| Conditions / Reason for Refusal: |
01
a. Application for approval of reserved matters must be made within three years of the date of this permission.
b. The development hereby approved must be begun not later than whichever is the later of the following dates:
(i) The expiration of five years from the date of this permission; OR
(ii) The expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
Before the commencement of the development (excluding site clearance), details of the layout, scale, appearance and landscaping of the site, shall be submitted to and approved by the Local Planning Authority and the development shall be carried out in accordance with the approved details.
Reason No details of the matters referred to having been submitted, they are reserved for the subsequent approval of the Local Planning Authority
03
Notwithstanding the indicative plans, the details submitted as part of a reserved matters application shall show a single storey dwelling only with habitable room windows in the west elevation, east elevation and south elevation only and there shall be no rooms in the roof space.
Reason
In the interests of neighbouring and visual amenity in accordance with Local Plan Policy SP12.
04
The materials to be used in the construction of the external surfaces shall be submitted as part of the reserved matters application
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 Policy CS28 Sustainable Design.
05
The proposed site layout shall be designed and constructed in accordance with the South Yorkshire Residential Design Guide including separation distances, private amenity space, internal spacing standards and private drives.
Reason
In the interests of ensuring a high-quality living environment for existing and future residents.
Biodiversity Net Gain
06
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 (https://www.gov.uk/guidance/biodiversity-net-gain-exempt-developments) 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.
Ecology
07
Prior to the commencement of any development on site a Biodiversity Mitigation and Enhancement Scheme should be submitted to and approved in writing by the Local Planning Authority. The scheme should include the following.
• The number, type and location of bat and bird boxes and hedgehog highways on an appropriately scaled plan.
Reason To ensure no net loss in biodiversity across the sites
08
Notwithstanding the submitted details, no development shall take place (including, ground works and vegetation clearance) until a Construction Environmental Management Plan - Biodiversity (CEMP-B) has been submitted to and approved in writing by the local planning authority. The CEMP-B shall include, but not necessarily be limited to, the following:
• Risk assessment of potentially damaging construction activities;
• Identification of ‘biodiversity protection zones’;
• Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
• The location and timing of sensitive works to avoid harm to biodiversity features (e.g. daylight working hours only starting one hour after sunrise and ceasing one hour before sunset);
• Use of protective fences, exclusion barriers and warning signs, including advanced installation and maintenance during the construction period;
• The times during construction when specialists ecologists need to be present on site to oversee works;
• Responsible persons and lines of communication;
• The role and responsibilities on site of an Ecological Clerk of Works (ECoW) or similarly competent person(s);
Land contamination
09
If during development works unexpected significant contamination is encountered, the local planning authority shall be notified in writing immediately. Any requirements for remedial works shall be submitted to and approved in writing by the Local Authority. Works thereafter shall be carried out in accordance with an approved Method Statement. This is to ensure the development will be suitable for use and that identified contamination will not present significant risks to human health or the environment.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 187, 196 and 197 of the National Planning Policy Framework, December 2024.
10
If virgin material, subsoil/topsoil materials are required to be imported to site for remedial works, then these materials will need to be tested at a rate and frequency to be agreed with the Local Authority to ensure they are free from contamination and will not present a risk to future users of the site and the environment
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 187, 196 and 197 of the National Planning Policy Framework, December 2024.
Highways
11
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. The area shall thereafter be maintained in a working condition.
Reason
To ensure that surface water can adequately be drained in accordance with the Local Plan and the South Yorkshire Interim Local Guidance for Sustainable Drainage Systems.
12
On site car parking shall be provided in accordance with the Council’s minimum car parking standards for new residential development.
Reason
In the interests of highway safety.
13
The reserved matters application shall be accompanied by a scheme detailing the dedicated facilities that will be provided for charging electric vehicles and other ultra-low emission vehicles for the application site. The dwelling shall not be brought into use until the charging points are installed and operational. Charging points installed shall be retained thereafter.
Reason
In the interests of sustainable development and air quality
Trees
14
Prior to the commencement of site any development or site preparation works (including demolition, groundworks or drainage) a Tree Protection Plan (TPP) and Arboricultural Method Statement (AMS), in accordance with BS5837:2012, shall be submitted to and approved in writing by the LPA.
These documents shall include:
• Timing and phasing of all relevant works;
• Location and specification of tree protection fencing and ground protection;
• Construction Exclusion Zones;
• A schedule of tree works in accordance with BS3998;
• Details of access, storage areas, service routes, and proposed changes in ground levels;
• Specifications for works within Root Protection Areas (RPAs), including surfacing, foundation design and excavation methods;
• A supervision schedule, including the appointment of a qualified Arboriculturist at key inspection stages.
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.
15
Prior to the commencement of any development or site works following LPA approval of the AMS and TPP all approved tree protection measures shall be installed. Written confirmation of their installation, supported by photographic evidence or a site inspection report from the appointed Arboriculturist, shall be submitted to the LPA for approval.
The approved tree protection measures shall be retained and maintained in full for the duration of the development. No fencing or ground protection shall be moved, removed or altered without the prior written agreement of the LPA.
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.
16
Prior to the occupation of the dwelling a mitigation planting scheme, showing location and types of landscape treatment, shall be submitted for approval by the Local Planning Authority. The mitigation planting scheme should be prepared in accordance with RMBC Landscape Design Guide (April 2014).The scheme shall incorporate details of tree species, sizes, densities, planting methods, aftercare and replacement planting, and shall be prepared at a minimum scale of 1:200. The approved landscape and planting mitigation scheme shall thereafter be fully implemented in the next available planting season and maintained to ensure healthy establishment. shall be maintained for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority. 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 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 CS20 Biodiversity and Geodiversity, Policy CS21 Landscape, Policy CS28 Sustainable Design.
Drainage
17
The development hereby granted shall not be begin until details of the foul, surface water and land drainage systems 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.
18
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.
19
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.
Informative(s)
Ecology
01
The works should be undertaken outside of the bird nesting season (March-August inclusive). Should this not be possible then a suitably qualified ecologist should undertake a nesting bird check no more than 48 hours prior to the start of works. Should active nests be found, works should cease until the nests are no longer active and the chicks have fledged and the ecologist has deemed the area to be free of nesting birds.
02
If a protected species (such as any bat, small mammal, or any nesting bird) is discovered using a feature on site that would be affected by the development or related works all activity which might affect the species at the locality should cease. You should then seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works. This action is necessary to avoid possible prosecution and ensure compliance with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2017 (as amended), the Protection of Badgers Act 1992 and the Wild Mammals Act 1996. This advice note should be passed on to any persons or contractors carrying out the development/works.
Environmental Health
03
It is recommended that the following advice is followed to prevent a nuisance/ loss of amenity to local residential areas. Please note that the Council’s Neighbourhood Enforcement have a legal duty to investigate any complaints about noise or dust. If a statutory nuisance is found to exist they must serve an Abatement Notice under the Environmental Protection Act 1990. Failure to comply with the requirements of an Abatement Notice may result in an unlimited fine upon conviction in the Magistrates' Court. It is therefore recommended that you give serious consideration to the below recommendations and to the steps that may be required to prevent a noise nuisance from being created.
(i) Except in case of emergency, operations should not take place on site other than between the hours of 08:00 - 18:00 Monday to Friday and between 09:00 - 13:00 on Saturdays. There should be no working on Sundays or Public Holidays. At times when operations are not permitted work shall be limited to maintenance and servicing of plant or other work of an essential or emergency nature. The Local Planning Authority should be notified at the earliest opportunity of the occurrence of any such emergency and a schedule of essential work shall be provided.
(ii) Heavy goods vehicles should only enter or leave the site between the hours of 08:00 - 18:00 on weekdays and 09:00 - 13:00 Saturdays and no such movements should take place on or off the site on Sundays or Public Holidays (this excludes the movement of private vehicles for personal transport).
(iii) Best practicable means shall be employed to minimise dust. Such measures may include water bowsers, sprayers whether mobile or fixed, or similar equipment. At such times when due to site conditions the prevention of dust nuisance by these means is considered by the Local Planning Authority in consultations with the site operator to be impracticable, then movements of soils and overburden shall be temporarily curtailed until such times as the site/weather conditions improve such as to permit a resumption.
(iv) Effective steps should be taken by the operator to prevent the deposition of mud, dust and other materials on the adjoining public highway caused by vehicles visiting and leaving the site. Any accidental deposition of dust, slurry, mud or any other material from the site, on the public highway shall be removed immediately by the developer.
Drainage
04
It is noted from the submitted planning application that surface water is proposed to be drained to SUDS and soakaway - Yorkshire Water fully endorse means of surface water disposal other than public sewer.
05
Records indicate site to be in Environment Agency Flood Warning Area Zone 1
06
Flood resilience should be duly considered in the design of the new building/s or renovation. Guidance may be found in BRE Digest 532 Parts 1 and 2, 2012 and BRE Good Building Guide 84.
07
Developments should have floor levels set higher than the recorded flood level or a minimum of 300mm above proposed ground level.
08
Surface Water Discharge From Brownfield Site:
There should be no increase in surface water discharge from the site to existing sewers / watercourses. On site surface water attenuation will therefore be required if drained areas to existing sewers / watercourses are to be increased.
A 30% net reduction to existing peak discharge (up to a 1/100 yr storm + 40% CC) will be required if the site is being re-developed. A full justification will be required where the development cannot achieve the 30% betterment on the existing run-off rate.
09
On Site Surface Water Management:
The site is required to accommodate rainfall volumes up to 1 in 100 year return period (plus climate change) whilst ensuring no flooding to buildings or adjacent land.
The applicant will need to provide details and calculations including any below ground storage, overflow paths (flood routes), surface detention and infiltration areas etc. to demonstrate how the 100 year + 40% CC rainfall volumes will be controlled and accommodated.
Where cellular storage is proposed and is within areas where it may be susceptible to damage by excavation by other utility contractors, warning signage should be provided to inform of its presence. Cellular storage and infiltration systems should not be positioned within highway.
Guidance on flood pathways can be found in BS EN 752.
10
If the development is proposing to make a new highway drainage connection to an existing highway drainage system, detailed CCTV surveys and modelling of the existing highway drainage system will be required to determine the capability to accept additional flow. Discharge will be limited to greenfield run-off rates.
11
Whereby a private maintenance arrangement is proposed and the development is unlikely to remain under single ownership or within a single curtilage over its lifetime a condition will require a satisfactory legal agreement to be drawn up to provide for inspection and maintenance of the proposed surface water drainage scheme. This legal agreement is required BEFORE the first occupation of any dwelling or building on the site. Over the lifetime of the development an agreement must include the following:
a) A detailed operational maintenance plan;
b) Physical access arrangements for maintenance, and establishment of legal rights of access in perpetuity, prior to the commencement of any phase of the development;
c) A financial revenue plan clearly setting out how funding for maintenance is to be raised over the lifetime of the development;
d) A whole life cost analysis for capital maintenance over the lifetime of the development. Any values should be based on the current HM Treasury Present Value (PV) Discount Rate. Assumptions about the expected useful life of materials should be included in any such analysis; and
e) Details of financial surety to ensure long-term maintenance and capital maintenance costs of apparatus. It is for the developer to demonstrate that a suitable financial underwriting arrangement is in place.
Highways
12
It is noted that your recent planning approval involves the construction or alteration of an access crossing over a footway/verge, which is maintained by the Council.
The construction details of an access crossing are subject to Highway Authority
approval and are not covered specifically by the planning approval. Works to construct a vehicular crossing may only be carried out by the Council or by contractors approved by it. The Council’s Highway Network Manager will be pleased to supply you with a list of approved contractors. If you wish to use a contractor not on the list, you should supply details. You should always apply to the Council for permission to construct a vehicular crossing. You may ask the Council for permission to construct a vehicular crossing. You may ask the Council for an estimate for the works or for permission to carry out the works using your own, Council approved contractor.
The planning decision notice enclosed DOES NOT automatically permit the laying out or construction of an access crossing from a public highway. This matter is covered by section 184 of the Highways Act 1980. You must therefore seek specific highway approval for any works which relate to the provision of a vehicular access crossing.
I would point out that where a vehicle access crossing is constructed without due
authorisation, the Council, acting in its capacity as highway authority is empowered to alter the works carried out and recover the costs reasonably incurred in doing so.
For further information on how to apply for any licenses/permissions etc or for any
general highway related information, please contact
Highway Network Management Group.
Telephone (01709) 336003
Email streetworksenforcement@rotherham.gov.uk
Or write to :-
Assistant Director of Community Safety and Street Scene
Riverside House
Main Street
Rotherham
S60 1AE
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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