| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of two years from the date of this reserved matters permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990 and to comply with the conditions of the outline application RB2019/0574.
02
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
• Location Plan 12491-5 THPW XX XX DR A 1000 Rev P01
• Proposed Detailed Site Plan 12491-5 THPW XX XX DR A 1012 Rev P04
• Proposed Block Plan 12491-5 THPW XX XX DR A 1011 Rev P05
• Proposed Ground Floor Plan 12491-5- THP - XX- XX- DR- A- 1020 Rev P04
• Proposed First Floor Plan 12491-5- THP - XX- XX- DR- A- 1021 Rev P03
• Proposed Second Floor Plan 12491-5- THP - XX- XX- DR- A- 1022 Rev P04
• Proposed Roof Plan 12491-5- THP - XX- XX- DR- A- 1023 Rev P03
• Proposed Elevations 12491-5- THP- XX- XX- DR- A- 1024 Rev P03
• Proposed 3D and Context View 12491-5- THP- XX- XX- DR- A- 1025 Rev P03
• Proposed Building Sections 12491-5 - THP - XX- XX- DR- A- 1026 Rev P03
• Proposed Bin Store 12491-5 - THP - XX- XX- DR- A- 1030 Rev P01
• Proposed Cycle Shelter 12491-5 THP XX XX DR A 1031 Rev P01
• Proposed Fencing Details 12491-5 THP- XX XX DR A 1032 Rev P01
• Proposed Plant Enclosure 12491-5 - THP - XX- XX- DR- A- 1033 Rev P01
• Gross Internal Area Plan 12491-5 - THP - XX- XX- DR- A- 1027
• Proposed Draiange Layout 4522-8-JPG-ZZ-ZZ-DR-D-1400 S4 P02
• Impermeable Area Plan 4522-8-JPG-ZZ-ZZ-DR-D-1401 S4 P01
• Flood Exceedance Plan 4522-8-JPG-ZZ-ZZ-DR-D-1402 S4 P01
• Proposed Sub Station 12491-5 - THP - XX- XX- DR- A- 1034
• Proposed Surface Finishes/Boundary Treatment 12491-5 THPW XX XX DR A 1013 Rev P03
Reason
To define the permission and for the avoidance of doubt.
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 approved plans and the Design and Access Statement. The development shall thereafter be carried out in accordance with these details.
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
04
Before the development is brought into use the car parking area shown on the approved Proposed Site 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
LANDSCAPE
05
Landscaping of the site as shown on the approved plan Vector 12491-5VL_101A 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 Policies CS19 Green Infrastructure and SP32 Green Infrastructure and Landscape.
LAND CONTAMINATION
06
Elevated soluble sulphate concentrations have been recorded within the made ground across the site. Sulphate precautions comprising Design Sulphate Class of DS-3 and an Aggressive Chemical Environment for Concrete (ACEC) classification of AC-2 are to be incorporated into any concrete in contact with the made ground. Confirmation of the use of the design sulphate class shall be submitted to and approved by the Local Planning Authority prior to the building being brought into use.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 183 and 184 of the National Planning
Policy Framework
07
Prior to the commencement of above ground development, a Detailed Design Report for Gas Mitigation Measures to include details of the identified gas protection measures required, complete with drawings to show how the gas protection measures will fit into the overall building designs shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented within the development.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 183 and 184 of the National Planning
Policy Framework
08
Before the development is brought into use a Gas Verification Report to confirm that the measures constructed/installed meet the required standards shall be submitted to and approved by the Local Planning Authority.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 183 and 184 of the National Planning
Policy Framework
09
If subsoil/topsoil is required to be imported to site for remedial works/areas of soft landscaping then these soils will need to be tested at a rate and frequency to be agreed with the Local Planning Authority to ensure they are free from contamination.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 183 and 184 of the National Planning
Policy Framework
10
Prior to the commencement of above ground development details of suitable water supply pipes shall be submitted to and approved by the Local Planning Authority to ensure resistance from chemical attack from residual contaminants remaining in the ground.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 183 and 184 of the National Planning
Policy Framework
11
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 Planning 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 the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 183 and 184 of the National Planning
Policy Framework
ECOLOGY
12
Before the development is brought into use 2 bat boxes shall be located on site in accordance with the details on page 5-6 of the submitted Ecological Document.
Reason
To promote biodiversity in accordance with Local Plan Policies
13
The lighting scheme as shown on Drawing No. D49342/JB/A shall be implemented on site prior to the development being brought into use and maintained for the lifetime of the development.
Reason
To promote biodiversity in accordance with Local Plan Policies
Informatives
01 The Coal Authority
The proposed development lies within an area that has been defined by the Coal Authority as containing coal mining features at surface or shallow depth. These features may include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and former surface mining sites. Although such features are seldom readily visible, they can often be present and problems can occur, particularly as a result of new development taking place.
Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant land stability and public safety risks. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design which takes into account all the relevant safety and environmental risk factors, including mine gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at:
www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries
Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, excavations for foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.
If any coal mining features are unexpectedly encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is available on the Coal Authority website at:
www.gov.uk/government/organisations/the-coal-authority
02
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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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