| 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 site and location plan 016749 01 Rev P01, block plan 40771-PML-B1-XX-DR-A-0101 Rev P6, elevations and floorplans 40771-PML-B1-XX-DR-A-0002 Rev C4, cladding 0061 Rev P0, fencing plan Rev P01)(received 22.10.25).
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 elevations and floorplans 40771-PML-B1-XX-DR-A-0002 Rev C4 and cladding 0061 Rev P0. 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 fencing shall be power coated either black or green and retained as such for the duration of the development.
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.
05
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.
06
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:
i) evidence that other means of surface water drainage have been properly considered and why they have been discounted; and
ii) the means of discharging to the public sewer network at a rate not to exceed 2 litres per second
Reason
To ensure that no surface water discharges take place until proper provision has been made for its disposal.
Biodiversity Net Gain
07
The development shall be carried out in accordance with the following additional
biodiversity mitigation and enhancement measures, for which a scheme shall be
submitted to and approved in writing by the local planning authority, prior to the
commencement of the development. The scheme will include the measures listed
below and shall be implemented prior to completion. The features shall thereafter be
permanently retained.
• A minimum of two bat and birds boxes to be installed in suitable locations on
site.
• A sensitive lighting scheme for bats.
• Hedgehog highways to be installed in any boundary fencing. The hedgehog
highways will be signposted to prevent the blocking of gaps, and
• Precautionary working measures to ensure small mammals are not injured
and/or killed during construction.
Reason
To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990.
08
No development shall commence on site until:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The details shall be implemented in accordance with the timescales set out in the approved Biodiversity Gain Plan.
For guidance on the contents of the Biodiversity Gain Plan that must be submitted
and agreed by the Council prior to the commencement of the consented
development please see the link: Submit a biodiversity gain plan - GOV.UK
(www.gov.uk)
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
Yorkshire Water
1.) The drainage details submitted on drawing 'Planning Drainage Layout' J02450/A2/001 dated 28/07/25 that has been prepared by JNM require amendments, but if planning permission is granted, the matter can be dealt with via condition. 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
2.) 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 the proposal site is currently undeveloped, no positive surface water is known to have previously discharged to the public sewer network. Surface water discharge to the existing public sewer network must only be as a last resort and the developer is required to eliminate other means of surface water disposal.
d.) 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 sewer at a restricted rate not to exceed 2 litres per second.
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 did not require any further alterations or modification.
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