DONCASTER METROPOLITAN BOROUGH COUNCIL. PLANNING COMMITTEE - 9th February Expiry Date:

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1 DONCASTER METROPOLITAN BOROUGH COUNCIL PLANNING COMMITTEE - 9th February 2016 Application 02 Application Number: 15/01733/4FULM Application Expiry Date: 16th October 2015 Application Type: Proposal Description: At: For: Planning FULL (DMBC Reg4) Major Erection of 170 houses with garages and/or parking spaces wih provision of open space and associated works on approx 5.42ha of land (Being application under Regulation 4 Town & Country Planning (General) Regulations 1992) Land At Kingsway Stainforth Doncaster DN7 5NU Gleeson Developments Ltd - Mr Steve Gamble Third Party Reps: 1 in opposition, 2 in support and 1 letter of comment. Parish: Stainforth Town Council Ward: Stainforth And Moorends Author of Report Nicola Elliott MAIN RECOMMENDATION: Grant subject to Section 106 Agreement Oldfield Lane Church Road

2 1.0 Reason for Report 1.1 This application is being presented to Planning Committee as it relates to a major application on Council owned land and a viability assessment has been submitted. 2.0 Proposal and Background 2.1 Planning permission is sought for the erection of 170 dwellings and associated infrastructure. The proposed mix of units comprises 48 two bedroomed properties, 82 three bedroomed semi-detached, 26 three bedroomed detached properties and 14 four bedroomed detached properties. All properties are two storeys in height. The site is accessed from Kingsway, which links to Church Road to the east and Oldfield Crescent to the west. The development would replace a large housing estate demolished approximately 10 years ago. The proposal is therefore a housing renewal scheme. 2.2 The proposed development provides a centrally located access route splitting into two cul-de-sacs to serve the northern part of the site at the corners to serve the southern part of the site. To the south of the site will be an area of Public Open Space and properties have been designed to overlook this space, creating natural surveillance. Car parking is provided in-curtilage, some in garages and on street visitor parking is provided. The site is bound on three side predominantly by residential properties, however there are some commercial uses to Church Road. 2.3 The site is located on the site of the previous Kingsway Estate, with properties being demolished approximately 10 years ago and only some of the roadways and some streetlights remain. The majority of the site is roughly grassed with self-seeded vegetation. Kingsway links Church Street to Oldfield Crescent, which is a residential estate of predominantly two storey properties, there are two bungalows located on the corners of Kingsway/Oldfield Crescent. 2.4 There are a number of commercial uses along Church Road to the west, which back onto the site and is separated by a rear access way. Properties to the north east on Church Road are predominantly residential, as are properties to the north on Oldfield Lane, all of which back onto to the application site. 3.0 Relevant Planning History 05/03246/DEM Decision: Planning not required Date Issued: 15th November 2005 Demolition of terraced and semi-detached houses to include grading of topsoil (Being application under Regulation 3 Town & Country Planning (General) Regulations 1992) 05/03248/DEM Decision: Planning not required Date Issued: 15th November 2005 Demolition of terraced and semi detached houses to include grading of topsoil (Being application under Regulation 3 Town & Country Planning (General) Regulations 1992) 05/02484/DEM Decision: Planning not required Date Issued: 6th September 2005 Demolition of dwellings including grading of topsoil

3 4.0 Representations The application has been advertised in accordance with Article 13 of the Development Management Procedure Order by means of site notice, press advertisement and individual neighbour notification. 4 representations have been received as a result. 1 letter of objection, 2 letters of support and 1 letter of comment. Objection; Access road that runs parallel to Church Road at the back of properties should be safeguarded - used by a number of Church Road residents There is a soil bank that runs the length of one side of the access road, the development should not include this to ensure access is maintained Access for parking is already tight, if the development boundary was to encroach any further than the bank, vehicular access would not be possible Representation; Rodent issue at Kingsway Existing drainage issues may be made worse Support; Area in need of regeneration Would support local business There is a housing need The development is exactly what Stainforth requires 5.0 Parish Council No comments received 6.0 Relevant Consultations The Coal Authority - No comments received. Parish Council - No comments received. South Yorkshire Police Architectural Liaison Officer - Raised objection with regard to lack of appropriate boundary fencing, this has now been amended. National Grid - Advisory notes provided. Doncaster East Internal Drainage Board - No comments received. Environment Agency - No objections, subject to condition. South Yorkshire Fire and Rescue Service - No objections subject to condition. Natural England - No comments required. South Yorkshire Passenger Transport Executive - No comments received. Northern Powergrid - No comments received.

4 Yorkshire Water - No objections subject to condition. DMBC Affordable Housing Officer - No objections received. Area Manager (East) - No comments received. Pollution Control (Air Quality) - No objections, subject to condition. Built and Natural Environment (Ecology) - No objections. Built and Natural Environment (Trees) - No objections, subject to condition. Internal Drainage - No objections, subject to conditions. Education - No contribution required. PROW - No objections. Local Plans Team (Housing) - No comments received. Highways - No objections, subject to further amendments although recommend that driveways should be constructed in a bound material. Design Officer - No objections, subject to further amendments. Local Plans Team (Flooding) - The Kingsway Estate at Stainforth is primarily (circa 3/4 of the site) located in an area of high flood risk (FRZ3) based on the latest EA Flood Map for Planning. However, this site is a long standing recognised housing market renewal scheme with the long-term intention of the site being redeveloped for housing. In accordance with the adopted Development & Flood Risk SPD (October 2010) there is no requirement for a flood risk sequential test for this application therefore provided there will not be an unacceptable level of risk (Table 3 pg. 24). As 'more vulnerable' development in FRZ3, the Exceptions Test requirements will need to be met to your satisfaction, informed by the site specific FRA that has been submitted alongside the application. Local Plans Team (Open Space) - 15% of land value required as a commuted sum in leiu of public open space. Pollution Control (Contaminated Land) - No objections, subject to condition. Section 106 Team - No comments received. Transportation Team - A contribution is required towards the Hatfield Link Road as 18% of the development flows are not local and will therefore use the new link road. A Transport Improvement Bond is also required. Traffic and Road Safety - No comments received. Ward Members - Comments received from Cllr Keegan relating to POS.

5 7.0 Relevant Policy and Strategic Context National Planning Policy Framework; Chapter 6 - Delivering a wide choice of high quality homes Chapter 7 - Requiring good design Chapter 10 - Meeting the challenge of climate change, flooding and coastal change Doncaster Council Core Strategy; CS 1 - Quality of Life CS 2 - Growth and Regeneration Strategy CS 4 - Flooding and Drainage CS 9 - Providing Travel Choice CS 10 - Housing Requirement, Land Supply and Phasing CS 11 - Housing Renewal and Regeneration CS 12 - Housing Mix and Affordable Housing CS 14 - Design and Sustainable Construction CS 16 - Valuing our Natural Environment CS 17 - Providing Green Infrastructure CS 18 - Air, Water and Agricultural Land Doncaster Unitary Development Plan; PH 11 - Development in Residential Policy Areas RL 1 - Open Space Policy Areas RL 4 - Local Public Open Space Provision 8.0 Planning Issues and Discussion 8.1 The main considerations for this proposal are the principle of residential development, design, scale and layout of the development, its impact on the character of the surrounding area and residential amenity, flood risk and the impact on the local highway network. Principle of Development 8.2 The site is primarily located within the Residential Policy Area, as defined by the Doncaster Unitary Development Plan where development for residential purposes is supported in principle, as stated within policy PH 11. Furthermore, the site is a brownfield site as it previously contained the former Kingsway housing estate which was demolished in The site is part of a housing renewal programme. Part of the site is allocated as Open Space Policy Area, however this area is to be utilised as open space and enhanced, therefore there is no conflict with policy RL 1, which allows for outdoor recreation, and other similar uses. 8.3 Stainforth is defined as a Potential Growth Town within the Doncaster Council Core Strategy. As set out in policy CS 2, new housing will be located according to the Settlement Hierarchy which states that within Potential Growth Towns, significant housing could be sustainably accommodated at the Potential Growth Towns as part of economic developments of regional/national significance, which provide opportunities for major new infrastructure provision and job creation. Therefore, housing growth will be supported subject to the co-ordinated delivery of jobs and infrastructure and tied to housing renewal and improvements to services. However, the site is an allocated Residential Policy Area in any event.

6 Design, Scale and Layout 8.4 Paragraph 58 of the NPPF states that developments should function and add to the overall quality of the area, establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places. They should also respond to local character and history and reflect the identity of local surroundings and materials. 8.5 Policy CS 14 of the Doncaster Council Core Strategy states that all proposals must be of high quality design that contributes to local distinctiveness, reinforces the character of local landscapes and building traditions, responds positively to existing site features and integrates well with its immediate and surrounding local area. In order to achieve this, a number of design principles and quality standards should be considered. Components such as layout and townscape ensure that a development makes a positive contribution to achieving a number of qualities of a successful; place, including character, continuity and enclosure of streets and spaces by buildings. 8.6 The proposed development will result in well-defined streets with good levels of enclosure and adequate formal and informal parking. A range of homes are provided with good levels of amenity and private garden space and minimum separation distances have been achieved following amendments. 8.7 The inclusion of the open space is particularly welcome and will provide a positive amenity for the new and existing residents. Properties are positioned to enclose and overlook this space, with pedestrian links to it provided. The streets have been designed to include speed restraint raised tables at key junctions, some of which include tree planting within the public realm which is welcome at these key spaces. 8.8 The dwellings exceed no more than two storeys in height and this is considered to be reflective of the local character. Whilst a materials schedule has been submitted, the final materials are to be agreed by condition. 8.9 The resultant impact of the finished floor levels required by the Environment Agency have been taken into account in relating to the topography of the site and the ridge heights of neighbouring properties and it is not felt that this would harm the character of the area. It is therefore considered that the proposal accords with policy CS 14 and the NPPF. Residential Amenity 8.10 Policy PH 11 (b) of the Doncaster Unitary Development Plan states that within Residential Policy Areas development for housing will normally be permitted except where the effect of the development on the amenities of occupiers of nearby properties would be unacceptable. Policy CS 14 of the Core Strategy states that new development should have no unacceptable negative effects upon the amenity of neighbouring land uses or the environment The proposed development meets, and in some places exceeds the minimum recommended separation distance guidance between the proposed dwellings and existing properties surrounding the site. The site previously contained housing, therefore whilst some properties are not overlooked currently (since the demolition of the previous estate), they have been in the past and the proposed separation distances afford a reasonable level of privacy to neighbouring dwellings. The main access road is still in use to vehicles and it is not considered that the use of the site would be harmful to residential amenity.

7 Flooding and Drainage 8.12 The site is located partly within Flood Risk Zone 3, and part Flood Risk Zone 1. As such, in accordance with the NPPF and policy CS 4 of the Doncaster Council Core Strategy, a site specific Flood Risk Assessment has been submitted and considered by the Environment Agency, who raise no objection to the proposal subject to a condition setting finished floor levels. In accordance with the Council's Development and Flood Risk SPD (Table 2), as the scheme is part of a recognised housing renewal programme, a Sequential Test is not required provided that they will not be placed at an unacceptable level of flood risk, irrespective of the risk posed to the existing dwellings. Opportunities within the site to minimise flood risk through site layout and design should be taken. As 'more vulnerable' development in Flood Zone 3, the Exceptions Test is still required With regard to the Exceptions Test, in accordance with paragraph 102 of the NPPF, if it is not possible for a development to be located in an area that has a lower probability of flooding, the development must pass both elements of the Exceptions Test. These are; (i) demonstration that the development provides wider sustainability benefits to the community that outweigh flood risk, informed by a Strategic Flood Risk Assessment where one has been prepared; and (ii) a site specific flood risk assessment must demonstrate that the development will be safe for its lifetime, taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall The Core Strategy supports growth in Stainforth and this site is identified as part of a housing renewal programme, therefore, the development cannot be sited elsewhere. The site is a brownfield site and is sustainably located and there are shops and services in walking distance. A bus service is also available and Hatfield and Stainforth railway station located approximately 1km from the farthest part of the site. The applicant states that surface water will released at a controlled rate, in accordance with sustainable drainage principles, into the local surface water sewer and any excess volume will be retained on site. Controlling the rate at which surface water is allowed to leave the site will reduce the risk of surface water flooding compared with the existing conditions in which there is no control of surface water leaving the site. The Environment Agency have raised no objections, and subject to a condition requiring flood resilience measures to be in place and an informative to advise occupants to sign up to the flood warning scheme, it is considered that the proposal meets with the Exceptions Test. Highways and Transportation 8.15 Policy CS 14 of the Core Strategy requires new development to achieve quality, stability, safety and security of private property, public areas and the highway; and to ensure permeability with regard to ease of movement with good access to local facilities and public transport services The development will utilise the existing spine road through the estate. Following a series of amendments there are no objections from a highway point of view in terms of the layout of the development and parking numbers. The highways officer has requested that all driveways be constructed from a bound material, however the applicant proposes gravel drives with a tarmac apron of 1.5m. Whilst the highway officer's comments are noted, as the development does not lead directly onto a main raised, and there is a hard surface of 1.5m, it is not considered that this would be harmful to highway safety which would warrant refusal of the application.

8 8.17 A Transport Assessment and Travel Plan were submitted with the application and assessed by the Transportation team. The analysis shows that the development will not have a significant impact on the highway network. The most recent 5 years of accident data has been assessed and there are no safety concerns related to the current design of the highway network around the development site. The site is accessible by public transport, it is served by a regular bus service and the bus stops are located within an acceptable walking distance of the site Core Strategy Policy CS9 details the requirements for contributions towards major highway schemes which the Council is progressing for implementation through the Sheffield City Region Investment Fund and 'proposals will be supported which improve the efficiency of, and key connections to, the internal road, strategic road and motorway networks'. The Council has assessed the cumulative impact of all development sites (AECOM Report) and developed a methodology for determining the level of funding that is required from each sites which impact upon a number of SCRIF projects, including the Hatfield Link Road. As such, the Transportation consider that a contribution is required towards Hatfield Link Road. Based on the information in Table 5.5 it is assumed that 18% of the development flows are not local and will therefore, use the new link road. This will result in around 21 trips using the link road which equates to a contribution of 88,099. The revised Travel Plan also commits to providing a Returnable Transport Mitigation Bond to ensure that the measure outlined in the Travel Plan are adhered to. The Travel Plan will be subject to condition A Viability Assessment has been submitted and assessed by an independent consultant. The consultant states that the scheme is capable of providing this figure and remaining viable, this is not agreed by the developer. Therefore, it has been agreed that in order that the scheme can commence, viability would be reviewed at a later date, this would be at the halfway mark of the development, or after 5 years. This would enable actual sales figures and profit levels to be assessed at this point. If shown to be viable at this stage, the monies would be provided, if it is shown to be unviable then the money would not be provided. Paragraph 205 of the NPPF states that where planning obligations are being sought or revised, local planning authorities should take account of changes in market conditions over time and wherever appropriate, be sufficiently flexible to prevent planned development being stalled. Affordable Housing 8.20 The National Planning Policy Framework (NPPF) advises that there should be a presumption in favour of sustainable development and that new housing should enhance and maintain the quality of life in neighbourhoods by being well designed, sustainably located and meet the needs of the local population. Section 6 further states that to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should plan for a mix of housing based on current and future demographic trends and the needs of different groups in the community Policy CS 12 of the Council's Core Strategy relates to housing mix and affordable housing, stating that new housing developments will be required to include a mix of house size, type, price and tenure to address the identified needs and market demand to support mixed communities. It further states that in terms of delivering affordable housing this can be delivered under various measures listed as criteria 1-5, criterion 1 states that housing sites of 15 or more houses will normally include affordable houses on-site with proportion, type and tenure split reflecting the latest Strategic Housing Market Assessment except where a developer can justify an alternative scheme in the interests of viability.

9 8.22 As stated above, a Viability Assessment was submitted and assessed by an independent consultant who stated that the developer should not be required to provide any affordable housing on site. It should however be noted that Gleeson, as part of their section 106 offer, will make available a minimum of 34 No 2 and 3 bed semi-detached units via "Help to Buy" or Gleeson's own shared equity product. They have also indicated that they would be willing to offer nomination rights to the council in respect of these 34 units. Therefore, whilst not providing the policy requirement, this is backed by a viability assessment and an alternative method to ensuring the homes are 'affordable'. The financial consultant also recommends to the Council that if planning permission is granted, the scheme finances should be monitored in terms of sales revenues so that any increase in viability can be clawed back by the Council should the actual sales revenues increase from those proposed by Gleeson. Public Open Space 8.23 Stainforth is deficient in informal open space, formal open space and public parks. Given the proposal is in an area deficient in 3 of the 5 types of measured open space and the development site incorporates an open space in need of significant improvements. A 15% commuted sum is requested in accordance with UDP policy RL4. The contribution should contribute toward improvements on the open space immediately adjacent to the proposal to create an area suitable for children's play The developer is keen to carry out works to the open space to a value of 29, which equates to 15% of the land value, hence the inclusion within the application site boundary. However, the equipment shown does not meet with the community requirement, and Ward Members are keen to ensure that value for money is obtained and the works are carried out. The Neighbourhood Manager has confirmed that other Section 106 funds are available to add to the project to ensure that the correct equipment is provided. Therefore, this matter is still being negotiated and the outcome will be verbally presented to Members of Planning Committee. Either option will require the development to provide 15% of the land value in accordance with the policy, and this will need to be worded into a legal agreement. Summary and Conclusion 9.1 In summary the proposed development is considered to be an efficient use of a brownfield site which will bring about much needed regeneration to this part of Stainforth. The site is sustainably located, within close proximity to shops, services and public transport. The design and layout of the development is appropriate to the character of the surrounding area and will not compromise the amenities of occupiers of neighbouring dwellings. 9.2 No objections have been received from the Environment Agency and it is considered that the proposal meets with the Exceptions Test subject to condition. The proposal has been viability tested and whilst affordable housing has proven not to be viable on site, provision for Public Open Space and transport contributions can be provided, although this will be subject to review during the development to allow the development to commence.

10 10.0 HEADS OF TERMS MEMBERS RESOLVE TO GRANT PLANNING PERMISSION FOR THE PROPOSED DEVELOPMENT, SUBJECT TO THE CONDITIONS BELOW AND FOLLOWING THE COMPLETION OF AN AGREEMENT UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 IN RELATION TO THE FOLLOWING MATTERS: A) CLAWBACK AGREEMENT FOR AFFORDABLE HOUSING B) COMMUTED SUM OF 29, IN LIEU OF THE FULL PROVISION OF OPEN SPACE PROVISION ON SITE (OR WORKS TO THAT VALUE CARRIED OUT ON SITE) C) COMMUTED SUM OF 88,099 TO CONTRIBUTE TOWARDS THE HATFIELD LINK ROAD (FOLLOWING REVIEW PERIOD ON COMMENCEMENT OF 85TH DWELLING OR AFTER 5 YEARS, WHICHEVER IS SOONER) THE HEAD OF DEVELOPMENT MANAGEMENT BE AUTHORISED TO ISSUE THE PLANNING PERMISSION UPON COMPLETION OF THE AGREEMENT. The above objections, considerations and resulting recommendation have had regard to Article 8 and Article 1 of the First Protocol of the European Convention for Human Rights Act The recommendation will not interfere with the applicant s and/or objector s right to respect for his private and family life, his home and his correspondence. RECOMMENDATION Planning Permission GRANTED (Sec106) subject to the following conditions. 01. STAT1 The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Condition required to be imposed by Section 91(as amended) of the Town and Country Planning Act U45463 The development hereby permitted shall be carried out in complete accordance with the details shown on the amended plans referenced and dated as follows; Planning Layout - GH Rev D - Amended January 2016 GH Rev C 14 January 2016 Landscaping Masterplan - GH Rev C - Amended January 2016 POS Layout - GH Rev C 14 January dwelling type - 201/1F - July dwelling type - 202/1F - July dwelling type - 301/1G - July dwelling type - 302/1G - July dwelling type - 303/1E - July dwelling type - 304/1E - July dwelling type - 309/1E - Jun dwelling type - 310/1D - Oct dwelling type - 401/1G - July.10

11 403 dwelling type - 403/1H - July dwelling type - 404/1F - Oct Elevations (Rural 13) - 13/201-8 Rev C - July Elevations (Rural 13) - 13/202-9 Rev C - July Elevations (Rural 13) - 13/301-8 Rev D - July Elevations (Rural 13) - 13/302-9 Rev C - July Elevations (Rural 13) - 13/303-9 Rev C - July Elevations (Rural 13) - 13/ Rev C - July Elevations (Rural 13) - 13/ Rev C - Dec Elevations (Rural 13) - 13/ Rev C - Oct Elevations (Rural 13) - 13/401-9 Rev C - July Elevations (Rural 13) - 13/401-9 Rev B - July Elevations (Rural 13) - 13/404-9 Rev B - July S dwelling type floor plan 201/1F July Q dwelling type floor plan 202/1F July W dwelling type floor plan 301/1G July S dwelling type floor plan 302/1G July R dwelling type floor plan 303/1E July P dwelling type floor plan 304/1E July N dwelling type floor plan 309/1E June M dwelling type floor plan 310/1D October U dwelling type floor plan 401/1G July U dwelling type floor plan 401/1H July S dwelling type floor plan 404/1F October 2010 To ensure that the development is carried out in accordance with the application as approved. 03. U45468 The development permitted by this planning permission shall be carried out in accordance with the approved flood risk assessment (FRA) and the following mitigation measure as detailed within the FRA: 1. Finished floor levels are set no lower than 4.1m above Ordnance Datum (AOD) or 300mm above the adjacent road level, whichever is greater. The mitigation measure shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. To reduce the risk of flooding to the proposed development and future occupants. 04. FA02 All flood proofing resilience and resistance techniques shall be included in the extension as per the guidance issued by The Department for Communities and Local Government Improving the flood performance of new buildings May To ensure that the new extension is flood resilient.

12 05. MAT1 Before the development commences, details of the proposed external materials shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved materials. To ensure that the materials are appropriate to the area in accordance with policy CS14 of the Doncaster Core Strategy. 06. U45469 Before the development commences a detailed hard and soft landscape scheme shall be submitted to and approved in writing by the local planning authority. The hard landscape scheme shall provide details of boundary treatments, surface materials and lighting for all highway areas, footpaths, parking courts, driveways and space around dwellings. The soft landscape scheme should be designed in accordance with the Councils Development Guidance and Requirements SPD. It should provide details of species, nursery stock specification for all plant material in compliance with the Horticultural Trades Association National Plant Specification, siting, planting distances, details of staking/guying for all trees, details of tree pit size and design for the trees at the key junctions along Kingsway, a detailed management plan and programme of implementation. Thereafter the scheme shall be implemented and maintained in accordance with the approved scheme. Any tree or shrub planted as part of the scheme which is removed or severely damaged or is found to be dying or seriously diseased within five years of planting shall be replaced within the next available planting season with a tree or shrub as specified in the approved scheme. The landscape scheme shall include proposals for the area of public open space. To ensure that a landscape/planting scheme is submitted and implemented in the interests of amenity and in compliance with core strategy policy CS16: valuing our landscape. 07. U45470 Prior to the occupation of the development hereby approved, details of electric vehicle charging provision shall be submitted to and approved in writing by the local planning authority. Installation shall comply with current guidance/advice. The first dwelling shall not be occupied until the approved connection has been installed and shall be retained for the lifetime of the development. The development shall be carried out in accordance with the approved details. Nuisance dust and odour sections of the report should be reviewed by the relevant departments. Only ambient air quality requirements are covered by the above comments. To contribute towards a reduction in emissions in accordance with air quality objectives and providing sustainable travel choice in accordance with policies CS9 and CS18 of the Doncaster Council Core Strategy. 08. CON1 No development approved by this permission shall be commenced prior to a contaminated land assessment and associated remedial strategy, together with a timetable of works, being accepted and

13 approved by the Local Planning Authority (LPA), unless otherwise approved in writing with the LPA. a) The Phase I desktop study, site walkover and initial assessment must be submitted to the LPA for approval. Potential risks to human health, property (existing or proposed) including buildings, livestock, pets, crops, woodland, service lines and pipes, adjoining ground, groundwater, surface water, ecological systems, archaeological sites and ancient monuments must be considered. The Phase 1 shall include a full site history, details of a site walkover and initial risk assessment. The Phase 1 shall propose further Phase 2 site investigation and risk assessment works, if appropriate, based on the relevant information discovered during the initial Phase 1 assessment. b) The Phase 2 site investigation and risk assessment, if appropriate, must be approved by the LPA prior to investigations commencing on site. The Phase 2 investigation shall include relevant soil, soil gas, surface and groundwater sampling and shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a quality assured sampling and analysis methodology and current best practice. All the investigative works and sampling on site, together with the results of analysis, and risk assessment to any receptors shall be submitted to the LPA for approval. c) If as a consequence of the Phase 2 Site investigation a Phase 3 remediation report is required, then this shall be approved by the LPA prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters, the site must not qualify as contaminated land under Part 2A of the Environment Protection Act 1990 in relation to the intended use of the land after remediation. d) The approved Phase 3 remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. The LPA must be given two weeks written notification of commencement of the remediation scheme works. If during the works, contamination is encountered which has not previously been identified, then all associated works shall cease until the additional contamination is fully assessed and an appropriate remediation scheme approved by the LPA. e) Upon completion of the Phase 3 works, a Phase 4 verification report shall be submitted to and approved by the LPA. The verification report shall include details of the remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology. Details of any postremedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the verification report together with the necessary documentation detailing what waste materials have been removed from the site. The site shall not be brought into use until such time as all verification data has been approved by the LPA.

14 To secure the satisfactory development of the site in terms of human health and the wider environment and pursuant to guidance set out in the National Planning Policy Framework. This is required prior to commencement to ensure that the necessary mitigation measures can be put in place should any contamination be found. 09. CON2 Should any unexpected significant contamination be encountered during development, all associated works shall cease and the Local Planning Authority (LPA) be notified in writing immediately. A Phase 3 remediation and Phase 4 verification report shall be submitted to the LPA for approval. The associated works shall not re-commence until the reports have been approved by the LPA. To secure the satisfactory development of the site in terms of human health and the wider environment and pursuant to guidance set out in the National Planning Policy Framework. 10. CON3 Any soil or soil forming materials brought to site for use in garden areas, soft landscaping, filing and level raising shall be tested for contamination and suitability for use on site. Proposals for contamination testing including testing schedules, sampling frequencies and allowable contaminant concentrations (as determined by appropriate risk assessment) and source material information shall be submitted to and be approved in writing by the LPA prior to any soil or soil forming materials being brought onto site. The approved contamination testing shall then be carried out and verification evidence submitted to and approved in writing by the LPA prior to any soil and soil forming material being brought on to site. To secure the satisfactory development of the site in terms of human health and the wider environment and pursuant to guidance set out in the National Planning Policy Framework. 11. U45471 The development hereby granted shall not be begun 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. 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. 12. U45472 No development shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site, based upon sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development has been submitted in accordance with the approved detailed design, prior to the use of the development commencing. The scheme to be submitted shall demonstrate that the surface water

15 drainage system(s) are designed in accordance with the South Yorkshire Interim Local Guidance for SuDS. To prevent the increased risk of flooding; to ensure the future maintenance of the SuDS system, to improve water quality, habitat and amenity all in accordance with NPPF. This is necessary prior to development commencing as sustainable drainage is an integral part of the build process. 13. U45473 Unless otherwise approved in writing by the local planning authority, no construction of buildings or other structures shall take place until measures to divert or otherwise formally close the sewers and water mains that are laid within the site have been implemented in accordance with details that have been submitted to and approved by the local Planning Authority. In the interest of satisfactory and sustainable drainage and to maintain the public water supply. 14. U45474 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the local planning authority. Furthermore, unless otherwise approved in writing by the local planning authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works. To ensure that no surface water discharges take place until proper provision has been made for its disposal. 15. U45475 The development shall be carried out in accordance with the amended Travel Plan dated To ensure that the development complies with policy CS HIGH1 Before the development is brought into use, that part of the site to be used by vehicles shall be surfaced, drained and where necessary marked out in a manner to be approved in writing by the local planning authority. To ensure adequate provision for the disposal of surface water and ensure that the use of the land will not give rise to mud hazards at entrance/exit points in the interests of public safety. 17. HIGH3 Before the development hereby permitted is brought into use, the parking as shown on the approved plans shall be provided. The parking area shall not be used otherwise than for the parking of private motor vehicles belonging to the occupants of and visitors to the development hereby approved. To ensure that adequate parking provision is retained on site.

16 18. HIGH11 The development hereby approved shall not be brought into use until a crossing over the footpath/verge has been constructed in accordance with a scheme previously approved in writing by the local planning authority. To avoid damage to the verge. 19. U45476 Prior to the commencement of development, a Construction Management Plan shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. In the interests of highway safety. 01. ICON1 INFORMATIVE Prior to preparing any reports in support of conditions relating to land contamination, the applicant is strongly advised to refer to the document entitled Development on land affected by contamination. Technical Guidance for Developers, Landowners and Consultants. Yorkshire and Humberside Pollution Advisory Council. The document can be found at the following web address: on%203.2)_tcm pdf Or alternatively you can request a paper copy from the LPA. 02. IFP INFORMATIVE We recommend that the developer uses this opportunity to reduce the potential impact of flooding by raising floor levels wherever possible and incorporating flood proofing and resilience measures. Physical barriers, raised electrical fittings and special construction materials are just some of the ways to help reduce flood damage. Guidance on how to reduce flood damage can be found at the following websites:- Communities and Local Government: `Improving the flood performance of new buildings' - vingflood; Environment Agency: How to reduce flood damage - Department for Communities and Local Government: Preparing for floods -

17 od; Ciria: What to do if your property is flooded and how to minimise the damage from flooding - National flood forumwww.floodforum.org.uk/index.php?option=com_content&view=article&i d=8&itemid=4 03. IFWI INFORMATIVE At the time of this decision, the site has been identified as being within an area of medium or high flood risk, based on the Environment Agency's flood maps. Therefore, the applicant/occupants should consider registering for the Environment Agency's Floodline Warning Direct, by phoning Floodline on This is a free service that provides flood warnings direct by telephone, mobile, fax or paper. It also gives practical advice on preparing for a flood, and what to do if one happens. By getting an advanced warning it will allow protection measures to be implemented such as moving high value goods to an elevated level as well as evacuating people off site. 04. U09785 INFORMATIVE 1. Records indicate history of flooding in this area between 1947 and Records indicate site to be in Environment Agency Flood Warning Area. 3. Records indicate that this area may be susceptible to surface water flooding. Please see Environment Agency indicative SW Flood Maps Records indicate that properties in this area were subject to: * External area flooding. * Internal flooding but properties remained habitable. * Major internal flooding which caused property to be temporarily inhabitable. 5. 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 Finished floor levels should be set 300 to 600mm above potential flood water level (refer to DMBC Supplementary Planning Document for guidance). Min FFL recommended in this instance m AOD. 7. On Site Surface Water Management The site is required to accommodate rainfall volumes up to 1 in 100 year return period (plus 30% for climate change) whilst ensuring no

18 flooding to buildings or adjacent land. This can be achieved by providing additional space for water below or above ground. 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 +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. Allowances for climate change can be found in National Planning Policy FrameworkTechnical Guidance Document Table 5. If attenuation is to be put forward for adoption by the Sewerage Undertaker, it should be noted that they may only accept volumes up to a 1 in 30 year event by means of oversized pipes or underground tanks. Additional volumes up to 1 in 100 year + CC may therefore have to be provided elsewhere. The applicant should make early consultation with the sewerage undertaker where this applies. 8. Surface water drainage plans should include the following: * Rainwater pipes, gullies and drainage channels including cover levels. * Inspection chambers, manholes and silt traps including cover and invert levels. * Pipe sizes, pipe materials, gradients and flow directions. * Soakaways, including size and material. * Typical inspection chamber / soakaway / silt trap and SW attenuation details. * Site ground levels and finished floor levels. 9. If soakaways are to be used, volume design calculations should be undertaken to 1 in 30 year rainfall + 20% climate change standard. Ground percolation test results should be undertaken to ensure viability / correct sizing. Existing ground water levels should be noted. Where possible, soakaways should be positioned where accessible in soft landscaping and clear of paved areas because of the risk of ground settlement. Soakaways should not be used within 5m of buildings or within highway. Soakaways should not be used where the water table is in close proximity to the soakaway base at any time of the year (1m min clearance from water table recommended). Soakaway detailed design guidance is given in CIRIA Report 156 and BRE Digest 365. Inspection points should be included, to allow visibility of the base and incoming pipes and for de-silting. To prevent siltation, a sedimentation chamber (silt trap) upstream of the inlet should be included. Where possible these points should be within accessible distance (max 15m) to a jetvac tanker parked on hard standing.

19 10. Surface water drainage exceedance (flood route flow paths) or additional storage should be shown to demonstrate how surface water will be "controlled" on site without detriment to buildings and adjacent land when the capacity of the proposed surface water drainage system is exceeded by severe storms (up to 1 in 100 year + 20% climate change). Guidance on flood pathways can be found in BS EN 752. Overflow paths should be indicated by arrows on plan to demonstrate that flood escapes will flow away from buildings and neighbouring properties. 05. ING INFORMATIVE The developer's attention is drawn to the information provided by National Grid. The information may be found by viewing the consultation reply from the National Grid which is attached to the planning application on the Council's website. Please use the following link U09786 INFORMATIVE * Roads other than shared private drives shall be constructed to an adoptable standard and offered for adoption on completion under (the provisions) Section 38 of The Highways Act (1980). Engineering and surface water drainage details shall be submitted for inspection and approval in writing by the (Local Planning Authority) Highways Authority before works commence on site. * The proposed general layout shall be subject to Road Safety Audits in accordance with DMRB Volume 5 Section 2 Part 2 Road Safety Audit (HD 19/15). * To facilitate the proposed highway layout, a section of Public Highway is to be stopped up under Section 247 of the Town and Country Planning Act The stopping up must be carried out prior to commencement of development. * Works carried out on the public highway by a developer or anyone else other than the Highway Authority shall be under the provisions of Section 278 of the Highways Act The agreement must be in place before any works are commenced. There is a fee involved for the preparation of the agreement and for on-site inspection. The applicant should make contact with Malc Lucas - Tel as soon as possible to arrange the setting up of the agreement. * Doncaster Borough Council Permit Scheme (12th June 2012) - (Under section 34(2) of the Traffic Management Act 2004, the Secretary of State has approved the creation of the Doncaster Borough Council Permit Scheme for all works that take place or impact on streets specified as Traffic Sensitive or have a reinstatement category

20 of 0, 1 or 2. Agreement under the Doncaster Borough Council Permit Scheme's provisions must be granted before works can take place. There is a fee involved for the coordination, noticing and agreement of the works. The applicant should make contact with Paul Evans - p.evans@doncaster.gov.uk or Tel as soon as possible to arrange the setting up of the permit agreement. * Any alteration to the existing street lighting as a result of the new access arrangements will be subject to a costs which are to be borne by the applicant. Street lighting design and installation is generally undertaken by the Local Highway Authority. There is a fee payable for this service and the applicant should make contact with Fiona Horgan - Tel or Fiona.Horgan@doncaster.gov.uk regarding this as soon as possible. Further information on the selected DNO / IDNO together with the energy supplier will also be required as soon as possible as they directly affect the adoption process for the street lighting assets. * The developer shall ensure that no vehicle leaving the development hereby permitted enter the public highway unless its wheels and chassis are clean. It should be noted that to deposit mud and debris on the highway is an offence under provisions of The Highways Act * Whilst no information is given at this stage about the method of disposal of highway drainage, I am mindful of restrictions on surface water disposal and the emphasis on the use of sustainable solutions. I make this point as the use of a soakaway system has to be located outside the carriageway and at least 6m from any building may further affect the layout shown. It should be noted that a commuted sum of 5000 to be used towards the future maintenance costs of each highway drain soakaway, shall be paid to the Council, prior to the issue of the Part 2 Certificate. * Any trees to be provided in the public highway are to have a clear stem of 2m and require a commuted sum for maintenance purposes of 1500 per tree ( 300 pounds per annum for a period of 5 years) to be paid to the Council, prior to the issue of the Part 2 Certificate. * It should be noted that some 'street furniture and apparatus' may require moving in order to accommodate the proposed layout. All necessary agreements shall be obtained from the respective owners / undertakers prior to the works being undertaken. All costs associated with this shall be borne by the developer.

21 APPENDIX 1 Location Plan

22 APPENDIX 2 Site Plan

23 APPENDIX 3 Example Elevations

24