| Conditions / Reason for Refusal: |
General
01
The development hereby permitted shall be commenced before 17th May 2022.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990 and to assist in the delivery of development.
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)
Amended Site plan SKA01 P2 (Received 12 March 2019)
Proposed Site Plan 2017-088/001 Rev K (Received 09 April 2021)
Unit 1 Floor Plans 2017-088/051 A (Received 21 Feb 2019)
Unit 2 G.A Ground & First Floor Plans 2017-088/020 Rev B (Received 09 April 2021)
Unit 3 G.A Ground & First Floor Plans 2017-088/030 Rev C (Received 09 April 2021)
Unit 4 G.A Ground & First Floor Plans 2017-088/040 Rev B (Received 09 April 2021)
Unit 1 Elevations 2017-088/011 (Received 21 Feb 2019)
Unit 2 Elevations 2017-088/021 Rev A (Received 09 April 2021)
Unit 3 Elevations 2017-088/031 Rev B (Received 09 April 2021)
Unit 4 Elevations 2017-088/041Rev A (Received 09 April 2021)
Unit 1 Roof Plan 2017-088/012 (Received 21 Feb 2019)
Unit 2 Roof Plan 2017-088/022 Rev B (Received 09 April 2021)
Unit 3 Roof Plan 2017-088/032 Rev B (Received 09 April 2021)
Unit 4 Roof Plan 2017-088/042 Rev A (Received 09 April 2021)
Landscape Softworks General Arrangement 2017-088/901, 902, 903, 904, 905 Rev G (Received 09 April 2021)
Site Plan Fencing Details 2017-088/803 Rev D (Received 09 April 2021)
Cycle Shelter Details 2017-088/806 (Received 09 April 2021)
Smoking Shelter Details 2017-088/807 (Received 09 April 2021)
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 drawings. The development shall thereafter be carried out in accordance with these details.
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity and in accordance with Local Plan Policy
04
The boundary treatment including acoustic fence shall be provided on site in accordance with the approved Proposed Site Plan Fencing Details 2017-088/803 Rev D before the development is brought into use. The acoustic fence shall be permanently maintained for lifetime of the development.
Reason
In the interests of the visual and neighbouring amenity of the area.
Transportation/Sustainability
05
Before the development is brought into use, that part of the site to be used by vehicles shall be properly 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 in accordance with the Local Plan and the South Yorkshire Interim Local Guidance for Sustainable Drainage Systems.
06
Before each Unit is brought into use, a Travel Plan for that Unit shall have been submitted to and approved by the Local Planning Authority. The Plan shall include clear and unambiguous objectives, modal split targets together with a time bound programme of implementation, monitoring and regular review and improvement. The Local Planning Authority shall be informed of and give prior approval in writing to any subsequent improvements or modifications to the Travel Plan following submission of progress performance reports as time tabled in the programme of implementation. The approved details shall be implemented in accordance with the approved programme of implementation.
Reason
To promote sustainability in accordance with the Local Plan and the NPPF.
07
Before the development is brought into use the car parking areas shown on the submitted plan shall be provided, marked out and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory parking space and avoid the necessity for the parking of vehicles on the highway in the interests of road safety.
08
The electric charging points shown on drawing 2017- 088/001 Rev K shall be provided prior to the occupation of each unit.
Reason
To promote sustainability in accordance with the Local Plan and the NPPF.
09
The sight lines indicated on the attached copy plan shall be provided and thereafter maintained at the site accesses, the areas denoted shall remain clear of all obstructions to visibility in excess of 900mm in height measured above the nearside road channel.
Reason
In the interest of highway safety
10
The existing vehicular access to Unit 1 shall be permanently closed and the
kerbline/footway reinstated prior to the occupation of the unit.
Reason
In the interest of highway safety
General Amenity
11
Prior to development commencing an Intrusive Site Investigation will be undertaken to confirm the ground/groundwater contamination status and ground gassing regime across the site and to determine fully the geotechnical constraints that may be present at the site. The investigation and subsequent risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
The above should be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’ and Contaminated Land Science Reports (SR2 -4).
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
12
Subject to Condition 11 above and prior to development commencing, a Remediation Method Statement shall be provided and approved by this Local Planning Authority prior to any remediation works commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters, the site must not qualify as contaminated land under Part 2A of the Environment Protection Act 1990 in relation to the intended use of the land after remediation. The approved Remediation works shall be carried out in accordance with the findings identified within the Phase II Intrusive Investigation Report and under a full quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. The Local Planning Authority must be given two weeks written notification of commencement of the remediation works.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
13
Subject to Condition 11, in the event that gas protection measures are required for any new builds then a detailed specification of the gas protection measures to be installed will be forwarded to this Local Planning Authority for review and comment.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
14
If subsoils/topsoils are required to be imported to site for remedial works/areas of soft landscaping, then these soils will need to be tested at a rate and frequency to be agreed with the Local Planning Authority to ensure they are free from contamination.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
15
In the event that during development works unexpected significant contamination (including asbestos containing materials) is encountered at any stage of the process, the Local Planning Authority shall be notified in writing immediately. Any requirements for remedial works shall be submitted to and approved in writing by the Local Planning Authority.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
16
Prior to development suitable water supply pipes will need to be specified and approved in writing by this Local Planning Authority to ensure resistance from chemical attack from residual contaminants remaining in the ground.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
17
Prior to the use of concrete on site a design sulphate classification and corresponding aggressive chemical environment for all sub surface concrete should be submitted to and agreed in writing by the Local Planning Authority.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
18
Following completion of any remedial/ground preparation works a Validation Report will be forwarded to the Local Planning Authority for review and comment. The validation report shall include details of the remediation works/mitigation measures and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the validation report together with the necessary documentation detailing what waste materials have been removed from the site. The site shall not be brought into use until such time as all validation data has been approved by the Local Planning Authority.
Reason
To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
19
Prior to the commencement of development, a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan shall include:
- measures to deal with dust;
The approved measures shall be implemented throughout the construction period.
Reason
In the interests of highway safety and residential amenity.
Ecology
20
If any work to the scrub or trees needs to be carried out within the bird nesting season (generally March to August) prior to work commencing a nesting bird survey should be submitted to and approved by the Local Planning Authority.
Reason
To ensure that the biodiversity interest on the site is protected and enhanced in accordance with the Local Plan.
Landscaping and Trees
21
Landscaping of the site as shown on the approved plan (drawing nos. 2017-
088/901, 902, 903, 904, 905 Rev G) shall be carried out during the first available planting season after commencement of the development. Any plants or trees which within a period of 5 years from completion of planting die, are removed or damaged, or that fail to thrive shall be replaced within the next planting season. Assessment of requirements for replacement planting shall be carried out on an annual basis in September of each year and any defective work or materials discovered shall be rectified before 31st December of that year
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity and in accordance the Local Plan.
Drainage
23
Details of the proposed means of disposal of foul and surface water drainage, including details of any off-site work, shall be submitted to and approved by the Local Planning Authority and the development shall not be brought into use until such approved details are implemented.
Reason
To ensure that the development can be properly drained in accordance with the Local plan and the NPPF.
Sustainability
24
The building hereby approved shall be designed and constructed to achieve BREEAM Very Good rating as a minimum unless it can be demonstrated that it would not be technically feasible or financially viable.
Reason
To achieve a sustainable form of development in accordance with the Local Plan.
Informatives:
01 General Amenity
You should note that the Council’s Neighbourhood Enforcement have a legal duty to investigate any complaints about noise or dust which may arise during the construction phase. If a statutory nuisance is found to exist they must serve an Abatement Notice under the Environmental Protection Act 1990. Failure to comply with the requirements of an Abatement Notice may result in a fine of up to £20,000 upon conviction in the Magistrates' Court. It is therefore recommended that you give serious consideration to reducing general disturbance by restricting the hours that operations and deliveries take place, minimising dust and preventing mud, dust and other materials being deposited on the highway.
02 Badger
Whilst no disturbance to a Badger sett will take place, the works within the western edge of the site should be undertaken with care, under the conditions of an ecological watching brief if necessary.
03 Ecology
If a protected species is found during site clearance or construction, work must temporarily cease and an experienced ecologist be contacted for advice.
04 Road closure
One of the existing entrances within the estate is to be removed. This will require a Stopping Up Order under S247 Town and Country Planning Act, 1990.
05
The close boarded acoustic fence referred to in Condition 04 shall be completely imperforate with no airgaps. Overlapped or tightly butted boards would be suitable but any features such as gaps between boards, whether or not they are offset by parallel boards to prevent visibility, would render the fence acoustically ineffective. There must be no airgaps under the lower edge of the fence, which can usually be achieved by fitting a continuous vertical board along the lower edge of the fence set into a trench of gravel or by fixing the fence onto a low masonry wall.
POSITIVE AND PROACTIVE STATEMENT
The applicant and the Local Planning Authority engaged in pre application discussions to consider the development before the submission of the planning application. In addition the application was amended during the course of the application process as a result of discussions between the applicant and Local Planning Authority. The Local Planning Authority considers that it has worked with the applicant in a positive and proactive manner based on seeking solutions in accordance with the principles of the National Planning Policy Framework.
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