| Conditions / Reason for Refusal: |
01
The permission hereby granted shall relate to the area shown outlined in red on the approved location 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) -
Location Plan, drawing number, 4194/101
Planning Layout, drawing number, 4194/Rev I
Materials Layout Plan, drawing number, 4194/MAT Rev C
Character Area, drawing number, 4194/CAL Rev A
Bin Storage Apartments, drawing number, 6050-100-11
Proposed Noise Mitigation Plan 2220966/SK01
1.8m High Pier & Brick Infill Wall detail, drawing number, 4194/208.02
1.8m Acoustic Screen Fence, drawing number, 4194/208.4
1.2m Metal Estate Railings, drawing number, 2032.B04
0.45m Post & Rail, drawing number, 4153/208.18
1.2m Post & 4 Rail, drawing number, 2101-208.04
1.8m High Brick Pier & Panel Wall, drawing number, 2101/208.01
1.8m (high) Screen Fence, drawing number, 2101-208.02
Detailed Landscape Proposals (1 of 2), drawing number 3863/1 Rev C
Detailed Landscape Proposals (2 of 2), drawing number 3863/2 Rev C
Bespoke Floor Plans and Elevations
Burford / Fairford Apartments sheet 1, drawing number, BUD/FAD/001A
Burford / Fairford Apartments sheet 2, drawing number, BUD/FAD/001B
Burford / Fairford Apartments sheet 3, drawing number, BUD/FAD/001C
Floor Plans
Adel Apartments GF Floor Plans, drawing number, ADEL/GF/01
Lightcliffe Apartments FF/SF Floor Plans, drawing number, LIG/UF/02
Baildon Floor Plans, drawing number, AV22/BAI/0-001 revision C
Bilborough Floor Plans, drawing number, AV22/BIL/0-001 revision C
Cookridge Floor Plans, drawing number, AV22/COO/0-001 revision C
Dalton Floor Plans, drawing number, AV22/DAL/0-001 revision C
Darley Floor Plans, drawing number, AV22/DAR/0-001 revision C
Eastburn Floor Plans, drawing number, AV22/EAS/0-001 revision C
Fernlee Floor Plans, drawing number, AV22/EAS/0-001 revision B
Horbury Floor Plans, drawing number, AV22/HOR/0-001 revision B
Kaystone Floor Plans, drawing number, 020/KANE/002 revision A
Kenstone Floor Plans, drawing number, 020/KENE/002 revision B
Leyburn Floor Plans, drawing number, AV22/LEY/0-001 revision B
Oakwood Floor Plans, drawing number, AV22/OAK/0-001 revision B
Ripon Floor Plans, drawing number, AV22/RIP/0-001 revision B
Saltaire Floor Plans, drawing number, AV22/SAL/0-001 revision C
Saltaire Alt Floor Plans, drawing number, AV22/SAL/ALT/0-001 revision C
Thornton Floor Plans, drawing number, AV22/THO/0-001 revision C
Wentbridge Floor Plans, drawing number, AV22/WEN/0-001 revision B
Wlaburn Floor Plans, drawing number, AV22/WAL/0-001 revision D
Village Elevations
Bilborough Elevations, drawing number, AV22/BIL/0-002 revision B
Cookridge Elevations, drawing number, AV22/COO/0-002 revision B
Darley Elevations, drawing number, AV22/DAR/0-002 revision B
Eastburn Elevations, drawing number, AV22/EAS/0-002 revision C
Horbury Elevations, drawing number, AV22/HOR/0-002 revision B
Leyburn Elevations, drawing number, AV22/LEY/0-002 revision B
Oakwood Elevations, drawing number, AV22/OAK/0-002 revision B
Ripon Elevations, drawing number, AV22/RIP/0-002 revision B
Thornton Elevations , drawing number, AV22/THO/0-002 revision C
Wentbridge Elevations, drawing number, AV22/WEN/0-002 revision B
Bespoke Elevations
Adel / Lightcliffe Apartments Elevations, drawing number, ADEL/LIG/03 revision A
Baildon Elevations, drawing number, AV22/BAI/0-202
Baildon Elevations (Version 2), drawing number, AV22/BAI02/0-002
Bilborough Elevations, drawing number, AV22/BIL/0-202
Cookridge Elevations, drawing number, AV22/COO/0-202
Dalton Elevations, drawing number, AV22/DAL/0-202
Darley Elevations, drawing number, AV22/DAR/0-202
Eastburn Elevations, drawing number, AV22/EAS/0-202
Fernlee Elevations, drawing number, AV22/FER/0-202
Horbury Elevations, drawing number, AV22/HOR/0-202
Kaystone Elevations, drawing number, 020/KANE/001 revision A
Kenstone Elevations, drawing number, 020/KENE/001 revision B
Leyburn Elevations, drawing number, AV22/LEY/0-202
Oakwood Elevations, drawing number, AV22/OAK/0-202
Ripon Elevations, drawing number, AV22/RIP/0-202
Saltaire Elevations, drawing number, AV22/SAL/0-202
Saltaire Alt Elevations, drawing number AV22/SAL/ALT/0-202
Thornton Elevations, drawing number, AV22/THO/0-202
Wentbridge Elevations, drawing number, AV22/WEN/0-202
Walburn Elevations, drawing number, AV22/WAL/0-202
Walburn Elevations, (Version 2), drawing number, AV22/WAL02/0-202 revision 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 on the
approved Material Layout Plan 4194/MAT Rev C. Prior to the commencement of any over ground development samples of the materials to be used on all plots except for 101-106 and156-161 shall be submitted and approved in writing by the Local Planning Authority. Prior to the commencement of any overground development on plots 101-106 and156-161 samples of the materials to be used in these plots shall be submitted and approved in writing by the Local Planning Authority.
The development shall thereafter be carried out in accordance with the approved details/samples.
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
The boundary treatment shall be provided on site in accordance with the details of the approved Planning Layout 4194/Rev I and the approved boundary treatment details on plans 4194/208.02, 4194/208.4, 2032.B04, 4153/208.18, 2101-208.04, 2101/208.01 and 2101-208.02. The approved boundary treatment shall be implemented prior to the occupation of each dwelling.
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
TRANSPORTATION/SUSTAINABILITY
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 in accordance with Local Plan Policies
05
Prior to the use of the plot the car parking areas shown on the approved Planning Layout on plan 4194/Rev I shall be provided, marked out and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory parking space and avoid the necessity for the parking of vehicles on the highway in the interests of road safety.
06
Before any above ground development is commenced road sections, constructional and drainage details shall be submitted to and approved by the Local Planning Authority, and the approved details shall be implemented before the development is completed.
Reason
No details having been submitted they are reserved for approval.
07
The Electric Vehicle Charging Points shown on the approved Planning Layout 4194/Rev I shall be provided for each dwelling prior to the occupation of each dwelling.
Reason
To promote sustainability in accordance with the Local Plan and the NPPF.
08
The garages at plots 41, 42, 51, 62, 64, 80, 83 and 165 shall be made
available at all times for car parking purposes.
Reason
To ensure the provision of satisfactory parking space and avoid the necessity for the parking of vehicles on the highway in the interests of road safety.
DRAINAGE
09
The development hereby granted shall not be occupied until details of the surface water and all related works necessary to drain the site have been submitted to and approved by the Local Planning Authority. These works shall be carried out concurrently with the development and the drainage system shall be operating to the satisfaction of the Local Planning Authority prior to the occupation of the development.
Reason
To ensure that the site is connected to suitable drainage systems and to ensure that full details thereof are approved by the Local Planning Authority before any works begin and in accordance with Policy CS25 of the Local Plan
GROUNDWATER / CONTAMINATION AND GROUND CONDITION
10
The site has been identified as a Gas Characteristic Situation 2 and the following information will be provided to the Local Authority for review and comment:
a) Prior to above ground works commencing, a detailed design report for gas mitigation measures will be provided and shall be in accordance with the recommendations made by the consultant. The gas protection measures will be installed by appropriately trained and qualified personnel.
B) Installation of the gas protection measures are to be verified for each plot and in accordance with the pre-approved Detailed Design Report for Gas Mitigation Measures. A Verification Report will be forwarded to this Local Authority for review and comment to confirm that the measures constructed/installed meet the required standards.
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.
11
Due to elevated sulphate concentrations being detected, 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 shall be evidenced within a Verification Report for the site.
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
It shall be demonstrated that suitable water supply pipes, sufficiently resistant to chemical attack from residual contaminants remaining in the ground, shall be used at all development plots across the site.
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.
13
If subsoil/topsoil is required to be imported to site for 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 Authority to ensure they are free from contamination.
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.
14
If during development works unexpected significant contamination is encountered, 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 any identified contamination will not present significant risks to human health or the environment.
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.
15
Following completion of any remedial (including import of soils to site) a Validation Report shall be submitted to and approved by the Local Planning Authority. The site shall not be brought into use until such time as all validation data has been approved by the Local Authority.
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.
ENVIRONMENTAL
16
A scheme of sound insulation for Plots 1-24 will be implemented in accordance with the glazing and ventilator specifications stated on 2220966/SK01: Noise Mitigation Plan (Waverley 3B), dated 17th November 2022 prior to the occupation of the Plots unless otherwise agreed by the Local Planning Authority.
Reason
In the interests of the amenity of future occupiers and in accordance with Policies CS27 Community Health and Safety and SP52 Pollution Control.
17
A noise verification report detailing a scheme of sound insulation for Plots 44-66, and thereafter Plots 86-114 and 145-155 shall be submitted to and approved by the Local Planning Authority prior to the commencement of development of those plots. The noise verification report will include details of the glazing and ventilator specifications to habitable rooms at locations specified on the 2220966/SK01: Noise Mitigation Plan (Waverley 3B), dated 17th November 2022 in order to achieve an internal noise level of 35 dB Laeq,1hour (07:00 23:00) and, for bedrooms, 30 dB Laeq,1hour (23:00 07:00). As a minimum, the scheme of sound insulation will be undertaken in accordance with the approved Mitigation Plan unless otherwise agreed by the Local Planning Authority. The scheme of sound installation will then be implemented in accordance with the details approved by the Local Planning Authority.
Reason
In the interests of the amenity of future occupiers and in accordance with Policies CS27 Community Health and Safety and SP52 Pollution Control.
LANDSCAPE & ECOLOGY
18
Prior to the commencement of any above ground development details of the mitigation measures, and a timetable for their implementation, as outline in the Waverley Ecological Checklist dated 01.02.22 shall be submitted to and approved by the Local planning Authority. The approved details shall be implemented on site in accordance with the approved timetable.
Reason
In the interest of biodiversity at the site in accordance with Policy CS20 Biodiversity and Geodiversity and guidance contained within the NPPF.
19
Landscaping of the site as shown on the approved plans (Rosetta Landscapes
drawing no. 3863/1C and 3863/2C) shall be carried out during first planting and seeding seasons following the first occupation or the completion of that part or phase of development to which it relates, whichever is the sooner.
Prior to commencement of planting, written details of the responsibility for
maintenance for the lifetime of the development and a schedule of operations,
including replacement planting shall be submitted to an approved in writing by the Local 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 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
20
Prior to first occupation, a detailed hard and soft landscape scheme for the Public Open Spaces within the development shall be submitted to, and approved in writing by, the Local Planning Authority. These details shall be prepared to a minimum scale of 1:200. The scheme shall clearly identify the following as appropriate:
Hard Landscape elements:
Existing and proposed finished levels or contours
Means of enclosure
Other vehicle and pedestrian access and circulation areas
Hard surfacing materials
Minor artefacts and structures (e.g. furniture, play equipment, refuse or other
storage units, signs, lighting)
Proposed and existing functional services above and below ground (e.g.
Drainage, power, communication cables, pipelines, inspection chambers, etc)
Highway visibility requirements
Retained existing site features and proposals for restoration, where relevant.
Soft landscape details shall include:
Planting plans
Written specifications (including ground preparation, cultivation and other
operations associated with plant and grass establishment)
Schedules of plants, noting species, planting sizes and proposed numbers /
densities or planting distances
An implementation programme.
Written details of the responsibility for ongoing maintenance and a schedule
of operations for the lifetime of the development.
The scheme shall thereafter be implemented in accordance with the approved
landscape scheme and in 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 and in accordance with Local Plan Policies
Informative
01
Environment Agency letter attached.
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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