped within the root protection areas. No underground services shall be located within the RPA without the prior written consent of the local planning authority. Reason: To safeguard the retained trees from root damage.

A landscape planting scheme shall be submitted to and approved by the local planning authority prior to the completion of the development. The landscaping shall be carried out in accordance with the agreed details in the first planting season following the completion of the development. The planting shall be protected and maintained, and any trees or plants which die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with stock of a similar size and species unless the LPA has given its written consent to a variation. Reason: To mitigate for the tree and shrub removal, in the interests of amenity and biodiversity.

The proposed development shall be served by a new access constructed in accordance with Drawing number 2249-PL-11 before any dwelling is first occupied. Reason: In the interest of highway safety.

Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be made before commencement of development and maintained thereafter at all times. Reason: In the interest of highway safety.

The proposed estate roads, footways, footpaths, tactile paving, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, vehicle overhang margins, embankments, visibility splays, accesses, carriageway gradients, drive gradients, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins.  For this purpose, plans and sections, indicating as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority. Reason: In the interest of highway safety.

The proposed roads, including footpaths and turning spaces where applicable, shall be constructed in such a manner as to ensure that each dwelling before it is occupied shall be served by a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway. Reason: In the interest of highway safety.

The gradients of the proposed drives to the dwellings hereby permitted shall not be steeper than 1 in 10. Reason: In the interest of highway safety.

The area allocated for parking and turning on the submitted plan shall be kept clear of obstruction at all times and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted. Reason: In the interest of highway safety.

At the proposed access there shall be no obstruction to visibility greater than 900mm above adjoining road level within the visibility splays shown on the submitted plan. (Drawing No 2249-PL-11) Such visibility splays shall be constructed prior to the commencement of the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interest of highway safety.

All ecological measures and/or works shall be carried out in strict accordance with the details contained in section 6 of the Bat Emergence/Activity and Reptile Survey (County Contracts, June 2017) and Drawing PL2249-PL-02 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination. Further to the recommendation in section 6.1 operatives must be briefed and the 2F bat box erected by a licensed bat ecologist. Furthermore to the recommendation in 6.2 integrated bat roosts must be located away from windows and at least 4 metres above ground level. Confirmation of induction and the erection of bat roosts must be submitted in writing to the local planning authority. Reason: In the interest of protected species.

No removal of hedgerows, trees or shrubs or works to or demolition of buildings or structures that may be used by breeding birds shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority Reason: in the interest of nesting wild birds.

A drainage system shall be designed, installed and maintained so as to provide satisfactory drainage to meet the requirements of the development at maximum occupancy, details of such scheme shall be submitted to and approved in writing prior to the development commencing. Reason: A pre-commencement condition is required to minimise any risk of harm to human health and the environment.

Prior to the commencement of development,  including any site clearance, groundworks or construction within each sub-phase (save such preliminary or minor works that the Local Planning Authority may agree in writing), a Construction Management Plan (CMP) to manage the impacts of construction during the life of the works, shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the CMP shall, amongst other things, include:-  a)     measures to regulate the routing of construction traffic; b)     the importation and of spoil and soil on site; c)     the removal /disposal of materials from site, including soil and vegetation; d)     the location and covering of stockpiles; e)     details of measures to prevent mud from vehicles leaving the site and must include wheel-washing facilities; f)     control of fugitive dust from earthworks and construction activities; dust suppression; g)     a noise control plan (which includes control methods) h) a waste disposal policy; i)      details of any site construction office, compound and ancillary facility buildings; j)      specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; k) a point of contact (such as a Construction Liaison Officer/site manager) and details of how complaints will be addressed, including an appropriate phone number. The details so approved and any subsequent amendments as shall be agreed in writing by the Local Planning Authority shall be complied with in full and monitored by the applicants to ensure continuing compliance during the construction of the development. Reason: A pre-commencement condition is required to protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway.

No demolition/construction work (other than completely internal fitting out) or deliveries to and from the site shall take place outside the hours of 07:00 to 18:00 Mondays to Fridays, 08:00 to 13:00 on Saturdays, with the exception of specific works which shall have been agreed in advance and in writing by the local planning authority and shall include details of the task, the date and duration of works. No works to take place on Sunday and Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order), 2015, the prior written permission of the local planning authority shall be obtained for the insertion of any new windows, other than any hereby approved, above ground floor level in any north-east or south-west elevation by the submission of a planning application made for this purpose. Reason: To safeguard the privacy of adjoining property.

Before Plot 1 is first occupied, the 1st floor windows in the north-east elevation of plot 1 shall be fitted with obscure glazing and shall remain obscure glazed for all times thereafter. Reason: To safeguard the privacy of neighbouring residents.

Details of the roofing materials and of the materials to be used in the construction of the external walls shall be approved in writing by the local planning authority before any work is commenced. The development shall be carried out in accordance with the approved details. Reason: In the interests of visual amenity.