| 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)
Drawing numbers
Location Plan
Site and Layout Plan 118-40
Elevations and Floor Plans plot 1 118-001 Rev A
Elevations and Floor Plans plot 2 118-041 Rev A
Elevations and Floor Plans plot 3 118-041 Rev A
Visibility splay 4254/002 Rev P2
Site Levels Plan 118-045
(received 07.02.25 and 24.03.25)
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
03
Before the development is brought into use, that part of the site to be used by vehicles shall be properly 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.
All to the satisfaction of the Local Planning Authority and 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.
04
Prior to the completion of the final dwelling a scheme shall be submitted to and approved by the Council for the widening / improvements to the site access along Biscay Lane. The approved scheme shall be implemented prior to the first dwelling being occupied.
Reason
In the interests of road safety and to ensure that pedestrians and vehicles can safely pass.
05
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 elevations plot 1 118-001 Rev A, plots 2 and 3 118-041 Rev A. 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.
06
Before the electrical system is installed, 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 each dwelling.
The charging points shall be fully installed prior to the first occupation of any dwelling and 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.
Yorkshire Water
07
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.
08
No development shall take place until details of the proposed means of disposal of foul water drainage for the whole site, including details of any balancing works, off-site works and phasing of the necessary infrastructure, have been submitted to and approved by the local planning authority. If sewage pumping is required from any part of the site, the peak pumped foul water discharge must not exceed 3 (three) litres per second. Furthermore, unless otherwise approved in writing by the local
planning authority, no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.
Reason
To ensure that no foul water discharges take place until proper provision has been made for their disposal.
RMBC Drainage
09
Prior to the completion of the final dwelling details of the foul and 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.
Tree Conditions
10
All onsite works shall be carried out in accordance within the approved
Arboricultural Method Statement (ref Selwyn Trees, 0516 Rev C dated 05.02.25, Planting Plan 1:300).
All tree protection methods detailed in the approved Arboricultural Method
Statement shall not be moved or removed, temporarily or otherwise, until all works
including external works have been completed and all equipment, machinery and
surplus materials have been removed from the site, unless the prior approval of the
Local Planning Authority has first been sought and obtained.
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, CS19Green Infrastructure, CS20 Biodiversity and Geodiversity,
Policy CS21 Landscape, CS28 Sustainable Design.
Landscaping and boundary treatment
11
The approved Landscape scheme and boundary treatment as indicated on Drawings (Proposed Site Layout 118-043, Selwyn Trees Planting Plan 1:300) shall be implemented in accordance with RMBC Landscape Design Guide (April 2014) in the first available planting season following completion of the dwelling to which it relates 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
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.
Biodiversity
12
Prior to the completion of the final dwelling a scheme for biodiversity enhancement, such as the incorporation of permanent bat roosting feature(s), hedgehog homes and holes and nesting opportunities for birds, shall be submitted to and agreed in writing with the Local Planning Authority. The approved details thereafter shall be implemented prior to the first dwelling being occupied and thereafter retained and maintained for their designed purpose in accordance with the approved scheme. The scheme shall include, but not limited to, the following details:
i. Description, design or specification of the type of feature(s) or measure(s) to be undertaken;
ii. Materials and construction to ensure long lifespan of the feature/measure;
iii. A drawing(s) showing the location and where appropriate the elevation of the features or measures to be installed or undertaken.
iv. When the features or measures will be installed within the construction, occupation, or phase of the development.
Reason
To ensure no net loss in biodiversity across the site.
13
The areas highlighted in dark green (ref Site and Layout Plan 118-40 along with BNG Net Gain Report dated 31st January 2025, prepared by Joanne Toller, Estrada Ecology) shall be provided in accordance with details within the BNG Net Gain Report dated 31st January 2025 prior to the occupation of any dwelling.
Reason
To ensure that No net loss of biodiversity can be achieved on the site.
14
The areas highlighted in dark green (ref Site and Layout Plan 118-40 along with BNG Net Gain Report dated 31st January 2025, prepared by Joanne Toller, Estrada Ecology) shall be maintained as Biodiversity net gain areas and shall not be enclosed within private rear garden areas at any point in the future. Details of the management of these areas shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any dwelling. The management plan agreed shall be implemented, prior to the occupation of any dwelling.
Reason
To ensure that No net loss of biodiversity can be achieved on the site.
Removal of Permitted Development Rights
15
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification), no extensions or alterations otherwise Permitted under Part One Classes AA (roof extensions), A (rear extensions) and E (outbuildings) shall be carried out to the approved dwellings and no gates, fences or walls shall be installed as otherwise permitted by Part Two Class A (gates, fences, walls etc) to the safeguarded BNG dark green areas..
Reason
In the interests of the amenities of the occupiers of adjoining properties in accordance with the SYRDG.
Informatives
Yorkshire Water
01
The submitted 'DRAINAGE DESIGN' 4254 (rev A) prepared by J Roberts, dated 06/12/2024 requires amendments, but if planning permission is granted, the matter can be dealt with via condition.
In summary, the report states that
a.) Foul water will discharge to public combined water sewer via two pumping station - no rate of discharge shown)
b.) Surface water will discharge to public to soakaway
c.) The means of foul water management has not been properly considered within the FRA/drainage report. Yorkshire Water requires further information regarding the means of draining foul water from the development.
2.) Development of the site should take place with separate systems for foul and surface water drainage. The separate systems should extend to the points of discharge to be agreed.
a.) From the information supplied, it is not possible to determine if the whole site will drain by gravity to the public sewer network. If the site, or part of it, will not drain by gravity, then it is likely that a sewage pumping station will be required to facilitate connection to the public sewer network. If sewage pumping is required, the peak pumped foul water discharge must not exceed 3 (three) litres per second in total
3.) It is noted from the submitted planning application that surface water is proposed to be drained to soakaway/watercourse.
4.) If the developer is looking to have new sewers included in a sewer adoption agreement with Yorkshire Water (under Section 104 of the Water Industry Act 1991), he/she should contact our Developer Services Team (telephone 03451 208 482, email: technical.sewerage@yorkshirewater.co.uk) at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance with the WRc publication 'Code for Adoption - a design and construction guide for developers' as supplemented by Yorkshire Water's requirements.
Positive and Proactive Statement
Whilst the applicant did not enter into any formal pre application discussions with the Local Planning Authority, the proposals were in accordance with the principles of the National Planning Policy Framework and did not require any further alterations or modifications.
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