| 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) –
Site Plans
• SITE LOCATION PLAN - OLIV-CDA-SP-SL-DR-A-0403-D
• SITE MASTERPLAN - OLIV-CDA-SP-SL-DR-A-0404-O
• PROPOSED SITE PLAN - OLIV-CDA-SP-SL-DR-A-0400-Rev AG
• PROPOSED SITE PLAN PHASE C 274(08)-110-Rev C
• PROPOSED ROOF PLAN PHASE C 274(08)-111-Rev C
• BACK OF HOUSE STREET ELEVATION - OLIV-CDA-00-XX-DR-A-0408-D
• PROPOSED MATERIALS PLAN - 2944-CDA-SP-SL-DR-A-0406-J
• PROPOSED MATERIALS PLAN PHASE C 274(08)9000
• OLIVE LANE - PLANNING PHASE PLAN • OLIV-CDA-00-SL-DR-A-0412 -
Rev C
• TYPICAL BRICKWORK DETAILING - OLIV-CDA-SP-SL-DR-A-0407 REV.B
• RESIDENTIAL STREET ELEVATIONS - OLIV-CDA-SP-SL-DR-A-0409
Rev B
• PROPOSED EXTERNAL BIKEBIN STORE - OLIV-CDA-SP-SL-DR-A-0405-L
• PROPOSED LEVELS - OLR-BED-00-00-DR-C-2600-P02
Detailed Plans
Block A Elevation Plan 1 of 4 – 2400 C3
Block A Elevation Plan 2 of 4 – 2401 C3
Block A Elevation Plan 3 of 4 – 2402 C3
Block A Elevation Plan 4 of 4 – 2403 C3
Block A Ground Floor Plan – 1400 C3
Block A First Floor Plan – 1401 C3
Block A Second Floor Plan – 1402 C3
Block A Roof Plan – 1403 C3
Block A Section AA – 3400 C2
Block A Section BB – 3401 C2
Block B Elevation Plan 1 of 2 – 2404 C3
Block B Elevation Plan 2 of 2 – 2405 C3
Block B Ground Floor Plan – 1404 C3
Block B First Floor Plan – 1405 C3
Block B Roof Plan – 1406 C3
Block B Section AA – 3402 C2
Block B Section BB – 3403 C2
Block C Elevation Plan 1 of 2 – 2406 C3
Block C Elevation Plan 2 of 2 – 2407 C3
Block C Ground Floor Plan – 1407 C3
Block C First Floor Plan – 1408 C3
Block C Roof Plan – 1409 C3
Block C Section AA – 3404 C2
Block C Section BB – 3405 C2
Block D Elevation Plan 1 of 2 – 2408 C3
Block D Elevation Plan 2 of 2 – 2409 C3
Block D Ground Floor Plan – 1410 C3
Block D First Floor Plan – 1411 C3
Block D Roof Plan – 1412 C3
Block D Section AA – 3406 C2
Block D Section BB – 3407 C2
Block E Elevation Plan 1 of 4 – 2410 C3
Block E Elevation Plan 2 of 4 – 2411 C3
Block E Elevation Plan 3 of 4 – 2412 C3
Block E Elevation Plan 4 of 4 – 2413 C3
Block E Ground Floor Plan – 1413 C3
Block E First Floor Plan – 1414 C3
Block E Second Floor Plan – 1415 C3
Block E Roof Plan – 1416 C3
Block E Section AA – 3408 C2
Block E Section BB – 3409 C2
Block F Elevation Plan 1 of 2 – 2414 C3
Block F Elevation Plan 2 of 2 – 2415 C3
Block F Ground Floor Plan – 1417 C3
Block F First Floor Plan – 1418 C3
Block F Roof Plan – 1419 C3
Block F Section AA – 3410 C2
Block F Section BB – 3411 C2
Block G Elevation Plan 1 of 2 – 2416 C3
Block G Elevation Plan 2 of 2 – 2417 C3
Block G Ground Floor Plan – 1420 C3
Block G First Floor Plan – 1421 C3
Block G Roof Plan – 1422 C3
Block G Section AA – 3412 C2
Block G Section BB – 3413 C2
Block H Elevation Plan 1 of 4 - 2418
Block H Elevation Plan 2 of 4 – 2419
Block H Elevation Plan 3 of 4 - 2420
Block H Elevation Plan 4 of 4 - 2421
Block H Ground Floor Plan – 1423 C3
Block H First Floor Plan – 1424 C3
Block H Second Floor Plan – 1425 C3
Block H Roof Plan – 1426 C3
Block H Section AA – 3414 C2
Block G Section BB – 3415 C2
House Type A - 0490 Rev.B
House Type B - 0491 Rev.B
House Type C - 0492 Rev.B
House Type D – 1500
• OLIVE LANE HIGH STREET OLIV-CDA-00-XX-DR-A
Block B Proposed Plans - 0410 Rev.D
Block B Proposed Elevations - 0411 Rev.D
Block C Plans - 0420 Rev.B
Block C Elevations - 0421 Rev.B
Block E Proposed Plans - 0430 Rev.G
Block E Elevations - 0431 Rev F
Block F Plans - 0440 Rev.D
Block F Elevations - 0441 Rev.C
Block G Ground Floor Plans 274_110 Rev C10
Block G First Floor Plan 274_1101 Rev C5
Block G Elevations 1 of 2 274_2000 Rev C4
Block G Elevations 2 0f 2 274_2001 Rev C4
Block H Plans - 0448 Rev.B
Block H Elevations - 0449 Rev.B
• PROPOSED WELFARE AND MANAGEMENT STORE - 0426
Highways Plans
• OLIV-BED-ST-00-DR-C-2922-P02-Highfield Spring - New Construction
• OLIV-BED-ST-00-DR-C-2923-P02-Highfield Spring - Road Markings
Landscape Plans
• Olive Lane Public Realm and Landscape Masterplan PWP482 301 10
• OLIV-PWP-SP-ZZ-DR-L-0401-03 Planting Plan - Sheet 1
• OLIV-PWP-SP-ZZ-DR-L-0402-03 Planting Plan - Sheet 2
• OLIV-PWP-SP-ZZ-DR-L-0403-04 Planting Plan - Sheet 3
• OLIV-PWP-SP-ZZ-SH-L-0404-04 Planting Schedule and Outline Softworks
Specification
Drainage Plan
• Surface Water Drainage Overland Exceedance Flow Strategy BED DR-C2304 Rev. P02
Reason
To define the permission and for the avoidance of doubt.
GENERAL
02
Notwithstanding the submitted information no development of the structures listed below in Phase B & C shall take place within that phase until there has been submitted to and approved by the Local Planning Authority a plan indicating the design and materials, which shall include brick and timber, for the following, and a timetable for their implementation –
• Bin Stores
• Cycle Stores
• Loading Bays
• Service Yards
The approved details shall be implemented in accordance with the approved timetable.
The structures listed above shall be provided on site in Phase A in accordance with the details approved in DOC application RB2024/1706.
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.
03
In Phases A & B 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/shown on drawing no 2914-CDA-SP-SL-DR-A-0406-
G.
In Phase C 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/shown on drawing no 274(08) 9000.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity and in
accordance with Local Planning policies.
04
Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no enlargement of the dwellinghouse, permitted under Part 1, Classes A, AA, B, C, D and E of The Town and Country Planning (General Permitted Development) Order 2015 shall be carried out to the dwelling without the prior written approval of the Local Planning Authority.
Reason
So that further alterations and extensions can be controlled by the Local Planning
Authority in order to protect the residential amenity of surrounding occupiers and
occupiers of the dwellings.
05
Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no gates, fences or walls etc, (other than those approved under this permission) permitted under Part 2, Classes A, of The Town and Country Planning (General Permitted Development) Order 2015 shall be carried out without the prior written approval of the Local Planning Authority.
Reason
So that additional gates, fences and wall cannot be erected in the interest of the
visual amenity of the locality.
TRANSPORTATION
06
Within 3 months of the date of this permission the signal controlled pedestrian /
cycle crossing and associated works including improvements to the bus stops
adjacent the crossing in Highfield Spring as approved in application RB2024/1706 shall have been fully provided on site.
Reason
In the interest of Highway Safety
07
The Car Parking Management Plan as approved in DOC application RB2024/1706 shall be implemented throughout the lifetime of the development. Any future amendments to the timings/operation shall be submitted to the Local Planning Authority for further approval.
Reason
In the interest of Highway Safety
08
The signage scheme directing visitors to the car parking facilities for Olive Lane as approved in shall DOC application RB2024/1706 be implemented on site.
Reason
In the interest of Highway Safety
09
The measures contained within the Travel Plan dated June 2023 shall be fully implemented during the lifetime of the development. 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 timetabled in the monitoring strategy.
Reason
To promote sustainable forms of travel
10
Before each phase of 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.
11
Before each phase of the development is brought into use the provision/marking out of parking areas indicated on the submitted site 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.
12
The road sections, constructional and drainage details of the adoptable roads as approved in DOC application RB2024/0144 shall be implemented before the development is completed.
Reason
No details having been submitted they are reserved for approval.
13
Within 3 months of the date of this permission the replacement bus shelters, real-time passenger information displays in the shelters as well as the associated pavement works and road markings shall be fully provided on site as shown on the draft plans listed below –
• Highway Works – Pavement and Footways (drawing no.
OLIV.BED.ST.00.DR.C.2922 Rev. P02)
• Highway Works – Traffic Signs and Road Markings (drawing no.
OLIV.BED.ST.00.DR.C.2923 Rev. P02)
• Proposed Bus Stop Enhancement at Olive Lane (September 2023)
Reason
To ensure that the proposed public transport improvements are provided to promote
sustainable transport to the site in accordance with Local Plan Policies.
14
Prior to occupation of Phase B & C a scheme to provide electric vehicle charging points within the car parking spaces in accordance with Supplementary Planning Document 2 ‘Air Quality and Emissions’, to include a timetable for implementation, shall be submitted to and approved by the Local Planning Authority. The approved scheme shall be implemented in accordance with the approved timetable
Electric vehicle charging points as approved in DOC application RB2024/1706 shall be implemented on site in Phase A.
Reason
In order to promote sustainable transport choices.
DRAINAGE
15
No building or other obstruction including landscape features shall be located over
or within 5 (five) metres either side of the centre line of the water main i.e. a
protected strip width of 10 (ten) metres, that enters the site. If the required stand-off
distance is to be achieved via diversion or closure of the water main, the developer
shall submit evidence to the Local Planning Authority that the diversion or closure
has been agreed with the relevant statutory undertaker.
Reason
In order to allow sufficient access for maintenance and repair work at all times.
16
The development shall be carried out in accordance with the details shown on the
submitted Retail Area Drainage Design Philosophy Statement OLR-BED-00-00-RP-C-0003 (rev P02) dated 14/06/2023 prepared by BE Design, unless otherwise
agreed in writing with the Local Planning Authority.
Notwithstanding the above in relation to Unit G, the development shall be carried out in accordance with the details shown on the submitted plan, " 'S104 - Site Plan' OLR BED 00 00 DR C 3321 (revision C06) dated 24/04/24 that has been prepared by BE Design" unless otherwise agreed in writing with the Local Planning Authority.
Reason
In the interest of satisfactory and sustainable drainage
17
Unless otherwise approved in writing by the Local Planning Authority, there shall be
no piped discharge of surface water from the development prior to the completion of
the approved surface water drainage works and no buildings shall be occupied or
brought into use prior to completion of the approved foul drainage works.
Reason
To comply with current planning legislation - National Planning Policy Framework
18
No building hereby permitted shall be occupied until the sustainable drainage scheme for the site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be designed, managed and maintained in accordance with the Non-statutory technical standards and local standards
Reason
To comply with current planning legislation - National Planning Policy Framework
19
All surface water run off from the site, except roof water, shall be discharged to the
public surface water sewer/land drainage system or Highway Drain via a suitable
oil/petrol/grit interceptor in accordance with the details approved in DOC application RB2024/0144.
Reason
To avoid pollution of the public sewer and land drainage system.
AMENITY
20
Prior to the occupation of any dwelling details of a proposed scheme of sound
insulation for the dwellings shall be submitted to and approved by the Local
Planning Authority. The scheme shall be undertaken in accordance with the criteria
presented within the Sharps Redmore noise assessment (Ref No: R1-15.06.23 -
Waverley Olive Lane - 2321660-SM) and the approved detail shall be implemented
on site unless otherwise agreed by the Local Planning Authority.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and part 15 of the NPPF.
21
The combined noise from all fixed mechanical services and external plant and
equipment shall be effectively controlled so that the combined rating level of noise
from all such equipment does not exceed the maximum cumulative ‘free-field’ plant
noise rating levels at nearby dwellings as specified in Table 4.1 of the submitted
Noise Impact Assessment (as replicated below) undertaken by Sharps Redmore
(Ref No: R1-15.06.23 – Waverley Olive Lane – 2321660-SM).
The cumulative rating sound level of the plant unit(s) should account for any
reasonable character corrections, i.e., tonality, intermittency, impulsivity, and other
sound characteristics.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and part 15 of the NPPF.
22
No commercial premises shall be occupied for the purpose of operating as a
business involving the cooking of hot food, unless an Odour Impact Assessment
including the following information has been submitted to and approved in full by the
Local Planning Authority: The report shall:
• Determine the potential of adverse impact on neighbouring premises from
the odours associated with cooking;
• Detail the necessary odour mitigation measures that are required to ensure
the occupiers of the nearby sensitive premises are not adversely affected by
odours associated with cooking; and
• Provide details of an odour abatement system to include; positioning and
design of extraction equipment; manufacturers details of the equipment
proposed including odour abatement techniques; odour dispersion modelling
as necessary to predict impact at sensitive receptors; detailed plans of the
odour abatement system including filtration systems, external location of flues
and ventilation termination points.
• Carry out all works as identified in the Odour Impact Assessment as agreed
with the Local Planning Authority in order to protect nearby sensitive receptors.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and part 15 of the NPPF
23
All installed glazing and trickle ventilation shall meet the criteria for noise reduction
as specified in Table 4.4 and 4.5 of Section 4.43 and SK03 in Appendix D of the
Noise Assessment, undertaken by Sharps Redmore (Ref No: R1-15.06.23 –
Waverley Olive Lane – 2321660-SM).
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Planning Policy SP52 and parts 12 & 15 of the NPPF.
24
Artificial lighting shall be controlled to minimise stray light and glare into nearby
sensitive premises. External artificial lighting shall be installed and maintained in
accordance with the ‘Guidance Notes for the Reduction of Obtrusive Light’ by the
Institution of Lighting Professionals:2021
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and parts 12 & 15 of the NPPF.
25
HGV deliveries shall only take place between the hours of 07:00hrs and 23:00hrs
Mondays to Saturdays, and between the hours of 08:00hrs and 18:00hrs Sundays.
OGV deliveries shall only take place between the hours of 06:00hrs and 23:00hrs
Mondays to Sundays.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and part 15 of the NPPF.
26
All commercial premises (excluding car parks) shall only be open to customers between the hours of 07:00hrs and 23:00hrs Mondays to Sundays.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and part 15 of the NPPF.
27
All proposed construction and demolition works shall be undertaken in accordance
with the CEMP submitted on 13 September 2023 by Lindum.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
Local Plan Policy SP52 and parts 15 of the NPPF.
LAND CONTAMINATION
28
Installation of the gas protection measures in Blocks C, E & F & Unit B2 shall be in accordance with the details approved in DOC application RB2024/1706.
Installation of the gas protection measures for the rest of the site are to be verified in accordance with the approved Gas Protection Strategy and Verification Plan, dated June 2024, revision 3. All verification reports shall be submitted and approved by the Local Planning Authority.
Reason
To ensure the safe occupation of the site in accordance with Local Plan Policy SP54 and paragraph numbers 183 and 184 of the National Planning Policy Framework.
29
Except in Block C, E, F, Units B1 & B2, if during development works unexpected significant contamination is encountered on site, 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
Reason
To ensure the safe occupation of the site in accordance with Local Plan Policy SP54
and paragraph numbers 183 and 184 of the National Planning Policy Framework.
30
Due to elevated sulphate concentrations being detected, except in Block C, E, F, Units B1 & B2, all buried concrete for the site should be designed to a design sulphate classification of DS-2 for made ground, with a corresponding ACEC class of AC-2. The design sulphate classification used will be evidenced within a Verification Report for the site.
Reason
To ensure the safe occupation of the site in accordance with Local Plan Policy SP54
and paragraph numbers 183 and 184 of the National Planning Policy Framework.
31
Suitable water supply pipes have been specified for the site which are considered
capable of resisting chemical attack from residual contaminants remaining within the
made ground. The use of these approved water supply pipes will need evidencing
within a Verification Report for the site except in Block C, E, F, Units B1 & B2
Reason
To ensure the safe occupation of the site in accordance with Local Plan Policy SP54
and paragraph numbers 183 and 184 of the National Planning Policy Framework.
32
Except in Block C, E, F, Units B1 & B2, if subsoil/topsoil is required to be imported to site for remedial works, gardens or 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 the safe occupation of the site in accordance with Local Plan Policy SP54
and paragraph numbers 183 and 184 of the National Planning Policy Framework.
33
Except in Block C, E, F, Units B1 & B2, following completion of any remedial/ground preparation works for 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. The site shall not be brought into use until such time as all verification data has been approved by the Local Authority.
Reason
To ensure the safe occupation of the site in accordance with Local Plan Policy SP54
and paragraph numbers 183 and 184 of the National Planning Policy Framework.
LANDSCAPING
34
Landscaping of the Olive Lane Local Centre as shown on the approved plans s (PWP drawing nos. PWP482 301 REV 10, OLIV-PWP-SP-ZZ-DR-L-401 REV 03, OLIV-PWP-SP-ZZ-DR-L-402REV 03, OLIV- PWP-SP-ZZ-DR-L-403 REV 03, OLIV-PWP-SP-ZZ-DR-L-404 REV 04) 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 with Local Plan Policies.
35
Prior to first occupation of Phase C a detailed landscape scheme for the residential plots shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape scheme shall be based on approved Landscape Masterplan PWP drawing no PWP482 301 REV 10 and 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.
- 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 ongoing maintenance for the lifetime of the
development and a schedule of operations.
The scheme shall thereafter be implemented in accordance with the approved
landscape scheme and in accordance with the appropriate standards and codes of
practice within a timescale agreed, in writing, by the Local Planning Authority.
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 mitigation for the loss of amenity resulting from the loss of the existing trees at
the earliest opportunity.
36
The landscape management plan approved in DOC application RB2024/1706 shall be
implemented on site.
Reason
To ensure that due regard is paid to the continuing enhancement and maintenance
of amenity afforded by landscape features of communal, public and biodiversity
significance.
ECOLOGY
37
All ecological measures and/or works shall be carried out in accordance with the details contained in [Breeding Bird Addendum V2, Applied Ecological Services, dated 9th November 2023].
Reason
In the interest of Biodiversity of the site
38
Prior to first occupation of Phase B & C a Biodiversity Enhancement & Management Plans (BEMPs) for each site shall have been submitted to and approved in writing by the Local Planning Authority. The Plans shall provide a:
i) Description and evaluation of features to be managed and enhanced; including
a) Description of new landscape planting incorporating native plant species
b) Gaps of suitable dimensions (130mmx 130mm) should be provided at the
foot of permanent perimeter and boundary fences at selected points to permit
the movement of hedgehogs around the site post construction.
c) To ensure that holes are kept open ‘Hedgehog Highway’ signage should
be provided (sourced by Peoples Trust for Endangered Species and/or British
Hedgehog Preservation Society) and secured above the holes.
d) The location and number of bat roosting features should be included within
the new residential properties
e) The location and number of bird nest boxes should be integrated into the
new residential properties.
ii) Extent and location/area of proposed enhancement works on appropriate scale
maps and plans;
iii) Aims and Objectives of management;
iv) Appropriate Management Actions for achieving Aims and Objectives;
v) An annual work programme (to cover an initial 5 year period);
The Biodiversity Enhancement & Management Plan (BEMP) approved in DOC application RB2024/0467 shall be implemented for Phase A.
For each of the first 5 years of the Plans, a progress report shall be sent to the Local
Planning Authority reporting on progress of the annual work programme and
confirmation of required Actions for the next 12 month period.
The Plans shall be reviewed and updated every 5 years to ensure their aims and
objectives are being met. The approved Plans will be implemented in accordance
with the approved details.
The approved details thereafter shall be implemented, retained and maintained for
their designed purpose in accordance with the approved scheme.
Reason
To ensure no net loss in biodiversity across the sites.
USES
39
The Retail Uses falling within use class E (a) hereby permitted shall have a
minimum gross floor area of 375.9 sqm and be used predominantly for the sale of
convenience goods.
Reason
In accordance with the supporting information and to comply with Local Plan
Policies.
40
The Sui Generis Hot Food Takeaway uses hereby permitted shall have a maximum
gross floor area of 510sqm.
Reason
In accordance with the supporting information and to comply with Local Plan
Policies.
41
Unit B1 as shown on drawing reference ‘PROPOSED SITE PLAN - OLIV-CDA-SP-SL-DR-A-0400-Rev AG’ shall be used only as a Community Facility within Use
Class F2 (b) and retained in perpetuity for this use
Reason
In accordance with the supporting information and to comply with Local Plan
Policies.
PHASING
42
Phase A as shown on Phasing Plan OLIV-CDA-00-SL-DR-A-0412 Rev A shall be
delivered in its entirety to practical completion stage, within 2 years of the date on
this permission
Reason
To ensure that the social infrastructure and community facilities are delivered on site
in a timely manner.
43
No more than 50% of the dwellings in phase C shall be occupied until the whole of
Phase B as shown on Planning Phase plan LOIV-CDA-00-SL-DR-A-0412 Rev A has
reached practical completion.
Reason
To ensure that the social infrastructure and community facilities are delivered on site
in a timely manner.
BREEAM
44
Upon completion of the shell of each of the following units - E1-5 & F, a post construction BREEAM Assessment shall be submitted to and approved by the Local Planning Authority to demonstrate that each unit has achieved BREEAM Very Good rating based on a ‘Shell Only Development’ as identified in the submitted pre-assessment reports.
Reason
To achieve a sustainable form of development in accordance with Policy SP57
‘Sustainable Construction’ and the NPPF
45
Prior to each of the following units being brought into use - E1-5 & F, a post fit out BREEAM Assessment shall be submitted to and approved by the Local Planning Authority to demonstrate that each unit has achieved BREEAM Very Good rating.
Reason
To achieve a sustainable form of development in accordance with Policy SP57
‘Sustainable Construction’ and the NPPF
COMMUNICATION
46
Prior to first occupation of Phases B & C details of measures to facilitate the provision of gigabit-capable full fibre broadband for the dwellings/development hereby permitted, including a timescale for implementation, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason
In accordance with Local Plan Policy SP61 ‘Telecommunications’ and Chapter 10 of
the NPPF
LOCAL LABOUR AGREEMENT
47
The attached Local labour Agreement pro forma for the construction phase of the
development shall be completed in its entirety and submitted to and approved in
writing by the Local Planning Authority. The development shall thereafter be carried
out in accordance with the approved Agreement and within 3 months of completion
of the approved development, data shall be submitted to the Local Planning
Authority demonstrating how the indicators were met.
Reason
To improve skills in all of Rotherham’s communities through the promotion of access
to training, education and local employment opportunities, in accordance with Policy
CS10 ‘Improving Skills and Employment Opportunities’
48
Prior to the operational use of the land/building(s) hereby approved in Phase B & C, the attached Local Labour Agreement pro forma outlining measures to be taken to employ local workers for the operational phase of the development shall be completed and submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details
and no later than 6 months from the date of first operation information shall be
submitted to the Local Planning Authority providing details relating to the percentage
of staff currently employed from the local area.
The Local Labour Agreement approved in application DOC RB2024/1706 shall be implemented on site for Phase A.
Reason
To improve skills in all of Rotherham’s communities through the promotion of access
to training, education and local employment opportunities, in accordance with Policy
CS10 ‘Improving Skills and Employment Opportunities’
49
All signage and canopies to be erected at the site shall be in accordance with the approved Signage Guide and Canopy Guide.
Reason
In the interest of visual amenity
Informatives
01
An odour impact assessment must be carried out by competent person/s and in line
with current best practice and guidance. Applicants are referred to guidance
provided by IAQM: Guidance on the Assessment of Odour for Planning (version 1.1
July. 2018) and guidance provided by DEFRA: Guidance on the Control of Odour
and Noise from Commercial Kitchen Exhaust Systems (2005). (This guidance was
officially withdrawn in 2017 but remains a useful reference point) and the EMAQ
update (2018) on the same guidance document.
02
Yorkshire Water
1.Our Company records indicate a 315 mm diameter PVCu water main crosses the
red line site boundary. The presence of the main may affect the layout of the site. It
is recommended that no obstruction encroaches within 5 metres on either side of
the main i.e. a protected strip width of 10 metres.
Landscaping of the area should be limited, such that access to the main is
unhindered and that root encroachment is minimised.
2. The exact line of the main will have to be determined on site under Yorkshire
Water Services supervision. It may be possible for the main to be diverted under
s.185 of the Water Industry Act 1991. These works would be carried out at the
developer's expense. The cost of these works may be prohibitive.
3. A water supply can be provided under the terms of the Water Industry Act, 1991.
Waste Water
1. The submitted Retail Area Drainage Design Philosophy Statement OLR-BED-00-
00-RP-C-0003 (rev P02) dated 14/06/2023 is acceptable.
In summary, the report states that
i) The proposed separate drainage systems included within the mixed use
development application will discharge to separate off-site drainage connections
which are part of the wider Waverley development project.
ii) Foul water will discharge to off-site stubs connected to the wider foul water
drainage network
iii) Surface water from the section will discharge from two separate points of
discharge via flow control chambers at a restricted rate of 151 litres per second and
101 litres per second.
iv) Appropriate by-pass separators installed on the surface water drainage network
to collect run-off from the carpark areas.
2. Development of the site should take place with separate systems for foul and
surface water drainage. The separate systems should extend to the points of
discharge to be agreed.
Foul water from kitchens and/or food preparation areas of any restaurants and/or
canteens etc. must pass through a fat and grease trap of adequate design before
any discharge to the public sewer network.
Under the provisions of section 111 of the Water Industry Act 1991 it is unlawful to
pass into any public sewer (or into any drain or private sewer communicating with
the public sewer network) any items likely to cause damage to the public sewer
network interfere with the free flow of its contents or affect the treatment and
disposal of its contents. Amongst other things this includes fat, oil, nappies,
bandages, syringes, medicines, sanitary towels and incontinence pants.
Contravention of the provisions of section 111 is a criminal offence.
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/she should contact our Developer Services Team (telephone 03451 208
482, 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 'Code for Adoption - a design and construction guide for
developers’ as supplemented by Yorkshire Water's requirements.
03
Drainage
1. Records indicate site to be in Environment Agency Flood Warning Area.
2. Flood resilience should be duly considered in the design of the new building/s
or renovation. Guidance may be found in BRE Digest 532 Parts 1 and 2, 2012 and
BRE Good Building Guide 84.
3. The applicant should provide a Flood Evacuation Plan which outlines:
• The flood warning procedure.
• A safe point of extraction.
• How users can safely evacuate the site upon receipt of a flood warning.
• The areas of responsibility for those participating in the plan.
• The procedures for implementing the Plan.
• How users will be made aware of the flood risk.
• How users will be made aware of flood resilience.
• Who will update the flood evacuation plan?
4. Surface Water Discharge From Brownfield Site:
There should be no increase in surface water discharge from the site to existing
sewers / watercourses. On site surface water attenuation will therefore be required if
drained areas to existing sewers / watercourses are to be increased.
A 30% net reduction to existing peak discharge (up to a 1/100 yr storm + 40% CC)
will be required if the site is being re-developed. A full justification will be required
where the development cannot achieve the 30% betterment on the existing run-off
rate.
5. On Site Surface Water Management: The site is required to accommodate
rainfall volumes up to 1 in 100 year return period (plus climate change) whilst
ensuring no flooding to buildings or adjacent land.
The applicant will need to provide details and calculations including any below
ground storage, overflow paths (flood routes), surface detention and infiltration
areas etc. to demonstrate how the 100 year + 40% CC rainfall volumes will be
controlled and accommodated.
Where cellular storage is proposed and is within areas where it may be susceptible
to damage by excavation by other utility contractors, warning signage should be
provided to inform of its presence. Cellular storage and infiltration systems should
not be positioned within highway.
Guidance on flood pathways can be found in BS EN 752.
6. If infiltration systems are to be used for surface water disposal, the following
information must be provided:
• Ground percolation tests to BRE 365.
• Ground water levels records. Minimum 1m clearance from maximum
seasonal groundwater level to base of infiltration compound. This should include
assessment of relevant groundwater borehole records, maps and on-site monitoring
in wells.
• Soil / rock descriptions in accordance with BS EN ISO 14688-1:2002 or BS
EN ISO 14689-1:2003
• Volume design calculations to 1-in 100-year rainfall + 40% climate change
standard. An appropriate factor of safety should be applied to the design in
accordance with CIRIA C753 – Table 25.2.
• Location plans indicating position (Soakaways serving more than one
property must be located in an accessible position for maintenance). Soakaways
should not be used within 5m of buildings or the highway or any other structure.
• Drawing details including sizes and material.
• Details of a sedimentation chamber (silt trap) upstream of the inlet should be
included.
Soakaway detailed design guidance is given in CIRIA Report 753, CIRIA Report 156
and BRE Digest 365.
7. Car wash run-off should discharge to sewer only not to watercourse or
soakaway. The applicant should demonstrate sufficient drainage on site to intercept
the car wash run-off and prevent flows running on to neighbouring properties and
the public highway. There should also be sufficient drainage arrangements in place
to remove silt and oil from the car wash run-off (silt trap/s and oil interceptor). The
applicant should contact the sewerage authority for a licence to discharge industrial
waste to the public sewerage system.
8. A Flood Risk Assessment (FRA) should be provided for the proposed
development site, in accordance with the NPPF. Where the site is at risk of flooding
(Fluvial and Pluvial), details of place of refuge/evacuation should be considered and
sign up to the Environment Agency Flood Warning Service.
9. All Micro Drainage calculations and results must be submitted in .MDX
format, to the LPA. (Other methods of drainage calculations are acceptable)
10. If the development is proposing to make a new highway drainage connection
to an existing highway drainage system, detailed CCTV surveys and modelling of
the existing highway drainage system will be required to determine the capability to
accept additional flow. Discharge will be limited to greenfield run-off rates.
11. Any SuDS/Drainage system installed must not be at the detriment to the
receiving watercourse or ground (infiltration), so manging the quality of the run-off to
must be incorporated into any design in accordance with CIRIA 753 The SuDS
Manual
The design of flow control devices should, wherever practicable, include the
following features:
a) Flow controls may be static (such as vortex flow controls or fixed orifice
plates) or variable (such as pistons or slide valves);
b) Controls should have a minimum opening size of 100 mm chamber, or
equivalent;
c) A bypass should be included with a surface operated penstock or valve; and
d) Access should be provided to the upstream and downstream sections of a
flow control device to allow maintenance.
12. For major developments, the LPA is required to ensure there are suitable
ongoing maintenance arrangements over the lifetime of the development (see NPPF
paragraph 169, page 48).
Options for SuDS adoption and maintenance include:
a) Adoption by Water and Sewerage Company (WSC) - The developer may
enter into a section 104 agreement (Water Industry Act 1991) with the local
WSC.
b) Private Maintenance Arrangement.
Provide all drainage management and maintenance plans for the lifetime of the
development, which shall include the arrangements for adoption by any public
authority or statutory undertaker and any other arrangements to secure the
operation of the scheme throughout its lifetime (e.g. signed Section 104 agreement).
13. Whereby a private maintenance arrangement is proposed and the
development is unlikely to remain under single ownership or within a single curtilage
over its lifetime a condition will require a satisfactory legal agreement to be drawn up
to provide for inspection and maintenance of the proposed surface water drainage
scheme. This legal agreement is required BEFORE the first occupation of any
dwelling or building on the site. Over the lifetime of the development an agreement
must include the following:
a) A detailed operational maintenance plan;
b) Physical access arrangements for maintenance, and establishment of legal
rights of access in perpetuity, prior to the commencement of any phase of the
development;
c) A financial revenue plan clearly setting out how funding for maintenance is to
be raised over the lifetime of the development;
d) A whole life cost analysis for capital maintenance over the lifetime of the
development. Any values should be based on the current HM Treasury
Present Value (PV) Discount Rate. Assumptions about the expected useful
life of materials should be included in any such analysis; and
e) Details of financial surety to ensure long-term maintenance and capital
maintenance costs of apparatus. It is for the developer to demonstrate that a
suitable financial underwriting arrangement is in place
14
This development is not subject to the statutory Biodiversity Gain Plan condition because of the declaration on the application form that the original permission was granted before 20 February 2020 and was exempt.
POSITIVE AND PROACTIVE STATEMENT
Whilst the applicant did not enter into any pre application discussions with the Local Planning Authority, the proposals were in accordance with the principles of the National Planning Policy Framework and did not require any alterations or modification.
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