| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
The permission hereby granted shall relate to the area shown outlined in red on the approved site plan and the development shall only take place in accordance with the submitted details and specifications as shown on the approved plans (as set out below)
(Drawing numbers (location plan KR/02, revised site plan KR/01 Rev C, elevations 32BE/1-4, 2BE/5-8, 32BE/1-4, 2BE/9-12, 2BE/13-15, 3B/16-17, 2BE/18-20, floor plans 3BP/1-4, 32P/5-8, 2BP/9-12, 2P/13-15, 3B/16-17, 3BP/18-20 materials shown on elevations, boundary layout KR/07)(Received 16/12/20, 07/05/21, 17/05/21)
Reason
To define the permission and for the avoidance of doubt.
03
The materials to be used in the construction of the external surfaces of the development hereby permitted shall be in accordance with the details provided in the submitted application form/Design and Access Statement/shown on drawing no elevations 32BE/1-4, 2BE/5-8, 32BE/1-4, 2BE/9-12, 2BE/13-15, 3B/16-17, 2BE/18-20. The development shall thereafter be carried out in accordance with these details.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity and in accordance with Core Strategy Policy CS28.
04
Before the occupation of the first dwelling, the approved scheme showing final positions, design, materials and type of boundary treatment to be erected (ref KR/07) shall be completed and retained for the duration of the development.
Reason
In the interests of the visual amenity of the area and in accordance with Core Strategy Policy CS28 Sustainable Design.
Highways
05
Before the development is brought into use, that part of the site to be used by vehicles shall be constructed with either;
a/ a permeable surface and associated water retention/collection drainage, or;
b/ an impermeable surface with water collected and taken to a separately constructed water retention/discharge system within the site.
The area shall thereafter be maintained in a working condition.
Reason
To ensure that surface water can adequately be drained and to encourage drivers to make use of the parking spaces and to ensure that the use of the land for this purpose will not give rise to the deposit of mud and other extraneous material on the public highway in the interests of the adequate drainage of the site and road safety.
06
The development shall not be commenced until a “One Way” directional sign has been provided in Sandhill Road opposite the proposed site access.
Reason
In the interests of road safety.
07
Visibility splays 2.4m x site boundaries shall be provided at the proposed vehicular access to Kilnhurst Road. The area within the visibility shall form part of the adopted highway.
Reason
In the interests of road safety and to provide sufficient visibility.
08
The development shall be constructed in accordance with the approved road sections, constructional and drainage details shown on plans (ref document NHBC Standards 2021-10, STE-21-03-01 Drainage Design, Vehicle Crossing Details 05-07-21) and the approved details shall be implemented before the development is completed.
Reason
In the interests of road safety and suitable road construction.
09
The development shall be constructed in accordance with the approved Construction Method Statement (ref Construction Management Plan KR-09A 05-07-21) and the approved statement shall be adhered to throughout the construction period.
Reason
In the interests of amenity of the surrounding residential areas and in order to ensure that construction can proceed with the minimum disruption.
10
The development shall be constructed in accordance with the approved sustainable/public transport scheme (ref Kilnhurst Road Travel Plan 17-05-21). The agreed details shall be implemented in accordance with a timescale to be agreed by the Local Planning Authority
Reason
In order to encourage the use of sustainable modes of transport.
Affordable Housing
11
Prior to the occupation of the first unit, a final scheme for the provision of affordable housing (20 units) as part of the development is to be submitted and approved in writing by the Local Planning Authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework. The scheme shall include:
i) The arrangements for the transfer of the affordable housing to an affordable housing provider;
ii) The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and
iii) The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.
Reason
In the interests of securing affordable housing across the site.
12
The development shall be constructed in accordance with the approved details of the infrastructure to allow every future homeowner on the site to fit their own specific Electric Vehicle Charging connection plate (ref EV charging details received 27.05.21). Each dwelling shall not be occupied until the approved infrastructure has been provided, and they shall thereafter be retained.
Reason
In the interests of sustainable development and air quality.
Drainage
13
Development shall be carried out in accordance with the following drawings and calculations:
• STE/21/03/01 Rev.A – Drainage Design
• STE/21/03/02 – Cellular Attenuation and Silttrap Typical Details
• STE/21/03/03 – Flow Control Manholes
• STE/21/03/04 Rev.A – Impermeable Areas
• STE/21/03/05 Rev.A – Exceedance Plan
• Attenuation Calculations (storage calc.srcx - 23/03/2021 15:42)
Reason
To ensure that the development can be properly drained and will be safe from flooding in accordance with the Local plan and the NPPF.
14
The site shall be developed with separate systems of drainage for foul and surface
water on and off site. Surface water from the entire site shall be restricted to a
maximum rate of 3.5 (three point five) litres per second, to the public sewer network.
Reason
In the interest of satisfactory and sustainable drainage.
15
Prior to the occupation of the first dwelling, a detailed landscape scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape scheme shall be prepared to a minimum scale of 1:200 and shall clearly identify through supplementary drawings where necessary:
- The extent of existing planting, including those trees or areas of vegetation that are to be retained, and those that it is proposed to remove.
- The extent of any changes to existing ground levels, where these are proposed.
- Any constraints in the form of existing or proposed site services, or visibility requirements.
- Areas of structural and ornamental planting that are to be carried out.
- The positions, design, materials and type of any boundary treatment to be erected.
- A planting plan and schedule detailing the proposed species, siting, quality and size specification, and planting distances.
- A written specification for ground preparation and soft landscape works.
- The programme for implementation.
- Written details of the responsibility for maintenance and a schedule of operations, including replacement planting, that will be carried out for a period of 5 years after completion of the planting scheme.
The scheme shall thereafter be implemented in accordance with the approved landscape scheme within a timescale agreed, in writing, by the Local Planning Authority.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity and in accordance with the Local Plan
16
Prior to the occupation of the first dwelling, a detailed landscape scheme of proposed tree planting and tree pits shall be submitted to and approved by the Local Planning Authority. The scheme shall include the following comprehensive details of all trees to be planted:
• Full planting specification - tree size, species, the numbers of trees and any changes from the original application proposals.
• Locations of all proposed species.
• Comprehensive details of ground/tree pit preparation to include:
- Plans detailing adequate soil volume provision to allow the tree to grow to maturity
- Engineering solutions to demonstrate the tree will not interfere with structures (e.g. root barriers/deflectors) in the future
- Staking/tying method(s).
- Five year post planting maintenance and inspection schedule.
All tree planting must be carried out in full accordance with the approved scheme in the nearest planting season (1st October to 28th February inclusive). The quality of all approved tree planting should be carried out to the levels detailed in British Standard 8545, Trees: from nursery to independence in the landscape - Recommendations.
Reason
To ensure appropriate tree protection in the interests of protecting the visual amenity of the area, contributing to the quality and character of Rotherham’s environment, air quality and adapting to and mitigating climate change in accordance with Rotherham’s Core Strategy Policies CS3: Location of New Development, CS19: Green Infrastructure, CS20 Biodiversity and Geodiversity, Policy CS21 Landscape, Policy CS28 Sustainable Design.
17
Any trees which die, are removed, uprooted, significantly damaged, become diseased or malformed within five years from the completion of planting, must be replaced during the nearest planting season (1st October to 31st March inclusive) with a tree/s of the same size, species and quality as previously approved.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in accordance with the Local Plan.
Hours of construction
18
Except in case of emergency, operations should not take place on site other than between the hours of 08:00 - 18:00 Monday to Friday and between 09:00 - 13:00 on Saturdays. There should be no working on Sundays or Public Holidays. At times when operations are not permitted work shall be limited to maintenance and servicing of plant or other work of an essential or emergency nature. The Local Planning Authority should be notified at the earliest opportunity of the occurrence of any such emergency and a schedule of essential work shall be provided.
Reason
In the interests of residential amenity of nearby properties.
19
Prior to the occupation of the first dwelling, a detailed management plan shall be submitted to and approved by the local planning authority to demonstrate how the area to the north which lies within the outside of the residential curtilages will be managed and maintained by the applicant in the long term. The development shall thereafter be carried out in accordance with these details.
Reason
To ensure that this area is managed and maintained in a satisfactory manor in accordance with the Local Plan.
Informatives
Police ALO
01
South Yorkshire Police recommend that the development is designed and built to Secured by Design standards. www.securedbydesign.com
All street lighting should comply with BS5489. Recently other authorities have had developments of “private” drives, which incorporate six or more houses. The developers then refuse to light these with street lighting as issues develop crossing private land etc. Which has led to difficulties and residents potentially having to install and fund their own street lighting. I draw your attention to this matter only that it may be conditioned out before permission is given.
Yorkshire Water
02
As it has been proved under separate consultation that there are no watercourses, and that soakaways will not be viable, curtilage surface water may discharge to the 300 mm diameter public combined sewer recorded in Sandhill Lane, at a point to the east of the site.
The surface water discharge from the site to be restricted to not greater than 3.5 (three point five) litres/second. The developer is strongly advised to seek advice/comments from the Environment Agency/Land Drainage Authority/Internal Drainage Board, with regard to surface water disposal from the site.
Notes For The Developer:
i) If the developer is looking to have new sewers included in a sewer adoption agreement with Yorkshire Water (under Section 104 of the Water Industry Act 1991), he should contact our Developer Services Team (telephone 0345 120 84 82, email:
technical.sewerage@yorkshirewater.co.uk) at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with the WRc publication 'Sewers for Adoption - a design and construction guide for developers' 6th Edition as supplemented by Yorkshire Water's requirements.
Coal Authority
03
The applicant should also be aware that the submitted report has not identified any specific risks from coal mining legacy. On the basis of the information submitted and when taking into account the recommendations for foundation design noted in the report, the Coal Authority has no objection to this planning application. However, more detailed considerations of ground conditions and/or foundation design may be required as part of any subsequent building regulations application.
POSITIVE AND PROACTIVE STATEMENT
During the determination of the application, the Local Planning Authority worked with the applicant to consider what amendments were necessary to make the scheme acceptable. The applicant agreed to amend the scheme so that it was in accordance with the principles of the National Planning Policy Framework.
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