| Conditions / Reason for Refusal: |
Conditions
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) and in accordance with all approved documents:
Colour Site Layout 4186/201 Revision C
Materials Layout 4186/203 Revision B
Boundary Treatment Plan 4186/204 Revision A
Visibility / Dimensions Layout Revision A
Storey Heights Layout 4186/201 Revision A
Design & Access Statement Revision B
Detailed Landscape Layout 3829/1 Revision D
Elevations and floorplans:
Levesham AV22/LEV/0-001, 002 Rev B
Askern AV22/ASK/0-001, 002 Rev B
Baildon AV22/BAI/0-001, 002
Saltaire AV22/SAL/0-001, 002 Rev C
Leyburn AV22/LEV/0-001, 002 Rev C
Cadeby AV22/CAD/0-001, 002 Rev A
Oakwood AV22/OAK/0-001, 002 Rev A
Wentbridge AV22/WEN/0-001, 002 Rev A
Horbury AV22/HOR/0-001, 002 Rev A
Thornton AV22/THO/0-001, 002 Rev A
Darley AV22/DAR/0-001, 002 Rev A
Bilborough AV22/BIL/0-001, 002 Rev A
Reason
To define the permission and for the avoidance of doubt.
02
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 materials specification form (Materials Layout 4186/203 Revision B,
Boundary Treatment Plan 4186/204 Revision A, Design & Access Statement Revision B).
Reason
To ensure that appropriate materials are used in the construction of the development in the interests of visual amenity and in accordance with Local Plan Policies and the NPPF.
Removal of Permitted Development Rights
03
Garages at plots 7, 9, 12, 13, 45, 60 and 61 shall be kept available for the parking of motor vehicles at all times.
Reason
In order for the scheme to comply with recommended parking standards.
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.
05
Prior to the occupation of the first residential unit, 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 encourage sustainable modes of transport.
06
Prior to the commencement of works a Construction Method Statement shall be submitted to and approved in writing by the Council and the approved statement shall be adhered to throughout the construction period. The Construction Management Plan shall include:
details of the proposed access to the site for all vehicles associated with the development on the application site;
traffic management measures during the demolition/construction work;
the location of the site compound and staff parking;
the location of the storage / loading / unloading of materials;
measures to deal with dust;
measures to deal with mud in the highway;
details of proposed hours of demolition/construction on/deliveries to the site;
details of the quality of soil and its movement and temporary storage during construction; and such further matters as the Local Planning Authority may consider necessary.
The approved measures shall be implemented throughout the construction period.
Reason
In the interests of highway safety and residential amenity.
07
Before the electrical system is installed a scheme detailing the dedicated facilities that will be provided for charging electric vehicles and other ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall meet at least the following minimum standard for numbers and power output:
One Standard Electric Vehicle Charging Point providing a continuous supply of at least 16A (3.5kW) for each dwelling.
Buildings and parking spaces that are to be provided with charging points shall not be brought into use until the charging points are installed and operational. Charging points installed shall be retained thereafter.
Reason
In the interest of supporting and encouraging low emission vehicles, in the interest of air quality enhancement, to comply with the aims and objectives Chapters 2, 9 and 15 of the National Planning Policy Framework.
Communication
08
Details of measures to facilitate the provision of gigabit-capable full fibre broadband for the development hereby approved, 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.
Landscaping
09
Landscaping of the site as shown on the approved scheme (drawing no. 3829/1 Rev D, boundary treatments revision A) 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.
Yorkshire Water
10
The site shall be developed with separate systems of drainage for foul and surface water on and off site.
Reason
In the interest of satisfactory and sustainable drainage.
11
There shall be no piped discharge of surface water from the development prior to the completion of surface water drainage works, details of which will have been submitted to and approved by the Local Planning Authority. If discharge to public sewer is proposed, the information shall include, but not be exclusive to:
i) evidence that other means of surface water drainage have been properly considered and why they have been discounted; and
ii) the means of discharging to the public sewer network at a rate to be agreed by the Local Planning Authority in consultation with the statutory sewerage undertaker.
Reason
To ensure that no surface water discharges take place until proper provision has been made for its disposal.
Hours of construction
12
Except in case of emergency, operations should not take place on site other than between the hours of 08:00 - 18:00 Monday to Friday and between 09:00 - 13:00 on Saturdays. There should be no working on Sundays or Public Holidays. At times when operations are not permitted work shall be limited to maintenance and servicing of plant or other work of an essential or emergency nature. The Local Planning Authority should be notified at the earliest opportunity of the occurrence of any such emergency and a schedule of essential work shall be provided.
Reason
In the interests of residential amenity of nearby properties.
Archaeology
13
The development shall be carried out in accordance with approved archaeological
Evaluation details (ref WYAS Trial Trench Evaluation Report no. 3776 June 2022).
Reason
To ensure that the site is archaeologically evaluated in accordance with an
approved scheme and that sufficient information on any archaeological remains
exists to help determine any reserved matters.
Ecology
14
Prior to the occupation of the first residential unit a final biodiversity improvement scheme (bird and bat boxes, hedgehog cut-outs and enhancement of the drainage ditch) as specified within the revised Design and Access Statement) shall be submitted to and approved by the Local Planning Authority. The application shall then be carried out in accordance with the approved biodiversity improvement works.
Reason
In order to make adequate provision for species protected by the Wildlife & Countryside Act 1981 and to mitigate the loss of a small number of sub-optimal roosting features.
15
Prior to the commencement of development a final pre-development badger survey shall be carried out and the findings submitted to the Local Planning Authority. The development shall than be carried out in accordance with the approved details within a timeframe to be agreed with the Local Planning Authority.
Reason
In order to make adequate provision for species protected by the Wildlife & Countryside Act 1981
Trees
16
No operations (including initial site clearance) shall commence on site in connection with development hereby approved until a suitable scheme (Arboricultural Method Statement) for the protection of existing trees and hedgerows has been submitted and its installation on site has been approved in writing by the Local Planning Authority.
All protection measures must fully detail each phase of the development process taking into account demolition/site clearance works, all construction works and hard and soft landscaping works. Details shall include the following:
Full survey of all trees on site and those within influencing distance on adjacent sites in accordance with BS5837*, with tree works proposals. All trees must be
plotted on a scaled site plan**, clearly and accurately depicting trunk locations, root protection areas and canopy spreads. (Provided)
A plan** detailing all trees and hedgerows planned for retention and removal.
A schedule of tree works for all the retained trees specifying pruning and other remedial or preventative work, whether for physiological, hazard abatement, aesthetic or operational reasons. All tree works shall be carried out in accordance with BS 3998.
Soil assessments/survey
Timing and phasing of works
Site specific demolition and hard surface removal specifications
Site specific construction specifications (e.g. in connection with foundations, bridging, water features, surfacing)
Access arrangements and car parking
Level changes
Landscaping proposals
A Tree protection plan** in accordance with BS5837* detailing all methods of protection, including but not restricted to: locations of construction exclusion zones, root protection areas, fit for purpose fencing and ground protection, service routes, works access space, material/machinery/waste storage and permanent & temporary hard surfaces.
Soil remediation plans, where unauthorised access has damaged root protection areas in the construction exclusion zones.
Details of the arboricultural supervision schedule.
All tree protection methods detailed in the approved Arboricultural Method Statement 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.
*Using the most recent revision the of the Standard
** Plans must be of a minimum scale of 1:200 (unless otherwise agreed by the Local Planning Authority)
Reason
To ensure appropriate tree protection in the interests of protecting the visual amenity of the area, contributing to the quality and character of Rotherhams environment, air quality and adapting to and mitigating climate change in accordance with Rotherhams Core Strategy Policies CS3: Location of New Development, CS19: Green Infrastructure, CS20 Biodiversity and Geodiversity, Policy CS21 Landscape, Policy CS28 Sustainable Design.
Informatives
01
Electric Vehicle Charging Points Footnote
A Standard Electric Vehicle Charging Point is one which is capable of providing a continuous supply of at least 16A (3.5kW) and up to 32A (7kW). The higher output is more likely to be futureproof.
For developments where some or all of the parking is likely to be used for shorter stay parking (30mins to 4 hours) then Fast (7-23kW) or Rapid (43kW+) charging points may be more appropriate. If Fast or Rapid charging points are proposed together with restrictions on the times that vehicles are allowed to be parked at these points then a lower number of charging points may be acceptable.
The electrical supply of the final installation should allow the charging equipment to operate at full rated capacity.
The installation must comply with all applicable electrical requirements in force at the time of installation.
Police ALO
02
South Yorkshire Police indicate that all rear boundaries should be at least 1.8m high to prevent access into rear gardens. All doorsets allowing direct access into the home and ground floor windows should be to the required standard for Secured by Design.
Lighting
All external paths and car parking areas should be well lit with an LED lighting scheme and to standard BS5489 with no dark areas.
03
The planning permission is subject to a Legal Agreement (Obligation) under Section 106 of the Town and Country Planning Act 1990. The S106 Agreement is legally binding and is registered as a Local Land Charge. It is normally enforceable against the people entering into the agreement and any subsequent owner of the site.
Management plan
As part of the S106 the applicant is required to submit a detailed management plan for final approval by the local planning authority to demonstrate how the Public Open Space areas within the site will be managed and maintained by the applicant or management company in the long term.
Ecology
04
No vegetation clearance shall take place outside of the bird breeding season (February until August) and it is recommended that vegetation works (tree or hedge cutting) or site clearance should be done outside of the nesting season.
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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