| Conditions / Reason for Refusal: |
01
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 (as set out below) –
09-000 LOCATION PLAN Rev A
09-001 PROPOSED SITE PLAN H (Plots 1-20, 21-29 & 35-43)
PROPOSED SITE LAYOUT 01 Rev B (Plots 30-34 & 44-96)
09-002 ADOPTION PROPOSALS Rev E
09-003 SITE PLAN - MASONRY Rev E (Plots 1-20, 21-29 & 35-43)
MATERIALS LAYOUT – PL-SH-WC-SL/03 Rev B (Plots 30-34 & 44-96)
09-005 GARDEN AREAS Rev G
09-006 AFFORDABLE HOUSING PLAN Rev D
09-008 ELECTRICAL PARKING SPACES PLAN Rev A
0509 PROPOSED SUBSTATION Rev A
09-095 HOUSE TYPE MH-T1 PLANS Rev B
09-096 HOUSE TYPE MH-T1 ELEVATIONS Rev A
09-100 HOUSE TYPE MH-T2 PLANS VARIES Rev A
09-101 HOUSE TYPE MH-T2 ELEVATIONS
09-105 HOUSE TYPE MH-T2A PLANS
09-106 HOUSE TYPE MH-T2A ELEVATIONS
09-110 HOUSE TYPE MH-T3 PLANS VARIES
09-111 HOUSE TYPE MH-T3 ELEVATIONS
09-115 HOUSE TYPE MH-T4 PLANS Rev B
09-116 HOUSE TYPE MH-T4 ELEVATIONS Rev B
09-120 HOUSE TYPE MH-T4A PLANS
09-121 HOUSE TYPE MH-T4A ELEVATIONS
09-125 HOUSE TYPE MH-T5 PLANS Rev A
09-126 HOUSE TYPE MH-T5 ELEVATIONS
09-130 HOUSE TYPE TH-T3 PLANS Rev B
09-131 HOUSE TYPE TH-T3 ELEVATIONS
09-135 HOUSE TYPE TH-T3A PLANS Rev A
09-136 HOUSE TYPE TH-T3A ELEVATIONS
09-140 HOUSE TYPE TH-T5 PLANS Rev A
09-141 HOUSE TYPE TH-T5 ELEVATIONS
09-142 HOUSE TYPE TH-T5 END SPECIAL PLANS
09-143 HOUSE TYPE TH-T5 END SPECIAL ELEVATIONS
09-145 HOUSE TYPE T6 PLANS Rev A
09-146 HOUSE TYPE T6 ELEVATIONS
09-150 HOUSE TYPE T7 PLANS Rev A
09-151 HOUSE TYPE T7 ELEVATIONS
09-155 HOUSE TYPE T8 PLANS Rev B
09-156 HOUSE TYPE T8 ELEVATIONS Rev A
HOUSE TYPE MH-T1 – T1-00-001 Rev A (Plots 30-34 & 44-96)
HOUSE TYPE TH-T5 – T5-00-001 Rev A (Plots 30-34 & 44-96)
HOUSE TYPE TH-T5-ES – T5-ES-00-001 Rev A (Plots 30-34 & 44-96)
HOUSE TYPR TH-T8 – T8-00-001 Rev A (Plots 30-34 & 44-96)
HOUSE TYPE TH-T3 – T3-00-001 Rev A (Plots 30-34 & 44-96)
HOUAE TYPE TH-T3-A-001 Rev A (Plots 30-34 & 44-96)
09-160 SINGLE GARAGE
09-200 BLOCK A PLANS Rev A
09-201 BLOCK A ELEVATIONS Rev A
09-210 BLOCK D PLANS Rev B
09-211 BLOCK D ELEVATIONS Rev A
09-220 BLOCK F PLANS Rev A
09-221 BLOCK F ELEVATIONS Rev A
09-230 BLOCK G PLANS Rev B
09-231 BLOCK G ELEVATIONS Rev B
09-240 BLOCK H PLANS Rev A
09-241 BLOCK H ELEVATIONS Rev A
09-250 BLOCK L PLANS Rev B
09-251 BLOCK L ELEVATIONS 1:50 A0 Ø A
09-260 BLOCK P PLANS Rev A
09-261 BLOCK P ELEVATIONS Rev A
09-270 BLOCK Q PLANS Rev B
09-271 BLOCK Q ELEVATIONS Rev B
09-280 BLOCK R PLANS VARIES Rev A
09-281 BLOCK R ELEVATIONS Rev A
09-290 BLOCK U PLANS Rev B
09-291 BLOCK U ELEVATIONS Rev A
09-300 BLOCK V PLANS Rev B
09-301 BLOCK V ELEVATIONS Rev A
09-310 BLOCK W PLANS Rev A
09-311 BLOCK W ELEVATIONS Rev A
09-320 BLOCK X PLANS Rev A
09-321 BLOCK X ELEVATIONS Rev A
09-330 BLOCK Y PLANS Rev A
09-331 BLOCK Y ELEVATIONS Rev A
09-340 BLOCK Z PLANS Rev B
09-341 BLOCK Z ELEVATIONS Rev A
09-350 BLOCK AA PLANS Rev B
09-351 BLOCK AA ELEVATIONS Rev A
09-360 BLOCK AE PLANS Rev B
09-361 BLOCK AE ELEVATIONS Rev B
09-370 BLOCK AF PLANS Rev A
09-371 BLOCK AF ELEVATIONS Rev A
09-380 BLOCK AG PLANS Rev B
09-381 BLOCK AG ELEVATIONS Rev B
Reason
To define the permission and for the avoidance of doubt.
02
the construction of the external surfaces of the development hereby permitted shall be in accordance with the details on the approved PLANS –
• 09-003 SITE PLAN - MASONRY Rev E (Plots 1-20, 21-29 & 35-43)
• MATERIALS LAYOUT – PL-SH-WC-SL/03 Rev B (Plots 30-34 & 44-96)
• Gate Details – Dark Grey Driveway gate – details received via email 29-07-25 (Plots 31– 34, 54- 63 & 75-78)
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
03
The boundary treatment to be erected at the site shall be in accordance with the details approved in application RB2023/1529, and the approved boundary treatment shall be implemented prior to the occupation of each dwelling.
Reason
To ensure that appropriate materials are used in the construction of the
development in the interests of visual amenity and in accordance with Local Plan Policy CS28
Sustainable Design
04
Prior to the occupation of each dwelling requiring a bin store as shown on drawing
Phase 1 Hard Landscape Plan PJT489-UWL-126-ZZ-D-L-0001 they shall be
provided as shown for use in accordance with the details on drawing Proposed Bin
Store 3017-CDA-00-ZZ-DR-A-09-007 Rev A.
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
05
The Electric Vehicle Charging Points shown on the approved plan 09-008
ELECTRICAL PARKING SPACES PLAN Rev A shall be provided for each
dwelling/car parking space prior to the occupation of each dwelling or each car
parking space being brought into use.
Reason
To promote sustainability in accordance with the Local Plan and the NPPF.
06
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 in accordance with Local
Plan Policies
07
Before the development is brought into use the car parking area shown on the approved Site Layout shall be provided, marked out and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory parking space and avoid the necessity for the
parking of vehicles on the highway in the interests of road safety.
08
Road sections, constructional and drainage details shall be implemented in accordance with the details approved in application RB2023/1173.
Reason
In the interest of Highway Safety
09
The scheme to encourage sustainable/public transport us shall be implemented on site in accordance with the details and timetable approved in application RB2023/1529
Reason
To promote sustainability in accordance with the Local Plan and the NPPF.
10
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) (England) Order 2015 (as amended) (or any Order revoking
and re-enacting that Order with or without modification) the car ports at plots
1,2,3,13,14,15,16,21,22,39,40,41 and 42 shall be made available at all times for car parking purposes and no garage doors, gates, sides, walls, extensions or other additions shall be fitted without the prior consent of the Local Planning Authority.
Reason
In the interests of highway safety and the visual amenity of the locality
11
The amended Construction Environmental Management Plan received on 07-03-
2023, and the Wheel Wash details shall be fully implemented on site throughout the
construction phase of the development.
Reason
In the interests of residential amenity and highway safety.
DRAINAGE
12
The foul, surface water and land drainage systems and all related works necessary to drain the site shall be implemented in accordance with the details approved in application RB2023/1173 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.
LANDSCAPE AND TREES
13
Landscaping of the site as shown on the approved plan (Urban Wilderness drawing
nos 489-UW-P-004 Revision D and 489-UW-P-005 Revision B.) 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 Local Plan Policies.
14
The Arboricultural Method Statement for the protection of existing trees and hedgerows shall be implemented on site is accordance with the details approved in application RB2023/1372.
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, CS19:
Green Infrastructure, CS20 Biodiversity and Geodiversity, Policy CS21 Landscape,
Policy CS28 Sustainable Design.
BIODIVERSITY
15
The bird boxes and hedgehog highways as shown in the submitted Biodiversity
Enhancement Plan reference SQ-1195 shall be provided within each plot shown,
prior to the occupation of each dwelling on that plot.
Reason
In the interest of biodiversity of the site
16
The Local Area for Play as detailed on Urban Wilderness drawing No. 489-UW-P-003 Rev A shall be provided on site prior to the commencement of the development
of the 60th dwelling on site unless otherwise agreed in writing by the Local Planning
Authority.
Reason
To ensure the timely provision of the area for plan in accordance with the submitted
documents.
Informatives
01
Yorkshire Water
1.) It is noted from application details that surface water will discharge to surface
water will discharge to the previously installed (and currently private) surface water
sewer network, which discharges to watercourse (the River Rother). These private
sewers have been brought forward for adoption by Yorkshire Water, subject to
agreement (under Section 104, Water Industry Act 1991)
2) As mentioned above, private sewers - that may or may not have spare capacity
available - are understood to be located near to the site. The developer should
contact the original developer of these private sewers for consent if they are to be
utilised. Please note, however, that these private sewers are believed to be
contained in a sewer adoption agreement made with Yorkshire Water (or our
predecessor/agent) under the provisions of Section 104 of the Water Industry Act
1991 (or similar earlier legislation that this has replaced).
a.) To avoid prejudicing any prospective adoption of these sewers, Yorkshire
Water's approval to the use of such sewers should also be sought.
03
Wildlife Legislation
Nature conservation protection under UK and EU legislation is irrespective of the
planning system and the applicant should therefore ensure that any activity
undertaken, regardless of the need for any planning consent, complies with the
appropriate wildlife legislation. If any protected species are found on the site then
work should halt immediately and an appropriately qualified ecologist should be
consulted. For definitive information primary legislative sources should be
consulted.
Furthermore, vegetation removal should be undertaken outside of the bird breeding
season, March to September inclusive. If any clearance work is to be carried out
within this period, a nest search by a suitably qualified ecologist should be
undertaken immediately preceding the works. If any active nests are present, work
which may cause destruction of nests or, disturbance to the resident birds must
cease until the young have fledged.
04
Police Architectural Liaison
Would strongly recommend that the development is designed and built to Secured
by Design standards. www.securedbydesign.com
The dwellings will need to comply with approved document Q which specifically
states the minimum standards for door and window security, this is the same as the
Police approved standard for Secure by Design, therefore there is no additional cost
but considerable value will be added to the development.
I make the following comments:-
Defensible Space
Any boundary treatments onto active street frontage to increase defensible space
should not be flat topped as this could provide seating for youths or passers-by and
may cause gathering of youths and facilitate ASB.
Surveillance
Any landscaping and front boundaries should be kept low at no more than 1 metre
high to aid natural surveillance.
Vehicle Parking
The exterior parking areas must be well lit, and use a scheme compliant with BS
5489.
Lighting
All public realm lighting should be to a standard BS 5489 .
Security of Dwellings
In line with SBD standards, all front / rear doors and ground floor windows should
comply with PAS 24:2016. All front and rear doors should be lit with a wall mounted
luminaire to provide lighting in line with standard BS5489 which should operate on a
dusk to dawn sensor and spread the light downward. For the apartments, all front
doors should also conform to this standard.
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 did not require any alterations or modification.
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