SCHEDULEConditions
PART 1Conditions of building operations
Enclosure of rocky outcrop1
1
The rocky outcrop must be enclosed by fencing around its perimeter.
2
No development is permitted until the condition in sub-paragraph (1) is complied with, except for the provision of lighting, fencing or signage.
Construction hours2
1
The construction works listed in sub-paragraph (2) are only permitted between the hours of—
a
0700 and 1900 on weekdays, and
b
0700 and 1300 on Saturdays.
2
Any—
a
earth moving;
b
drilling, breaking or blasting;
c
installation of hard surfacing;
d
use of vehicles or plant with reversing alarms.
Noise limits and vibration limits3
1
Noise levels during construction works must not exceed 65dB (LAeq, 1hr).
2
Ground vibration must not exceed—
a
10 millimetres per second peak particle velocity;
b
1 millimetre per second peak particle velocity on 10 or more days in any period of 15 consecutive days.
3
Noise and vibration limits must be measured at 1 metre from any elevation of a residential receptor.
Construction traffic management4
1
This condition must be complied with during any development permitted by article 3(1)(b) or (c).
2
Temporary signage must be erected to—
a
direct construction vehicles to approach and leave the land using the Parc Cybi spine road from the junction which links to the A55 trunk road, and
b
deter vehicles from using the road Lôn Trefignath from its junction with the land to its junction with Lon Towyn Capel.
3
Parking must be provided within the developable area sufficient to prevent parking overspill on the Parc Cybi spine road.
4
Space for loading and unloading must be provided within the developable area sufficient to prevent this activity taking place on the Parc Cybi spine road.
5
Wheel washing facilities must be available and operated to prevent mud and debris being deposited on the highway and where deposits do occur, the developer must ensure the highway is swept.
Construction lighting5
1
This condition must be complied with during any development permitted by article 3(1)(b) or (c).
2
Artificial lighting must only be used when it is necessary.
3
Lighting units must be directed away from all residential receptors.
Protecting against invasive non-native species6
Effective measures to protect against bringing invasive non-native species of plants and animals on to the land by vehicle or on foot must be in place.
Building height and hard surfacing
7
Building heights for the zones identified in column (1) of Table 1 must not exceed the height detailed in column (2).
(1) Zone | (2) Maximum building height |
|---|---|
Zone A | 23 metres |
Zone B | 33 metres |
8
1
The following elements must be made of permeable reinforced grass—
a
emergency access road;
b
sub-station layby.
2
If constructed the following elements must be made of permeable material—
a
footpaths;
b
car parks.
3
If constructed the following elements must be made of impermeable material and constructed to prevent pollutants entering the ground—
a
all roads other than the emergency access road;
b
deliveries apron;
c
vehicle inspection area;
d
vehicle quarantine area.
Visual impact9
1
Building roofs must be finished in one of the following colours—
a
S 3005-Y20R;
b
S 3005-R80B;
c
S 7010-Y90R;
d
S 3502-R;
e
S 3005-G50Y.
2
Building facades, security fencing and acoustic barrier fencing must be finished in natural wood or in one of the following colours—
a
S 2040-G40Y;
b
S 2005-B20G;
c
S 3005-Y20R.
3
Other external elements must be finished in one of the following colours—
a
S 2040-G40Y;
b
S 2005-B20G;
c
S 3005-Y20R;
d
S 1515-Y90R;
e
S 0575-G90Y.
4
In this paragraph, “colours” refers to the colour that corresponds with the listed code on the Natural Colour System®.
5
In sub-paragraph (3), “other external elements” includes—
a
window frames;
b
trims;
c
architectural features;
d
ancillary structures;
e
handrails;
f
lighting columns;
g
exterior furniture such as benches.
6
In sub-paragraph (3), “other external elements” excludes solar photovoltaics or solar thermal equipment.
7
If any of the colours specified in this paragraph are not available for use at the relevant time, the developer may apply to the local authority for a relevant approval to use a closely matching colour.
Lighting10
1
Lighting units must be placed as low to the ground as is practicable and lighting columns must not exceed 15 metres in height from ordinance datum.
2
Lighting units must be—
a
hooded in order to hide the light source from view from outside the developable area, and
b
directed downwards in order to minimise light spill.
3
Artificial light levels must not exceed 0.74 lux when measured at 1 metre outside the boundary of the developable area.
4
The correlated colour temperature of each artificial light must not exceed 2700 kelvin.
5
Blue spectrum lighting from any source must not be visible from the rocky outcrop.
Manholes and rodding points11
1
All covers for manholes and rodding points must be marked with the appropriate colour and the markings must be maintained to ensure they are clearly visible.
2
For the purposes of sub-paragraph (1), the “appropriate colour” is—
a
blue for surface water drainage, and
b
red for foul drainage.
PART 2Conditions before first use for border control purposes
Traffic management12
1
The developer must submit a signage strategy to the local planning authority for a relevant approval and this approval must be obtained before any use permitted by article 3(1)(a)(i) begins.
2
The signage strategy must outline how the signage will—
a
direct vehicles to approach and leave the land using the Parc Cybi spine road from the junction which links to the A55 trunk road, and
b
deter vehicles from using the road Lôn Trefignath from its junction with the land to its junction with Lon Towyn Capel.
3
All signage approved in the relevant approval must be erected.
Travel plan coordinator13
1
The developer must appoint a travel plan coordinator to oversee the travel plan referred to in paragraph 27.
2
The developer must notify the local planning authority in writing, within one month beginning with the day the appointment is made, of the name, address, telephone number and email address of the travel plan coordinator.
Landscaping
14
1
The existing landscaping must be enhanced.
2
For the purposes of sub-paragraph (1), “enhanced” means addressing erosion and sparse and intermittent areas in the existing landscaping through measures including—
a
scarifying;
b
fertilisation of the soil;
c
pruning and shaping;
d
cutting out dead wood;
e
ripping and digging to remove compaction.
15
1
New landscaping consisting of native mixed tree and shrub species must be planted between the existing landscaping and the boundary of the developable area.
2
The location of the new landscaping should align as closely as is practicable with the new landscaping area shown on the map.
3
The existing landscaping and the new landscaping area when measured from the boundary of the land must be a minimum of 10 metres deep.
4
Where the new landscaping area splits into two branches as shown on the map, one being parallel to the edge of the developable area and the other parallel to the existing landscaping at the edge of the boundary of the land, the 10 metre depth is to be measured as the combined depth of the two new landscaping area branches and the existing landscaping.
5
For the purposes of sub-paragraph (1), “native mixed tree and shrub species” means any plants in the list contained in Part 4.
16
1
The developer must submit a “landscaping maintenance plan” to the local planning authority for a relevant approval and this approval must be obtained before any use permitted by article 3(1)(a)(i) begins.
2
The landscaping maintenance plan must include—
a
a programme for monitoring plant failures;
b
a requirement that—
i
any plant failures must be replaced on an annual basis and the replacements should be based on evidence of species that are successfully establishing;
ii
the landscaping must be kept as free from weeds as is practicable;
iii
livestock fencing will be erected to protect new planting.
Noise mitigation measures17
1
Noise mitigation measures must be installed and be fully functioning.
2
The developer must obtain a relevant approval confirming the noise mitigation measures are sufficient to ensure noise levels at each of the residential receptors will not exceed the levels at the corresponding times of day outlined in Table 3 in paragraph 29.
3
In this paragraph, “noise mitigation measures” include noise attenuation fencing and developable area management controls.
Waste management and drainage18
1
Waste disposal and drainage from the development either from buildings or hard surfacing must be via the appropriate drainage system.
2
The appropriate drainage system is SuDS for runoff from the elements outlined in Table 2 at column (1), with column (2) providing the method of drainage.
(1) Element | (2) Method of drainage |
|---|---|
Access roads | Collection by filter strips and swales or filter drains to flow to the detention basin and then the watercourse. |
Deliveries apron and HGV parking | Collection via linear drainage with oil separator to flow to detention basin and then the watercourse. |
Car parks | Infiltration to ground through permeable paving and excess to flow to detention basin and then the watercourse. |
Footpaths | Infiltration to ground through permeable paving and excess to flow to detention basin and then the watercourse. |
Vehicle quarantine area | Collection via linear drainage with oil separator to flow to detention basin and then the watercourse. |
Roof water | Collection via downpipes to flow to detention basin and then the watercourse. |
Emergency access road | Direct drainage to the ground. |
Substation layby | Direct drainage to the ground. |
Landscaped areas | Direct drainage to the ground. |
3
The appropriate drainage system is the foul water sewer for—
a
domestic foul water from—
i
offices and welfare areas of inspection buildings,
ii
driver welfare buildings, and
iii
staff welfare buildings;
b
trade effluent from—
i
inspection areas for plants, produce and small animals, and
ii
external bin stores.
4
The appropriate drainage system is the foul water sewer or to holding tanks for removal by tanker for trade effluent from—
a
inspection areas for large animals including horses, and
b
external animal waste stores.
5
In this condition, “SuDS” means a sustainable drainage system for managing rainwater, including snow and other precipitation, with the aim of—
a
reducing damage from flooding,
b
improving water quality,
c
protecting and improving the environment,
d
protecting health and safety, and
e
ensuring the stability and durability of drainage systems.
PART 3Other conditions
Pollution control
Spill kits19
Spill kits must be available in the developable area at all times and must have a combined minimum capacity sufficient to absorb 1500 litres of chemicals and oils.
Fuel, hazardous waste, animal waste and manure
20
1
Hazardous waste must be stored in a secure, impermeable and covered area.
2
Liquid hazardous waste must be stored within a bunded area sufficient to contain 110% of the total volume of liquid.
21
Animal and plant waste, including dead animals and where appropriate seized goods, must be stored in fully sealable and impermeable containers when in the developable area and during removal from the developable area.
22
1
Manure must be kept in a leak-proof and vermin-proof store with an impermeable surface and sealed drainage to prevent runoff.
2
The store described in sub-paragraph (1) must have sufficient ventilation to avoid the build-up of gases.
23
Fuel tanks must be located above ground.
Signage24
Any text on a sign permitted or required by or under this Order must be in Welsh and English and the Welsh text must be positioned first.
Rocky outcrop25
1
If the fencing enclosing the rocky outcrop required by paragraph 1(1) is retained or replaced after any use permitted by article 3(1)(a)(i) begins, the condition in sub-paragraph (2) applies.
2
The fencing must be—
a
galvanized wire stock-proof fencing with unpainted posts made from wood and less than 1.5 metres high, or
b
finished in the colour palette identified in paragraph 9(2).
3
No equipment, machinery, materials or other items are permitted on the rocky outcrop other than as necessary to erect or maintain the fencing.
Vehicular access26
Vehicles accessing the land must do so via the site entrance unless in an emergency where the emergency access marked on the map by two blue arrows in the north eastern corner of the developable area and land may be used.
Travel plan27
1
The travel plan must be reviewed and updated to include clear objectives and modal split targets (“the revised travel plan”).
2
The revised travel plan must also include—
a
a timeline for programme implementation, and
b
details of how the objectives and targets will be monitored, reviewed and updated.
3
The revised travel plan must be submitted to the local planning authority for a relevant approval within the period of 6 months beginning with the first use permitted by article 3(1)(a)(i), and the revised travel plan must be operated in accordance with this approval.
4
The up-to-date travel plan must be made available for inspection at the developer’s main office and on its website.
5
For the purposes of this paragraph, the “travel plan” means the North Wales Border Control Post Transport Statement—
a
produced by Mott Macdonald,
b
dated December 2022, and
c
with the document number BCP22-005-00-01.
6
The local planning authority must be notified of any changes to the travel plan coordinator’s details within 1 month of the change occurring.
7
For the purposes of sub-paragraph (6), the “travel plan coordinator’s details” means the information required by paragraph 13(2).
Landscaping28
Both the existing landscaping which has been enhanced in accordance with paragraph 14(1) and the new landscaping provided in accordance with paragraph 15 must be maintained and managed in accordance with the landscaping maintenance plan, for the lifetime of any use permitted by article 3(1)(a)(i) of the development, to ensure its continued health.
Noise mitigation
Control of noise levels29
1
Noise levels at each of the residential receptors must not exceed the decibel levels at the corresponding time of day outlined in Table 3.
Receptor | Daytime noise limit | Night-time noise limit |
|---|---|---|
(dB LAeq, 1hr) | (dB LAeq, 1hr) | |
Kingsland Road | 54 | 39 |
Penrhyn Geiriol | 43 | 42 |
Tyddyn-Uchaf | 41 | 41 |
2
In Table 3—
a
“daytime” means 7:00 to 22:59, and
b
“night-time” means 23:00 to 6:59.
Idling30
A vehicle must not have its engine idling where it is stationary for more than 5 minutes.
Relevant approval for new activity31
1
Where a new activity is proposed on the land the developer must submit a noise study to the local planning authority and obtain a relevant approval before the new activity may commence.
2
The noise study must outline if the new activity will negatively change the acoustic character of the noise output from the land.
3
In this paragraph, a “new activity” means—
a
the erection of a new building,
b
the addition of new hard surfacing,
c
the addition of new plant or machinery, or
d
where an existing building or hard surfacing is to be used for a different purpose,
where these occurred after the relevant approval required by paragraph 17(2) was obtained.
4
In sub-paragraph (2), a change in acoustic character includes increases in—
a
low frequency noise;
b
tonal noise;
c
noise intermittency.
Waste management and drainage32
1
Before any new building, repurposed building, or area of hard surfacing is first occupied or first used for any purpose permitted by article 3(1)(a)(i) it must be connected to the appropriate drainage system.
2
In sub-paragraph (1), the “appropriate drainage system” means the system in paragraph 18 that applies to the new element.
PART 4Native mixed tree and shrub species
Landscape type | Plant name |
|---|---|
Woodland screen | Salix alba Populus tremula Pinus sylvestris Betula pendula Alnus glutinosa Acer pseudoplatanus Prunus avium Acer campestre Ilex aquifolium Cornus sanguinea Ligustrum vulgare Sambucus nigra |
Wet woodland screen | Salix alba Populus tremula Alnus glutinosa Salix caprea Sambucus nigra |
Woodland screen edge | Betula pendula Salix caprea Corylus avellana Cornus sanguinea Crataegus monogyna Prunus spinosa Rosa canina |
Specimen tree – wetland | Salix alba Populus tremula |
Specimen tree – rocky outcrop | Betula pendula Sorbus aucuparia |
Specimen tree – emergency exit | Acer pseudoplatanus Prunus avium Quercus robur |
Rocky outcrop | Ulex europaeus Cytisus scoparius |
Ornamental internal | Aucuba japonica Sarcococca hookeriana Var. ‘Humilis’ Skimmia japonica Olearia x haastii Geranium ‘Orion’ Vinca minor Common bluebell Snowdrop Primrose Bistort Lungwort Masterwort Cowslip |
Wildflower seeding | Primrose Bistort Lungwort Masterwort Cowslip Red campion Red clover Night-flowering catchfly Tufted hair-grass Common fleabane Nettle-leaved bellflower Selfheal Hemp agrimony Angelica Sweet cicely Ragged robin Clustered bellflower Nettle-leaved bellflower Birdsfoot trefoil Comfrey Purple loosestrife Common knapweed Field scabious Oxeye daisy Salad burnet Selfheal Meadow buttercup Red campion Common bent Crested dogstail Red fescue Smaller cat’s tail Smooth stalked meadow grass Yarrow Meadowsweet Lady’s bedstraw Water avens Yellow iris Greater birdsfoot trefoil Ribwort plantain Common fleabane Yellow rattle Common sorrel Great burnet Pepper saxifrage Dandelion Common meadow rue Tufted vetch Meadow foxtail Sweet vernal grass Quaking grass Tufted hair grass Meadow barley |