| Description: |
Application to vary condition 2 (Approved Plans) (repositioning of garages on Plots 2 and 6, repositioning of dwelling at Plot 4, changes to Plot 5, including new dormer windows, rear offshoot and garden office, and replacement of single garages with double garages at Plots 4 and 7) , imposed by RB2023/0472 |
| Conditions / Reason for Refusal: |
01
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 and as shown on the approved plans (as set out below)
(Proposed Site Plan 0411 rev G)
(Proposed Plot 01 0710 B)
(Proposed Plot 02 0720 A)
(Proposed Plot 03 0730 C)
(Proposed Plot 04 0740)
(Proposed Plot 05 0405 H)
(Outbuilding to Plot 05 0409)
(Proposed Plot 06 0760 C)
(Proposed Plot 07 0770A)
(Proposed Garage 0613)
(Proposed EV Charge Point Plan 0500 M)
Reason
To define the permission and for the avoidance of doubt.
02
The development shall be constructed in accordance with the materials approved as part of discharge of condition application RB2025/0162.
Reason
To ensure that appropriate materials are used in the construction of the development
in the interests of visual amenity
Drainage
03
The development shall be constructed in accordance with the drainage details approved as part of discharge of condition application RB2024/0873.
Reason
To ensure that the development can be properly drained.
Highways
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 that mud and other extraneous material is not deposited on the public highway and that each dwelling can be reached conveniently from the footway in the interests of the adequate drainage of the site, road safety and residential amenity and in accordance with Local Plan Policy.
05
Before the development is brought into use the sight lines indicated on Drg No 0401 – Proposed Site with Visibility Splays shall be rendered effective by removing or reducing the height of anything existing on the land between the sight line and the highway which obstructs visibility at any height greater than 900mm above the level of the nearside channel of the adjacent carriageway and the visibility thus provided shall be maintained.
Reason
In the interests of road safety.
06
Visibility splays 2.4 m x 59 m shall be provided at the site access to Worksop Road. The visibility splay shall be provided and retained during works on site and shall form part of the adopted highway.
Reason
In the interests of road safety
07
The new road shall be constructed in accordance with road section and drainage details approved as part of discharge of condition RB2024/0873.
Reason
In the interests of road safety.
08
Prior to the occupation of the dwellings hereby approved, a scheme shall be submitted to and approved in writing by the Local Planning Authority detailing how the use of sustainable/public transport will be encouraged. The agreed details shall be implemented in accordance with a timescale to be agreed by the Local Planning Authority.
Reason
In order to promote sustainable transport choices.
09
Prior to the occupation of the dwellings the kerbline shall be reinstated in accordance with the details approved as part of discharge of condition RB2024/0873.
Reason
In the interests of road safety.
Trees and Landscaping
10
All tree protection methods detailed in the Arboricultural Method Statement, Ref 220315a MS, shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials have been removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained.
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.
11
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
12
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. 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.
13
No tree or hedgerow shall be cut down, uprooted or destroyed nor shall any tree or hedgerow be pruned other than in accordance with the approved plans and particulars, as set out in the Arboricultural Method Statement dated 20/04/21, without the written approval of the Local Planning Authority. Any pruning works approved shall be carried out in accordance with British Standard 3998 (Tree Work). If any tree or hedgerow is removed, uprooted or destroyed or dies, another tree or hedgerow shall be planted in the immediate area and that tree or hedgerow shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.
Reason
In the interests of the visual amenities of the area
Ecology
14
The development shall be undertaken and completed in accordance with the mitigation measures and the compensation and enhancement set out within the Whitcher Wildlife Ltd report dated 16/09/2020.
Reason
In the interest of ecology and to protect the adjoining Local Wildlife Site.
15
The security lighting to the rear of plots 02-04 and front of plot 05 shall be in accordance with the details approved as part of discharge of condition application RB2025/0162. No additional security lighting shall be installed, without the prior written consent of the Local Planning Authority.
Reason
In the interest of ecology and to prevent disturbance to nearby nesting birds and
bats.
Informatives
01
Wildlife Legislation
Nature conservation protection under UK and EU legislation is irrespective of the planning system and the applicant should therefore ensure that any activity undertaken, regardless of the need for any planning consent, complies with the appropriate wildlife legislation. If any protected species are found on the site then work should halt immediately and an appropriately qualified ecologist should be consulted. For definitive information primary legislative sources should be consulted.
02
Nesting bird
Site clearance should ideally be outside of the bird nesting season. If vegetation clearance is required in the bird nesting season (March-August) then a qualified ecologist should be employed to check the area first and ensure that no nesting species are present. No works can take place whilst birds are actually nesting.
03
Gigabit-capable full fibre broadband: The four South Yorkshire Authorities have committed to ensuring that relevant developments are provided with Gigabit-capable full fibre broadband. Please refer to the attached informative in this respect.
04
Any development of the land to the west will be assessed against the overall site in terms of matters such as affordable housing.
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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