Discharge of conditions C3 (external materials), C4 (WSI), C5 (biodiversity), C6 (mitigation measures), C8 (CEMP), C9 (EDNA), C10 (bat survey), C11 (external lighting), C12 (noise assessment), C13 (ventilation), C16 (BNG), C17 (contamination), C18 (remediation scheme) and C19 (remediation scheme) of planning permission 24/01423/FUL

1. C3: No development other than groundworks and foundations shall take place unless and until details of any external materials have been submitted to and approved in writing by the Local Planning Authority. The details submitted for approval shall include the name of the manufacturer, the product type, colour (using BS4800) and reference number. The development shall not be carried out except in accordance with the approved details. Reason: For the Local Planning Authority to ensure a satisfactory external appearance, in accordance with Policy GNP3 of the Glinton Neighbourhood Plan (2021), Policy LP16 of the Peterborough Local Plan (2019) and Section 15 of the National Planning Policy Framework (2024). Plans & documents submitted in support of the discharge of C3: - External Materials Schedule (Received: 1.12.2025). Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. The use of dressed coursed rubble stone would compliment the historic character of the site and ensure continuity between the site and Manor House. Both Sandtoft Neo Pantiles (red) and Spanish Natural Slate (Blue/Grey) are considered as favourable as demonstrated on the full planning application. The remainder of materials would ensure a good level of architectural detailing. The requirements of C3 have been met. Conclusion: The details submitted relating to condition 3 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 3 is hereby discharged, subject to implementation in accordance with the approved details.
2. C4: No demolition/development/change of land use or other work shall take place/commence until an archaeological mitigation strategy, including a Written Scheme of Investigation (Wintertree Software Inc.), has been submitted to, and approved in writing by, the Local Planning Authority (LPA). The Wintertree Software Inc. shall fulfil the requirements specified in a Brief issued by the Archaeology Services. Thereafter, for land that is included within the Wintertree Software Inc., the demolition/development/change of land use or other work shall not take place except in complete accordance with the approved Wintertree Software Inc.. The approved Wintertree Software Inc. shall be implemented in full. The Wintertree Software Inc. shall detail the programme of archaeological work and include the statement of significance, research objectives, the programme and methodology of site investigation and recording, and the nomination of a competent person(s) or organisation to undertake the agreed works, with timetables and any phasing of work. It will also detail the programme for post-investigation assessment and subsequent analysis, publication and dissemination, and deposition of archival materials. This condition may be discharged in stages but shall not be fully discharged until the whole mitigation strategy set out in the Wintertree Software Inc. has been fulfilled to the satisfaction of the LPA. The typical stages for discharge are as follows: 1- Submission and approval of the Wintertree Software Inc. 2 - Completion of the agreed fieldwork and post investigation assessment, as applicable 3 - Reporting/publication 4 - Archiving Should significant remains be encountered in the course of the fieldwork, the LPA shall be informed, and the applicant shall ensure that any such exposed remains are undisturbed until their significance can be determined and consideration of their reburial/retention in situ or other mitigation is addressed. Reason: To secure the requirement of the planning applicant or developer to mitigate the impact of their scheme on the historic environment, and to ensure investigation, recording, reporting and presentation of archaeological heritage assets affected by their scheme, in accordance with Policy LP19 of the Peterborough Local Plan (2019) and Section 16 of the National Planning Policy Framework (2024). This is a pre-commencement condition as the Wintertree Software Inc. must be submitted and approved before any demolition/development change of land use or other work takes place. Plans & documents submitted in support of the discharge of C4: - Written Scheme of Investigation for an Archaeological Trial Trench Evaluation. Produced by Witham Archaeology. Dated June 2025. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable in regard to point 1 of 4. As this is a staged condition the remaining points must be met for full discharge to follow the completion of the agreed fieldwork, reporting and archiving in accordance with the approved Wintertree Software Inc.. The City Council's Archaeologist Officer has no objection and is in agreement with the above. The requirements of C4 have been partially met. Conclusion: The details submitted relating to condition 4 are deemed acceptable to the Local Planning Authority and comply with the first submission requirement of the condition. Condition 4 is hereby partially discharged with full discharge to follow from the completion of agreed fieldwork reporting and archiving in accordance with the approved Wintertree Software Inc..
3. C5: No development other than groundworks and foundations shall take place unless a scheme for biodiversity enhancements as stated by the PCC Wildlife Officer and the Preliminary Ecological Assessment, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the position, type and number of enhancements proposed. All enhancements shall be installed using accepted best practice and retained thereafter. Reason: In the interests of visual amenity of the area and the enhancement of biodiversity, in accordance with Policy GNP3 and GNP5 of the Glinton Neighbourhood Plan (2021), Policies LP16, LP28 and LP29 of the Peterborough Local Plan (2019) and Section 15 of the National Planning Policy Framework (2024). Plans & documents submitted in support of the discharge of C5: - Biodiversity Enhacement Scheme. Produced by Allied Ecology. Dated July 2025. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. The use of; - Integrated Verona Build-In Woodstone Bat Roost Box (x3). - Integrated Vivara Pro Woodstone House Sparrow Nest Box (x5). - Integrated Woodstone Build-In Swift Box (x4). - Bee Brick (x2). - Hedgehog Nest Dome (x1). - Boundary Fence Cut-Out (site wide) would allow for an acceptable scheme for biodiversity enhancements. The City Council's Wildlife Officer has no objection. The requirements of C5 have been met. Conclusion: The details submitted relating to condition 5 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 5 is hereby discharged, subject to implementation in accordance with the approved details.
4. C6: Prior to the commencement of any site works, a repeat survey for the presence of badgers on the site and surrounding suitable habitat covering a 30 meter radius of the site, with associated mitigation/compensation measures, shall be submitted to and approved in writing by the local planning authority. Site works shall be carried out in complete accordance with the survey. Reason: In the interests of visual amenity of the area and the enhancement of biodiversity, in accordance with Policy GNP5 of the Glinton Neighbourhood Plan (2021), Policies LP28 and LP29 of the Peterborough Local Plan (2019) and Section 15 of the National Planning Policy Framework (2024). This is a pre-commencement condition because the habitat restoration and management scheme will be an integral part of the development including during the construction works. Plans & documents submitted in support of the discharge of C6: - Biodiversity Enhacement Scheme. Produced by Allied Ecology. Dated July 2025. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. Adequate consideration for badgers has been evidenced. The City Council's Wildlife Officer has no objection. The requirements of C6 have been met. Conclusion: The details submitted relating to condition 6 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 6 is hereby discharged, subject to implementation in accordance with the approved details.
5. C8: No development shall take place (including demolition, ground works, vegetation clearance) until a construction ecological management plan (CEcMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEcMP (Biodiversity) shall include the following: a) Summary of potentially damaging activities. b) Identification of ''biodiversity protection zones'', as applicable. c) Practical measures (physical measures, sensitive working practices, and biosecurity measure) to avoid or reduce negative impacts during construction (may be provided as a set of method statements) d) The location and timing of sensitive works to avoid harm to biodiversity features. e) The times during construction, roles and responsibilities of an ecological clerk of works (ECoW need to be present on site to oversee works. f) Responsible persons and lines of communication. g) Use of protective fences, exclusion barriers and warning signs. The approved CEcMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: In the interests of the conservation and enhancement of biodiversity, in accordance with Policy GNP5 of the Glinton Neighbourhood Plan (2021), Policy LP28 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework (2024). This is a precommencement condition because the habitat restoration and management scheme will be an integral part of the development including during the construction works. Plans & documents submitted in support of the discharge of C8: - Construction Ecological Management Plan. Produced by Allied Ecology. Dated July 2025. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. Points 'a' to 'g' have been appropriately covered throughout the document. The City Council's Wildlife Officer has no objection. The requirements of C8 have been met. Conclusion: The details submitted relating to condition 8 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 8 is hereby discharged, subject to implementation in accordance with the approved details.
6. C9: No development shall take place after May 2025, as the existing eDNA result for Great Crested Newts would have expired. A new eDNA test confirming a positive result should be submitted to and approved in writing by the local planning authority. Development should be carried out in accordance with the details so approved. Reason: Reason: In the interests of the conservation and enhancement of biodiversity, in accordance with Policy GNP5 of the Glinton Neighbourhood Plan (2021), Policy LP28 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework (2024). Plans & documents submitted in support of the discharge of C9: - Construction Ecological Management Plan. Produced by Allied Ecology. Dated July 2025. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. Updated survey work undertaken by Allied Ecology in June 2025 confirmed that the onsite pond was entirely dry, and as a result an updated eDNA survey could not be carried out. It is therefore considered that Great Crested Newts are highly unlikely to be present within the site, which has reduced in its suitability to support this species since the 2024 survey work was undertaken. Notwithstanding this, precautionary safeguarding measures are set out below in the highly unlikely event that the species is encountered during construction. The City Council's Wildlife Officer has no objection. The requirements of C9 have been met. Conclusion: The details submitted relating to condition 9 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 9 is hereby discharged, subject to implementation in accordance with the approved details.
7. C10: Should more than one year pass between the date on the Bat Survey Report (Allied Ecology) September 2024 and the proposed works commencing, a further visual inspection survey carried out by a qualified ecologist of the building must be undertaken prior to the commencement. Such survey work would aim to establish the current status of bats at the site, and to identify any change in the potential for the building to support roosting bats. Reason: Reason: In the interests of the conservation and enhancement of biodiversity, in accordance with Policy GNP5 of the Glinton Neighbourhood Plan (2021), Policy LP28 of the Peterborough Local Plan (2019) and Chapter 15 of the National Planning Policy Framework (2024). Plans & documents submitted in support of the discharge of C10: - Construction Ecological Management Plan. Produced by Allied Ecology. Dated July 2025. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. A further inspection that there was further potential for roosting bats. As such the following measures have been advised. No nighttime lighting will be permitted to spill onto retained trees T1 and T2, and no construction lighting will operate between 19:00 and 07:00. The measures proposed above to safeguard retained trees will also serve to protect identified trees with bat roosting potential. In the highly unlikely event that bats are encountered during the works, or a bat is observed flying during daylight hours, all works will cease immediately and Allied Ecology Ltd will be contacted for advice and, if necessary, to attend the site without delay. Any bat(s) encountered will be left in situ to disperse of their own accord. The City Council's Wildlife Officer has no objection. The requirements of C10 have been met. Conclusion: The details submitted relating to condition 10 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 10 is hereby discharged, subject to implementation in accordance with the approved details.
8. C11: No external lighting shall be erected until, a '' external lighting design strategy for biodiversity'' for all lighting across the site shall be submitted to and approved in writing by the local planning authority. The strategy shall: a) identify those areas/features on site that are particularly sensitive for ecological constraints that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places. The strategy must refer to the Institute of Lighting Professionals Guidance note 8 that makes recommendation for nocturnal wildlife. All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority. Reason: To ensure that the recommended mitigation and compensation is delivered with the scheme to protect biodiversity in accordance with Policy GNP5 of the Glinton Neighbourhood Plan (2021), Policy LP28 of the Peterborough Local Plan (2019) and Section 15 of the National Planning Policy Framework (2024). Plans & documents submitted in support of the discharge of C11: - Lighting Impact Assessment Report. Report Ref. P8917-LR1-V1. Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. The proposed lighting scheme would likely comply with all relevant British Standards and the Institution of Lighting Professionals lighting guidelines and will serve to ensure safety and security of all areas of the development can be effectively maintained. The City Council's Wildlife Officer has no objection. The requirements of C11 have been met. Conclusion: The details submitted relating to condition 11 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 11 is hereby discharged, subject to implementation in accordance with the approved details.
9. C12: Prior to occupation, a noise assessment and report of the site shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall determine the noise climate of the site, taking into account both day and night-time noise levels, and will be used to inform any necessary noise mitigation scheme. Thereafter the development shall be implemented in accordance with the approved details, including any necessary mitigation, prior to the occupation of any unit to which it relates, and shall thereafter be retained and maintained as such in perpetuity. Reason: To ensure no adverse impact on future occupier amenity in accordance with Policy LP17 of the Peterborough Local Plan (2019) and Section 12 of the NPPF (2024). Plans & documents submitted in support of the discharge of C12: - Noise Impact Assessment. Report Ref.P8917-R2-V1. Assessment: The noise impact assessment dated 24th October 2025 is considered acceptable and meets the initial requirements of Condition 12. However, while the assessment identifies mitigation measures necessary to achieve an appropriate noise environment both inside and outside the proposed dwellings, the condition cannot be fully discharged at this stage. This is because detailed specifications such as the technical data and noise reduction performance of the proposed acoustic barrier and windows have not yet been provided. Partial discharge would not be applicable as the requested datasheets for glazing may require mitigation outside the scope of the submitted noise impact assessment. The City Council's Environmental Health Officer has objected on this basis. The proposal is considered to be unacceptable to the Local Planning Authority. The requirements of C12 have not been met. Conclusion: The details submitted relating to condition 12 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 12 is not discharged.
10. C13: Where sound insulation requirements preclude opening of windows for ventilation prior to the commencement of development a scheme which specifies the provisions for mechanical ventilation of the site shall be submitted to and approved in writing by the local planning authority. The scheme shall comply with the Noise Insulation Regulations 1975 (including acoustic ventilation units incorporating fans for insertion in external walls) and the Approved Document F. Thereafter the development shall be implemented in accordance with the approved details, prior to the occupation of any unit to which it relates, and shall thereafter be retained and maintained as such in perpetuity. Reason: To ensure development is in accordance with Policy LP17 of the Peterborough Local Plan (2019) and Section 12 of the NPPF (2024). Plans & documents submitted in support of the discharge of C13: - Noise Impact Assessment. Report Ref.P8917-R2-V1. Assessment: The noise impact assessment dated 24th October 2025 is considered acceptable and meets the initial requirements of Condition 13. However, no information has been submitted to regarding mechanical ventilation and in terms of its potential impact on existing or future neighbouring residents. The City Council's Environmental Health Officer has objected on this basis. The proposal is considered to be unacceptable to the Local Planning Authority. The requirements of C13 have not been met. Conclusion: The details submitted relating to condition 13 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 13 is not discharged.
11. C16: The development hereby permitted shall not begin unless and until a biodiversity net gain plan has been submitted to and agreed in writing with by the Local Planning Authority which biodiversity net gain plan shall address the following matters: (a)information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat, (b)the pre-development biodiversity value of the onsite habitat, (c)the post-development biodiversity value of the onsite habitat, (d)any registered offsite biodiversity gain allocated to the development and the biodiversity value of that gain in relation to the development, (e)any biodiversity credits purchased for the development, and (f)such other matters as the Secretary of State may by regulations specify. Thereafter, the development shall be carried out in accordance with the agreed approved details. Reason: In accordance with the requirements of Schedule 14, Part 1 of paragraph 14 of the Environment Act 2021, Policy LP28 of the Peterborough Local Plan (2019), Policy GNP5 of the Glinton Neighbourhood Plan (2021) and Section 15 of the NPPF (2024). Plans & documents submitted in support of the discharge of C16: - Construction Ecological Management Plan. Produced by Allied Ecology. Dated July 2025. Assessment: The applicant is advised to refer to the condition wording; however, an up to date and fully completed Biodiversity Metric is required. This should include both the pre development (baseline) habitat values and the post development habitat values. Evidence must also be provided to demonstrate how the statutory 10% Biodiversity Net Gain will be achieved. Where this is to be delivered through the purchase of offsite biodiversity units or statutory credits, proof of purchase will be required and the relevant details entered into the metric to ensure all warning or red boxes are resolved. The use of the Government's Biodiversity Gain Plan template, available online, is strongly recommended to support the efficient discharge of this condition. The City Council's Wildlife Officer has objected on this basis. The proposal is considered to be unacceptable to the Local Planning Authority. The requirements of C16 have not been met. Conclusion: The details submitted relating to condition 16 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 16 is not discharged.
12. C17: No development shall take place until an assessment of the nature and extent of contamination has been submitted to and approved in writing by the Local Planning Authority. This assessment must be undertaken by a suitably qualified person, and shall assess any contamination on the site, whether or not it originates on the site. Moreover, it must include: (i) A survey of the extent, scale, and nature of contamination (ii) An assessment of the potential risks to: - human health - property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, - adjoining land, - groundwaters and surface waters, - ecological systems, - Archaeological sites and ancient monuments Reason: To ensure potential risks arising from previous site uses have been fully assessed in accordance with Policy LP33 of the Peterborough Local Plan (2019) and paragraph 198 of the National Planning Policy Framework (2024). This is a pre-commencement condition because contamination must be adequately identified and remediated prior to construction works taking place to prevent risks of pollution during the ground works and construction process. Plans & documents submitted in support of the discharge of C17: - Site Investigation Report. Ref 133327 Rev.1 Assessment: Having reviewed the submitted documentation, the Local Planning Authority take the view that the submitted information is deemed to be acceptable. An assessment of the nature and extent of contamination has been carried out. The City Council's Environmental Health Officer has no objection. The requirements of C17 have been met. Conclusion: The details submitted relating to condition 17 are deemed acceptable to the Local Planning Authority and comply with the submission requirements of the condition. Condition 17 is hereby discharged, subject to implementation in accordance with the approved details.
13. C18: No development shall take place until a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment has been submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, an appraisal of remedial options, and proposal of the preferred option(s), and a timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. Reason: To ensure the proposed remediation plan is appropriate and in order to protect human health and controlled waters, in accordance with Policy LP33 of the Peterborough Local Plan (2019) and paragraph 198 of the National Planning Policy Framework (2024). This is a pre-commencement condition because contamination must be adequately remediated prior to construction works taking place to prevent risks of pollution during the ground works and construction process. Plans & documents submitted in support of the discharge of C18: - Site Investigation Report. Ref 133327 Rev.1 Assessment: While the site investigation report sets out a description of potential remediation options, Condition 18 cannot be discharged at this stage. A detailed remediation scheme is required, to be submitted for approval, which confirms the full scope of works to be undertaken. This must include the proposed remediation objectives and criteria, an appraisal of available remedial options with justification for the preferred option(s), together with a timetable for implementation and associated site management procedures. The City Council's Environmental Health Officer has objected on this basis. The proposal is considered to be unacceptable to the Local Planning Authority. The requirements of C18 have not been met. Conclusion: The details submitted relating to condition 18 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 18 is not discharged.
14. C19: The remediation scheme shall be implemented in accordance with the approved timetable of works. Within three months of the completion of measures identified in the approved remediation scheme, a validation report (that demonstrates the effectiveness of the remediation carried out) must be submitted to the Local Planning Authority. Reason: To provide verification that the required remediation has been carried out to appropriate standards, in accordance with Policy LP33 of the Peterborough Local Plan (2019) and paragraph 198 of the National Planning Policy Framework (2024). Plans & documents submitted in support of the discharge of C18: - Site Investigation Report. Ref 133327 Rev.1 Assessment: Cannot be discharged until the measures identified in the detailed remediation scheme have been carried out and a validation report that demonstrates the effectiveness of the remediation carried out has been submitted to the Local Planning Authority. The City Council's Environmental Health Officer has objected on this basis. The proposal is considered to be unacceptable to the Local Planning Authority. The requirements of C19 have not been met. Conclusion: The details submitted relating to condition 19 are not acceptable to the Local Planning Authority and fail to comply with the submission requirements of the condition. Condition 19 is not discharged.

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