| 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)
(Drawing numbers
0206020667-RPS-DC-00-DR-A-0121-P02-Proposed Ground Floor Building Plan
020667-RPS-DC-01-DR-A-0122-P01-Proposed First Floor Plan
020667-RPS-DC-02-DR-A-0123-P01-Proposed Second Floor Plan
020667-RPS-DC-03-DR-A-0124-P02-Proposed Third Floor Plan
020667-RPS-DC-RO-DR-A-0130-P01-Proposed Roof Plan
020667-RPS-SI-XX-DR-A-0100-P01-Site Location Plan
020667-RPS-SI-XX-DR-A-0120-P06-Proposed Site Layout
020667-RPS-SI-XX-DR-A-0125-P02-Proposed Warehouse Sections
020667-RPS-SI-XX-DR-A-0126-P04-Proposed Elevations
JSL4148-RPS-XX-EX-DR-L-9001_P06_Detailed Soft Landscape Proposals_01 JSL4148-RPS-XX-EX-DR-L-9002_P06_Detailed Soft Landscape Proposals_02 JSL4148-RPS-XX-EX-DR-L-9003_P06_Detailed Soft Landscape Proposals_03 JSL4148-RPS-XX-EX-DR-L-9004_P06_Detailed Soft Landscape Proposals_04
JSL4148-RPS-XX-EX-DR-L-9005_P07_Detailed Soft Landscape Proposals_05 JSL4148-RPS-XX-EX-DR-L-9006_P07_Detailed Soft Landscape Proposals_06
(received 21/03/23 and 11/05/23).
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 application form/shown on drawing (ref floor plans and sections 020667-RPS-SI-XX-DR-A-0126-P04-Proposed Elevations, 020667-RPS-DC-RO-DR-A-0130_-P01-Proposed Roof Plan). 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 in accordance with Core Strategy Policy CS28 Sustainable Design.
Highways
03
Prior to the occupation of the development a scheme shall be submitted to and approved by the Local Planning Authority for the permanent closure of the adopted access road from Manvers Way. The scheme will require the formal closure of the adopted highway and reinstatement of the junction (kerbline, footway, verge and drainage). The scheme shall be implemented prior to first occupation.
Reason
In the interests of road safety.
04
Prior to the occupation of the development a scheme shall be submitted to and approved by the Local Planning Authority for the delineation of the new highway boundary on Brookfields Way. The scheme shall be implemented prior to first occupation.
Reason
In the interests of road safety to ensure a satisfactory highway layout.
05
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.
06
Before the development is brought into use the car parking area shown on the proposed site layout (020667-RPS-SI-XX-DR-A-0120-P06-Proposed Site Layout) 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.
07
The development shall be completed in accordance with the approved Travel Plan details (ref JNY11111-02b Travel Plan Version 02b – 30 November 2021).
Reason
In order to promote sustainable transport choices.
08
The site shall be constructed in accordance with the previously approved Construction Method Statement (ref CORE Construction Management Plan version2 14.02.22) as agreed under Discharge of Condition application RB2022/0189.
Reason
In the interests of the amenity of nearby businesses and to minimise disruption to the surrounding highway network during construction.
Drainage
09
The foul and surface water drainage shall be constructed in accordance with the following drawings:
1. Drainage Design Strategy Document - 020667-RPS-SI-XX-RP-D-0300 P03
2. Proposed Site Drainage Layout - 20667-RPS-SI-XX-DR-D-0301-P03
3. Proposed Impermeable Areas - 20667-RPS-SI-XX-DR-D-0302 P02
During construction, if the approved scheme has not been implemented, temporary arrangements shall be put in place to limit surface runoff to the agreed discharge rate.
Reason
To ensure that the development can be properly drained in accordance with the Local plan and the NPPF
Yorkshire Water
10
No piped discharge of surface water from the application site shall take place until works to provide a satisfactory outfall, other than the existing local public sewerage, for surface water have been completed in accordance with details submitted to and approved by the Local Planning Authority.
Reason
To ensure that the site is properly drained and in order to prevent overloading, surface water is not discharged to the public sewer network.
11
No building or other obstruction including landscape features shall be located over or within 4 metres either side of the centre line of the public sewer i.e. a protected strip width of 4 metres, that crosses the site. Furthermore, no construction works in the relevant area(s) of the site shall commence until measures to protect the public sewerage infrastructure that is laid within the site boundary have been implemented in full accordance with details that have been submitted to and approved by the Local Planning Authority. The details shall include but not be exclusive to the means of ensuring that access to the pipe for the purposes of repair and maintenance by the statutory undertaker shall be retained at all times. If the required stand-off or protection measures are to be achieved via diversion or closure of the sewer, the developer shall submit evidence to the Local Planning Authority that the diversion or closure has been agreed with the relevant statutory undertaker and that, prior to construction in the affected area, the approved works have been undertaken.
Reason
In the interest of public health and maintaining the public sewer network.
Landscape
12
Before the development is brought into use, the agreed Landscape scheme as indicated on the approved soft landscaping scheme below shall be carried out.
(ref drawings 01-06 listed below
JSL4148-RPS-XX-EX-DR-L-9001_P06_Detailed Soft Landscape Proposals_01 JSL4148-RPS-XX-EX-DR-L-9002_P06_Detailed Soft Landscape Proposals_02 JSL4148-RPS-XX-EX-DR-L-9003_P06_Detailed Soft Landscape Proposals_03 JSL4148-RPS-XX-EX-DR-L-9004_P06_Detailed Soft Landscape Proposals_04
JSL4148-RPS-XX-EX-DR-L-9005_P07_Detailed Soft Landscape Proposals_05 JSL4148-RPS-XX-EX-DR-L-9006_P07_Detailed Soft Landscape Proposals_06
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.
13
Tree planting within reinstated/enhanced Spine Road planting areas shall comprise of the approved planting stock (ref JSL4148-RPS-XX-EX-DR-L-9006_P07_Detailed Soft Landscape Proposals_06).
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.
14
The development shall be completed in accordance with the approved biodiversity scheme (ref RPS ECO01973, 2 dated 28 July 2021). The approved measures shall be implemented prior to the first occupation of the extension.
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.
Land Contamination
15
In the event that 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 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.
16
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 Authority to ensure they are free from contamination. The results of testing will need to be presented in the format of 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.
17
Following completion of any remedial/ground preparation works a Validation Report should be forwarded to the Local Authority for review and comment. The validation 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. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the validation report together with the necessary documentation detailing what waste materials have been removed from the site. 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.
Security
18
Prior to the occupation of development details of CCTV coverage of the site shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first occupation of the building.
Reason
In the interest of the safe and secure use of the site.
19
The boundary treatment shall be carried out in accordance with the details shown on the submitted plan (ref Drg No JSL4148-RPS-XX-EX-DR-L-9002_P06_Detailed Soft Landscape Proposals_02). The boundary treatment shall be completed before the occupation of the unit.
Reason
In the interest of the safe and secure use of the site.
Electric Vehicle Charging Points
20
Prior to the occupation of the extension, details of the infrastructure to allow at least 49 vehicle charging points (or 10% of the total number of parking spaces whichever is the greater) on the site to fit their own specific Electric Vehicle Charging connection plate, shall be submitted to and approved by the Local Planning Authority. The units shall not be occupied until the approved infrastructure has been provided, and they shall thereafter be retained.
Reason
In the interests of sustainable development and air quality.
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 following highway clarifications did not require any additional alterations or modification.
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