| Conditions / Reason for Refusal: |
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
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 as shown on the approved plans (as set out below)
24055D-00-P01 Location Plan
24055D-00-P01 Block Plan
24055D-00-P08 Proposed Site Layout
24055D-00-P08 Proposed Jet wash floorplans and elevation enclosures
24055D-03-P04 Proposed kiosk extension Floorplan and Elevations
4580/C/800-P01 Drainage Plan
received 18.12.24, 04.08.25 and 23.10.25).
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 submitted application form/shown on drawing nos (24055D-03-P04 Proposed kiosk extension Floorplan and Elevations and 24055D-00-P08 Proposed Jet wash floorplans and elevation enclosures). 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 Core Strategy CS28 ‘Sustainable Design.
04
The exiting boundary treatment (1.9m high concrete post and timber panel fencing shown on site plan ref 24055D-00-P08) along the northern and eastern boundary shall be retained for the duration of the development.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with the Local Plan and NPPF.
05
Before the development is brought into use, that part of the site to be used
by vehicles shall be properly constructed with either
a permeable surface and associated water retention/collection drainage,
or an impermeable surface with water collected and taken to a separately constructed water retention/discharge system within the site. All to the satisfaction of the Local Planning Authority and shall thereafter be maintained in a working condition.
Reason
In the interests of road safety
06
Before the development is brought into use the car parking area shown on the approved plan (ref 24055D-00-P08 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.
EV Charging Points
07
The development shall be completed in accordance with the approved electric vehicle charging details shown on plan (ref 24055D-00-P08 Proposed Site Plan) and retained in perpetuity.
Reason
In order to promote sustainable transport choices in accordance with Supplementary Planning Document 2 ‘Air Quality and Emissions’
Environmental Health
Jet Wash Operating Hours
08
The 2no. Jet Wash facilities as indicated on the site plan as proposed (ref no: 24055D-00-P08) shall only be operated between the hours of 08:00hrs – 22:00hrs Monday to Sunday.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with RMBC Policy SP52 and parts 12 & 15 of the NPPF.
Cooking Odour
09
No cooking of food shall take place on site until details of a kitchen extract system is submitted to and approved in writing by the Local Planning Authority. The details shall provide the following information:
• A risk assessment for odour which considers amount and type of food that will be cooked together with the proposed dispersion of odours and proximity of receptors likely to be affected by any cooking odours.
• Based on the risk assessment, details of the proposed methods of odour control and dispersion of any extracted odours.
• Details showing the proposed location of all the major components of the extract system.
• The proposed ongoing maintenance schedule that will carried out to ensure that the extract system continues to effectively control odours.
Before the cooking of food commences, the approved extract system shall be installed and thereafter retained and maintained in accordance with the approved details.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with RMBC Policy SP52 and parts 12 & 15 of the NPPF.
Fixed Plant
10
No mechanical ventilation, air conditioning / refrigeration or cooking odour extraction plant shall be installed in any part of the development until full and precise details have been submitted to and approved in writing by the Local Planning Authority. The details shall include a BS4142:2014+A1:2019 noise assessment which has been carried out by a competent person (see footnote) and include 1/3 octave frequency analysis with appropriate corrections for acoustic features and shall detail any mitigation measures, physical or operational to achieve a maximum cumulative
plant Noise Rating Level of no more than 0dB(A) above the prevailing background levels, outside the boundary of the nearest noise sensitive property.
All noise assessments should be carried out by a competent person. Developers may wish to contact the Association of Noise Consultants http://www.association-of-noise-consultants.co.uk/ (020 8253 4518) or the Institute of Acoustics http://www.ioa.org.uk (0300 999 9675) for a list of members.
Reason
To safeguard the amenities of the occupiers of nearby properties in accordance with RMBC Policy SP52 and parts 12 & 15 of the NPPF.
Yorkshire Water
11
The site shall be developed with separate systems of drainage for foul and surface water on and off site. The separate systems should extend to the points of discharge to be agreed.
Reason
In the interest of satisfactory and sustainable drainage.
12
Surface water run-off from the forecourt of petrol stations, areas used for the delivery of fuel, areas used for and immediately adjacent to vehicle washing facilities and/or other similar areas where detergent is likely to be used shall not discharge to any public surface water sewer network. Surface water from such areas must pass through an oil, petrol and grit interceptor/separator of adequate design that has been submitted to and approved by the Local Planning Authority, before discharge to the public foul or combined sewer network.
Reason
To prevent pollution of the aquatic environment and protect the public sewer network.
13
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:-
a) evidence to demonstrate that surface water disposal via infiltration or
watercourse are not reasonably practical;
b) evidence of existing positive drainage to public sewer and the current points of
connection; and
c) the means of restricting the discharge to public sewer to the existing rate less a
minimum 30% reduction, based on the existing peak discharge rate during a 1 in 1 year storm event, to allow for climate change.
Reason
To ensure that no surface water discharges take place until proper provision has been made for its disposal and in the interest of sustainable drainage.
Tree protection
14
The construction of the development shall be carried out in accordance with the approved Arboricultural Method Statement (AMS) and Tree Protection Plan
(TPP) (ref WC-356.1a Woodsage Consulting, 21st February 2025) unless otherwise agreed in writing.
Reason
In order to safeguard the existing boundary trees and onsite green infrastructure.
Landscaping
15
Before the development is brought into use, a Landscape scheme, showing location and types of landscape treatment, shall be submitted for approval by the Local Planning Authority. The Landscape scheme should be prepared in accordance with RMBC Landscape Design Guide (April 2014) and shall be implemented in the next available planting season and maintained to ensure healthy establishment. Any plants dying, removed or destroyed within five years of planting shall be replaced the following planting season.
Reason
In the interests of sustainable development and to ensure satisfactory replacement landscaping provision.
Biodiversity Net Gain
16
No development shall commence until a Biodiversity Enhancement & Management Plan (BEMPs) has been submitted to and approved in writing by the Local Planning Authority. The Plans shall provide a:
i) Description and evaluation of features to be managed and enhanced; including
a) Description of new landscape planting incorporating native plant species
b) The location and number of bird nest boxes should be integrated into the new residential properties.
ii) Extent and location/area of proposed enhancement works on appropriate scale maps and plans;
iii) Aims and Objectives of management;
iv) Appropriate Management Actions for achieving Aims and Objectives;
v) An annual work programme (to cover an initial 5 year period);
For each of the first 5 years of the Plans, a progress report shall be sent to the Local Planning Authority reporting on progress of the annual work programme and confirmation of required Actions for the next 12 month period.
The Plans shall be reviewed and updated every 5 years to ensure their aims and objectives are being met. The approved Plans will be implemented in accordance with the approved details.
The approved details thereafter shall be implemented, retained and maintained for their designed purpose in accordance with the approved scheme.
Reason
The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act
1990 is that planning permission granted for the development of land in England is
deemed to have been granted subject to the condition (the biodiversity gain
condition), to ensure Biodiversity Net Gain.
Informatives
South Yorkshire Fire and Rescue
01
The applicant is reminded that before any work is undertaken in and around the hazardous zones must comply with the Petroleum (Consolidation) Regulations 2014.
‘Any guidance can be found in the APEA (Association for Petroleum and Explosives Administration) Blue Book 5th edition. This book is ‘the bible’ for any work on or around petrol filling stations.
Before any proposed works commence on site, the contractors must provide SYFR suitable risk assessment method statements (RAMS) for SYFR consideration.’
Yorkshire Water
02
1) The layout details submitted on drawing ‘site plan-as proposed' 24055D-10 (revision P08) dated 26/09/25 that has been prepared by ADP is acceptable for the purposes of sewer stand-off distances.
2) However, on that same drawing, it is unclear how surface water will be drainage from the sites. The following point(s) should be addressed:
a.) evidence should be submitted to show that other (than discharge to public sewer) means of surface water disposal have been considered and why they have been discounted
b.) the submitted drawing should show foul and surface water drainage proposals both on and off site
c.) evidence of existing impermeable areas positively draining to the public sewer is required to prove rate of discharge
d.) the submitted drawing should show surface water storage and flow control rate
3.) It is imperative that surface water run-off from the forecourt of petrol stations, areas used for the delivery of fuel, areas used for and immediately adjacent to vehicle washing facilities and/or other similar areas where detergent is likely to be used is not discharged to any public surface water sewer network. Surface water from such areas must pass through an oil, petrol and grit interceptor/separator of adequate design before discharge to the public foul or combined sewer network.
a.) It is good drainage practice for any interceptor/separator to be located upstream of any on-site balancing, storage or other means of flow attenuation that may be required.
4.) The developer is proposing to discharge surface water to public sewer however,
sustainable development requires appropriate surface water disposal.
a.) Yorkshire Water promote the surface water disposal hierarchy and the developer must provide evidence to demonstrate that surface water disposal via infiltration or watercourse are not reasonably practical before considering disposal to public sewer.
b.) The developer and LPA are strongly advised to seek comments on surface water disposal from other drainage bodies as further restrictions may be imposed.
c.) As a last resort, and upon receipt of satisfactory evidence to confirm the reasons for rejection of other methods of surface water disposal, curtilage surface water may discharge to public surface water sewer. Surface water discharges to the public sewer must have a minimum of 30% reduction based on the existing peak discharge rate during a 1 in 1 yearstorm event.
d.) The developer will be required to provide evidence of existing positive drainage to a public sewer from the site to the satisfaction of Yorkshire Water and the Local Planning Authority by means of physical investigation. On-site attenuation, taking into account climate change, will be required before any discharge to the public sewer network is permitted.
Positive and Proactive Statement
Whilst the applicant did not enter into any pre application discussions with the Local Planning Authority for this development, the proposals were in accordance with the principles of the National Planning Policy Framework and following the clarifications and amendments to show the exact location and safeguarding of sewer infrastructure did not require any further alterations or modification.
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