| Conditions / Reason for Refusal: |
The Development Management Procedure Order 2015 requires that planning authorities provide written reasons in the decision notice for imposing planning conditions that require particular matters to be approved before development can start. Condition numbered 10 of this permission require matters to be approved before development works begin; however, in this instance the condition is justified because:
i. In the interests of the expedient determination of the application it was considered to be appropriate to reserve certain matters of detail for approval by planning condition rather than unnecessarily extending the application determination process to allow these matters of detail to be addressed pre-determination.
ii. The details required under condition numbered 10 are fundamental to the acceptability of the development and the nature of the further information required to satisfy this condition is such that it would be inappropriate to allow the development to proceed until the necessary approvals have been secured.’
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
Location plan 6822 A001 P0
site plan 6822 A020 P0
elevations 6822 A202 P0
basement floorplan 6822 A112 P0
ground floor plan 6822 A110
first floor plan 6822 A111 P0
roof plan 6822 A113 P0
(received 15/09/23).
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 (elevations 6822 A202 P0). 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.
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 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.
04
Before the development is brought into use the car parking area shown on drawing site plan 6822 A020 P0 dated 15 September 2023 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.
TREE PLANTING AND SOIL ROOTING
05
A suitable scheme of proposed tree planting and pits shall be submitted to and approved by the Local Planning Authority prior to the first use of the development hereby approved.
The scheme shall include the following comprehensive details of all trees to be planted:
• A scaled plan showing the locations of the new trees (existing trees must also be shown)
• The species and stock size.
• Include details confirming the planting intended to mitigate the tree losses detailed in the AIA.
• An assessment of suitability of planting location in relation to section 61
• Actions taken to mitigate any foreseeable issues i.e. the use of root barriers/deflectors, flexi-paving, appropriate species selection, structured soils, foundations, etc.
• Proposals should be in accordance with British Standard 8545:2014 - Trees: from Nursery to Independence.
• Five year post planting maintenance and inspection schedule.
Reason
To ensure appropriate tree protection in the interests of protecting the visual amenity of the area, contributing to the quality and character of Rotherham’s environment, air quality and adapting to and mitigating climate change in accordance with Rotherham’s Core Strategy Policies CS3: Location of New Development, CS19: Green Infrastructure, CS20 Biodiversity and Geodiversity, Policy CS21 Landscape, Policy CS28 Sustainable Design.
Glazing and Ventilation Requirements
06
The Glazing and ventilation of the building shall meet the requirements specified in the Noise Impact Assessment, carried out by Environmental Noise Solutions Limited, dated 25th March 2022 (Reference: NIA/10239/22/10379/v1 Meadow View).
i. All bedrooms to the eastern elevation (fronting towards the railway line) shall be fitted with enhanced glazing rated at least 36dB Rw+Ctr.
Configurations to achieve such noise reduction may include:
• 8mm glass / 16mm argon cavity / 9.1 Pilkington Optiphon (or equivalent)
• 6mm glass / 16mm argon cavity / 8.4 SGG Stadip Silence (or equivalent)
ii. All bedrooms on the eastern elevation shall be provided with a form of mechanical ventilation. These may comprise of either of the following options:
iii. Where the designed air permeability is tighter than (<) 5 m3/(h.m2), 2500 mm² equivalent area (EA) background ventilators shall be installed where mechanical extract ventilation (MEV) or positive input ventilation (PIV) systems are provided. In order to maintain the sound insulation properties of the façade, any trickle vents should be rated at least 42 dB Dn,e,w per 2500 mm2 EA (vent open) (such as the Greenwood 2500EAW.AC1 (or equivalent)).
iv. Lounges and dining rooms fronting towards the railway line shall be provided with standard thermal double glazing rated at least 25 dB Rw+Ctr, in conjunction with 2 no. acoustic trickle vents rated at least 42 dB Dn,e,w per 2500 mm2 equivalent area (EA) (vent open).
• A System 3 mechanical extract ventilation (MEV) system (e.g. Airflow Developments Ltd (or equivalent))
• A whole house positive input ventilation (PIV) system (e.g. Nuaire Drimaster 365 (or equivalent))
• A fully ducted mechanical ventilation system with heat recovery (MVHR)
• Individual room ventilators, (e.g Titon Sonair unit (or equivalent))
v. Standard thermal double glazing rated least 25 dB Rw+Ctr and standard trickle vents rated at least 32 dB Dn,e,w per 5000 mm2 equivalent area (EA) (vent open) shall be fitted to the remainder of the extension, which is screened from the railway line.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with RMBC Policy SP52 and parts 12 & 15 of the NPPF.
07
Prior to the first occupation of the development a scheme showing the preparation and implementation of a surface water drainage strategy addressing the following points shall be submitted and approved by the Local Authority in conjunction with Network Rail:
• Surface water must flow away from the railway.
• There must be no ponding of water adjacent to the boundary and any attenuation scheme within 30m of the railway boundary must be approved by Network Rail in advance.
• There must be no connection to existing railway drainage assets without prior agreement with Network Rail.
Reason
In order to protect railway infrastructure.
08
Prior to the first occupation of the development the fencing (minimum 1.8m high) shown on the approved plan (ref site plan 6822 A020 P0) adjacent to Network Rail’s boundary shall be installed and maintained for the duration of the development. Network Rail’s existing fencing/wall must not be removed or damaged.
Reason
In order to prevent trespass onto the railway.
Electric Vehicle Charging Points
09
Before the extension is brought into use 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 at least 10% of the development.
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.
Construction Environmental Management Plan (CEMP)
10
Prior to the development commencing a revised Construction Environmental Management Plan (CEMP) shall be submitted to and agreed in writing with the Local Planning Authority. The plan shall describe in detail the actions that will be taken to minimise adverse impacts on occupiers of nearby properties and shall provide information in respect of the following matters:
• Site Management
- Contact details of site manager
- Complaints procedure
- Roles and responsibilities
• Site Access, Storage and Movement of Materials
- Location details of storage areas
- Location of on site parking and turning provision
• Dust, Debris and Mud
- Screening and hoarding
- Preventative measures
- Dust monitoring
• Noise and Vibration Control
- Silencing of vehicles, plant and machinery.
- Operational hours (to include site opening hours, operational hours of workers, and delivery of goods hours).
The agreed CEMP shall be adhered to throughout the construction of the development.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with part 15 of the NPPF and Supplementary Planning Document No.2 Air Quality & Emissions.
Informatives
01
RMBC’s Adult Social Care can be contacted for advice on the improvements to the internal specifications
Sarah Jackson sarah-OT.jackson@rotherham.gov.uk or
Jacqueline Clark Jacqueline.Clark@rotherham.gov.uk
02
The applicant should note that the construction methodology of the section of the site directly adjacent to the railway shall be agreed with the Asset Protection Project Manager at Network Rail. The development shall thereafter be carried out in
accordance with the approved construction methodology.
Network Rail contacts;
For enquiries, advice and agreements relating to construction methodology, works in proximity to the railway boundary, drainage works, or schemes in proximity to railway tunnels (including tunnel shafts) please email assetprotectioneastern@networkrail.co.uk
Land Information
For enquiries relating to land ownership enquiries, please email landinformation@networkrail.co.uk
Advice on planning and conditions
townplanninglne@networkrail.co.uk
03
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.
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 clarifications did not require any alterations or modification.
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