| 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 as shown on the
approved plans (as set out below)
• Site Location Plan received on 19th January 2015
• Alterations to existing Buildings Ref 2140/03/Rev B
• Amended Garage Ref 2140/10/Rev*
• Site and Location Plan Ref 2140/01/Rev D
• New Built Units Ref2140/04/RevA
Reason
To define the permission and for the avoidance of doubt.
02
The private drive shall be a minimum 5 metres in width and the sight line indicated on Drg No 2140/01/RevD 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. Works to improve the access and provide suitable visibility shall be completed within six months of completion of the four detached dwellings.
Reason
In the interest of highway safety
03
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.
04
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.
05
A Travel Master Pass shall be provided to all first occupants of the new dwellings.
Reason
In order to promote sustainable transport choices.
06
Drainage at the site shall be carried out in accordance with Drainage Plan 2140 Drawing No. 17 dated June 2016; letter from Eastwoods and Partners dated 25th July 2016 and the Yorkshire Water Desktop Assessment date 28/07/2016 all submitted under application RB2016/1021.
Reason
To ensure that the development can be properly drained
07
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 ensure that no foul or surface water discharges take place until proper provision has been made for their disposal
08
Sound Insulation detail shown on Drawing No. 210-20 Rev A submitted under application RB2016/1021shall be implemented at the site.
Reason
In the interests of the amenities of the occupiers of nearby dwellings and in accordance with UDP Policy ENV3.7 ‘Control of Pollution’.
09
The Mitigation measures identified in the Biodiversity Mitigation Strategy by Witcher Wildlife Ltd dated 18th October 2015 submitted under application RB2016/1021shall be implemented on site.
Reason
To enhance the biodiversity gain in accordance with the NPPF
10
In the event that during development works unexpected significant contamination 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 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.
Reasons
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.
11
If subsoils / topsoils are required to be imported to site for remedial works, then these soils will need to be tested at a rate and frequency to be agreed with the Local Authority to ensure they are free from contamination. The results of testing will need to be presented in a Validation Report.
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
No tree or hedge shall be cut down, uprooted or destroyed nor shall any tree or hedge be pruned other than in accordance with the approved plans and particulars, 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 hedge is removed, uprooted or destroyed or dies, another tree or hedge shall be planted in the immediate area and that tree or hedge 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 and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
13
Landscape Pan No.2140-21-F submitted under application RB2016/1021 shall be implemented on site.
Reason
In the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
14
The protective fencing shown on landscape plan No. 2140-21-F submitted under application RB2016/1021shall be properly maintained and shall not be removed without the written approval of the Local Planning Authority until the development is completed. There shall be no alterations in ground levels, fires, use of plant, storage, mixing or stockpiling of materials within the fenced areas.
Reason
In the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
15
All tree works shall be carried out in accordance with details on the Anderson Tree Care Statement dated October 2015 submitted under application RB2016/1021.
Reason
In the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
16
The development shall be carried out in accordance with the Arboricultural Method Statement as set out in the Anderson Tree Care statement dated October 2015 submitted under application RB2016/1021.
Reason
In the interests of the visual amenities of the area and in accordance with UDP Policies ENV3 ‘Borough Landscape’, ENV3.2 ‘Minimising the Impact of Development’ and ENV3.4 ‘Trees, Woodlands and Hedgerows’.
17
The boundary treatment shown on Drawing No. 2140-01 Rev E submitted under application RB2016/1021 shall be implemented on site.
Reason
In the interests of the visual amenity of the area and in accordance with Core Strategy Policy CS28 Sustainable Design.
18
The materials listed in the letter from Chris Gothard Architects dated 27th July 2016 with external glazing bars to the windows as submitted under application RB2016/1021 shall be used in the development.
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity and in accordance with Core Strategy Policy CS28 Sustainable Design.
19
Prior to the first occupation of the dwellings hereby approved, the existing close boarded fence in front of the new shop and 3 and 5 Front Street shall be removed.
Reason
In the interests of visual amenity and in accordance with Core Strategy Policy CS28 Sustainable Design.
20
The bin store on Drawing No. 214-01 Rev E submitted under application RB2016/1021 shall be provided on site.
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity and in accordance with Core Strategy Policy CS28 Sustainable Design.
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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