| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of two years from the date of this reserved matters permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990 and to comply with the conditions of the outline application RB2019/0574.
02
The permission hereby granted shall relate to the area shown outlined in red on the approved location plan and the development shall only take place in accordance with the submitted details and specifications and as shown on the approved plans
Location Plan DR-A-1000 P02
Masterplan DR-A-1010 P07
Proposed Ground Floor Plan - DR-A-1020 P01
Proposed Office Plans - DR-A-1022 P01
Roof Plan Proposed - DR-A-1024 P02
Bin Store - DR-A-1030
Sub Station - DR-A-1031 P01
Cycle Shelter - DR-A-1032
Proposed Fencing Detail - DR-A-1033 P01
Proposed Plan Enclosure - DR-A-1034
Proposed Elevations - DR-A-1023 P03
Proposed Site Layout 500 DR-A-1011 P08
Proposed Site Layout 250 DR-A-1012 P08
Constraints Overlay Layout DR-A-1013 P07
Surface Treatment Plans DR-A-1014 P07
Access Road Visibility Splays DR-C-2805
Access Road General Arrangement DR-C-2800
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 approved plans and the Design and Access Statement. 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 Policy CS28 Sustainable Design
TRANSPORTATION
04
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.
05
Before the development is brought into use the car parking area shown on the approved plan shall be provided, marked out and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory garage/parking space and avoid the necessity for the parking of vehicles on the highway in the interests of road safety.
06
Before the development is commenced road sections, constructional and drainage details shall be submitted to and approved by the Local Planning Authority, and the approved details shall be implemented before the development is completed.
Reason
No details having been submitted they are reserved for approval.
LAND CONTAMINATION/STABILITY
07
Prior to commencement of the development, a Detailed Design Report for Gas Mitigation Measures shall be submitted to the Local Planning Authority and shall provide details of the identified gas protection measures required for the new build, complete with drawings to show how the gas protection measures will fit into the overall building design. The approved details shall be implemented in the development.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and the National Planning Policy Framework.
08
Post construction, installation of the gas protection measures is to be verified in accordance with the approved Detailed Design Report for Gas Mitigation Measures and a Verification Report shall be submitted to and approved by the Local Planning Authority
Reasons
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and the National Planning Policy Framework.
09
If during development works unexpected significant contamination is encountered, 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. Works thereafter shall be carried out in accordance with an approved Method Statement. This is to ensure the development will be suitable for use and that identified contamination will not present significant risks to human health or the environment.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and the National Planning Policy Framework.
10
Post construction, if subsoil/topsoil is required to be imported to site for 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. The results of which will need to be presented in the format of a Validation Report.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and the National Planning Policy Framework.
11
Following completion of any required remedial/ground preparation works a Verification Report shall be submitted to and approved by the Local Planning Authority. The Verification Report shall include details of the remediation works 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 Verification 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 verification data has been approved by the Local Planning Authority.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and the National Planning Policy Framework.
12
The development hereby permitted shall be implemented in accordance with the recommendations contained within the Preliminary Risk Assessment and Coal Mining Assessment (September 2023, prepared by RSK Environment Ltd).
Reason
To ensure that the recommended investigations and implementation of any necessary remediation/mitigation.
LANDSCAPE & ECOLOGY
13
Landscaping of the site as shown on the approved plan (drawing no Vector 13204-9 VEC XX XX DR L 1001 P05) shall be carried out during the first available planting season after commencement of the development and thereafter maintained for the lifetime 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 Local Plan Policies.
14
Before the development is brought into use 2 bat boxes shall be located on site in accordance with the details on page 5-6 of the submitted Ecological Document.
Reason
To promote biodiversity in accordance with Local Plan Policies
15
The lighting scheme as shown on Drawing No. D50271/LKM/A shall be implemented on site prior to the development being brought into use and maintained for the lifetime of the development.
Reason
To promote biodiversity in accordance with Local Plan Policies
BREEAM
16
The building shall not be occupied until a BREEAM certificate confirming the scheme has achieved Very Good has been submitted to and agreed, in writing, by the Local Planning Authority.
Reason
To achieve a sustainable form of development in accordance with Policy SP57 Sustainable Construction and the NPPF
Informative
01 Drainage
Further details will be required on proposed attenuation calculations and approved section 104 discharge from the water authority
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. The application was submitted on the basis of these discussions, or was amended to accord with them. It was considered to be in accordance with the principles of the National Planning Policy Framework.
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