| 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 TCM 1000-59, revised site plan TCM 1000-56, site sections 1000-57, proposed elevations 1000-64, padel court floorplans layout 1000/58)(received 25 November 2025, 13, 23 January 2026, 24 February 2026).
Reason
To define the permission and for the avoidance of doubt.
Materials
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/shown on drawing (elevations proposed elevations, floorplans and elevations TCM 1000-64 and completed with the Acoustic Glass as identified within Noise Report Ref: AMB-106-5945-24). 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 noise reduction and in accordance with Core Strategy Policy CS28 Sustainable Design.
Highways
04
Before the development is brought into use the car parking area shown on the revised site plan 1000-56shall be provided, marked out and thereafter maintained for car parking.
Reason
To define the permission and for the avoidance of doubt.
Hours of Use
05
The padel courts shall only be used between the hours of 08:00 and 21:00 Mondays to Sundays.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with
RMBC Policy SP52 and part 15 of the NPPF.
Landscaping
06
Before the development is brought into use, a Landscape scheme, showing location and types of landscape treatment, shall be submitted for approval by the Local Planning Authority. The Landscape scheme should be prepared in accordance with RMBC Landscape Design Guide (April 2014) and shall be implemented in the next available planting season and maintained to ensure healthy establishment. Any plants dying, removed or destroyed within five years of planting shall be replaced the following planting season.
Reason
To ensure the tree works are carried out in a manner which will maintain the health and appearance of the trees in the interests of the visual amenities of the area and in accordance with the Local Plan.
Lighting
07
Prior to first use of the development, a final lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall be reviewed a suitably qualified ecologist to demonstrate that lighting will not adversely impact wildlife using key corridors, foraging and commuting features and roosting sites. The details shall include, but are not limited to, the following:
o Identification of areas/features on site that are particularly sensitive e.g. breeding, resting, foraging and commuting sites;
o A drawing showing dark corridors and buffer areas;
o A report and drawings showing how and where lighting will be installed so that it can be clearly demonstrated that areas to be lit will not disturb or prevent species using their territory or having access to breeding sites/resting places, this should include;
? Technical descriptions, design or specification of lighting to be installed including shields, cowls or blinds where appropriate;
? A description of the luminosity of lights and their light colour;
? A plan showing the location and where appropriate the elevation and height of the light fixings;
? Methods to control lighting control (e.g. timer operation, Passive Infrared Sensors (PIR)); and
? Lighting contour plans, both horizontal and vertical where appropriate.
• All lighting shall be installed in accordance with the specifications and locations set out in the approved details. They shall be maintained thereafter in accordance with these details.
Reason
In order to minimise lightspill and in particular to minimise impact on habitat of the surroundings.
Ecology and BNG
08
No development shall commence on site until:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The details shall be implemented in accordance with the timescales set out in the approved Biodiversity Gain Plan.
For guidance on the contents of the Biodiversity Gain Plan that must be submitted
and agreed by the Council prior to the commencement of the consented
development please see the link: Submit a biodiversity gain plan - GOV.UK
(www.gov.uk)
Reason
The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act
1990 is that planning permission granted for the development of land in England is
deemed to have been granted subject to the condition (the biodiversity gain
condition), to ensure Biodiversity Net Gain.
09
The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP), prepared in accordance with the approved Biodiversity Gain Plan has been submitted to, and approved in writing by, the local planning authority and including:
a) a non-technical summary;
b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority.
Notice in writing shall be given to the Council when the HMMP works have started.
Reason
To ensure no net loss in biodiversity across the site.
Construction Environmental Management Plan – Biodiversity
10
No development shall take place (including demolition, ground works and vegetation clearance) until a Construction Environmental Management Plan - Biodiversity (CEMP-B) has been submitted to and approved in writing by the Local Planning
Authority. The CEMP-B shall include, but not necessarily be limited to, the following:
• Risk assessment of potentially damaging construction activities;
• Identification of ‘biodiversity protection zones’;
• Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
• The location and timing of sensitive works to avoid harm to biodiversity features (e.g. daylight working hours only starting one hour after sunrise and ceasing one hour before sunset);
• Use of protective fences, exclusion barriers and warning signs, including advanced installation and maintenance during the construction period;
• Responsible persons and lines of communication;
• The role and responsibilities on site of an Ecological Clerk of Works (ECoW) or similarly competent person(s)
Reason
In order to minimise the impact on local wildlife during the construction phase.
Informatives
01
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.
Furthermore, vegetation removal should be undertaken outside of the bird breeding season, March to September inclusive. If any clearance work is to be carried out within this period, a nest search by a suitably qualified ecologist should be undertaken immediately preceding the works. If any active nests are present, work which may cause destruction of nests or, disturbance to the resident birds must cease until the young have fledged.
Public Right of Way
02
The developer should ensure the TransPennine Trail will be protected at all times during construction and the Trail will not be used for storage of materials or parking of construction vehicles.
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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