DONCASTER METROPOLITAN BOROUGH COUNCIL

PLANNING COMMITTEE - 8th March 2016

Application 1

Application Number:

14/02965/OUTM Application Expiry Date:

31st March 2016

Application Type:

Outline Planning Major

Proposal Description:

Outline application for the erection of 97 dwellings on approx. 3.37ha of land (approval being sought for access).

At: Land Off Westminster Drive Dunsville Doncaster

For: Faith Homes Ltd

Third Party Reps: A petition of 81 signatures in opposition, 46 representations in opposition and 1 representation of comment.

Parish: Hatfield Parish Council

Ward: Hatfield

Author of Report Nicola Elliott

MAIN RECOMMENDATION: Grant subject to Section 106 Agreement

Doncaster Road (A18)

Westminster Drive

1.0 Reason for Report

1.1 The application is being presented to Planning Committee as the proposal is a departure from the Development Plan and has generated significant public objection.

2.0 Proposal and Background

2.1 Outline planning permission is sought for the erection of 97 dwellings on approx. 3.37ha of land (approval being sought for access only). The site is located on land identified as Countryside Policy Area, as defined by the Doncaster Unitary Development Plan.

2.2 An indicative layout shows 97, two storey dwellings accessed from Westminster Drive. Only access is sought at this stage, with all other matters reserved. It is intended that the dwellings will be two storey mainly detached and semi-detached family dwellings built in brick with tiled roofs, designed to harmonise with the existing residential development to the east.

2.3 The proposal meets all Section 106 requirements, and also proposes to make a contribution to support the Unity (DN7) Initiative and the delivery of infrastructure for the benefit of the local communities.

2.4 The site itself is located to the west of an existing housing development at Westminster Drive, to the north of Doncaster Road (A18), and the entrance to Dunsville. The adjacent housing development comprises of detached, two storey family properties constructed from red brick with red tiled roofs. To the south are a collection of farm buildings. The proposed access would be served from Westminster Drive, and the road through Westminster Drive ends at this point. The countryside beyond is bound by a timber panel fence. The area is predominantly flat and there are a number of trees within the site, and around the boundaries. Electricity lines run along the north of the site.

3.0 Relevant Planning History

07/03936/FULMDecision: WDNDate Issued: 7th March 2008Erection of 126 dwellings with associated roads, footpaths and landscaping with access from Cathedral Court/Westminster Drive on approx 4.35ha of land

08/03383/OUTMDecision: Refused Date Issued: 18th February 2009Outline application for the erection of 126 dwellings on 4.35ha of land to include means of access (being resubmission of application withdrawn under ref:07/03936/FULM on 07.03.2008). Refused for the following reasons;

1 - The application site lies within the Countryside Policy Area as designated in the adopted Doncaster Unitary Development Plan. Policy ENV 4 thereof provides that within the Countryside Policy Area new residential development, other than infilling within settlements washed over by the Countryside Policy Area (subject to defined limitations) will not normally be permitted. The proposed development would represent a substantial encroachment of new development into open countryside protected by this policy and would harm the rural character of the area and its environment, contrary to the objectives

of Policy ENV4 which is reinforced by national planning guidance as set out in PPS7 'Sustainable Development in Rural Areas'. No special justification or circumstances have been demonstrated to warrant overriding the restrictions on development in the countryside in this case.

2 - In the opinion of the Local Planning Authority the proposed development, by reason of the location of the site and the proposed pedestrian access arrangements, would be poorly related to existing services in the locality, and likely to encourage short journeys by private car, contrary to national planning policy as set out in PPS1 'Delivering Sustainable Development' and PPG13 'Transport'.

3 - It is considered that insufficient information has been submitted to enable a proper assessment of the ecological implications of the proposed development and in these circumstances the Local Planning Authority is not satisfied that the proposals would be in accordance with the relevant nature conservation policies of the UDP, in particular ENV43 and ENV50 and the guidance set out in PPS9 'Planning for Biodiversity and Geological Conservation'.

4.0 Representations

4.1 The application has been advertised as a departure to the Development Plan in accordance with Article 13 of the Development Management Procedure Order by means of individual neighbour notification, press advertisement and site notices.

4.2 A petition of 81 signatures has been received in opposition.

4.3 46 representations have been received as a result, 45 in opposition. The comments made are as follows;

* Impact of further traffic onto A18 in terms of congestion and highway safety* Increased traffic on Westminster Drive and increased waiting times to access onto A18* Increase in number of children crossing to A18 * Lack of traffic calming measures in the vicinity* Inadequate access* Impact of construction traffic on the estate whilst during construction process* Noise during construction* Proposal is contrary to ENV 4, it is designated as Countryside Policy Area and Countryside Policy Protection Area* Impact on landscape and ecology* Surface water implications* The development would not be sustainable, it would encourage car journeys and place a strain on local infrastructure (schools and health care)* Spoil the rural character* The site is a greenfield site* The site does not benefit from clear and direct pedestrian links to bus stops and is a significant distance from key facilities* Since the application was received there has been a significant change reducing the routing and frequency of buses in and around the Hatfield * Traffic on the A18 is now worse than when the previous application was refused* Overlooking to the existing properties lining the eastern boundary* There is a bus stop opposite Westminster Drive providing a dangerous infringement on the required visibility splays* Traffic would increased by approximately 200-400 cars per day* Questions the accuracy of the traffic information

* Three storey houses would impede views* Development will be built on a natural pond, therefore the land is not suitable for development* Impact on Human Rights* Additional traffic lights are required* Alternative access may alleviate concerns* Insufficient school places* The DN7 Initiative will meet the housing needs of the area* Lack of notification of the application

5.0 Parish Council

5.1 The Town Council objects on the grounds of access and egress on to a busy main road for local amenities, increasing traffic volumes. There is also concern regarding the flooding risk if the natural pond on this site is filled in.

6.0 Relevant Consultations

Local Plans (Policy) - It is considered that the site is capable of forming a sustainable urban extension in terms of Core Strategy policy. Whilst the site was not supported as an Allocation in the Draft Sites and Policies DPD this was principally because the DN7 initiative was the preferred location for meeting the housing target. Core Strategy support for the Unity initiative (DN7) could be undermined by other housing developments permitted in and around Stainforth/Hatfield/Dunscroft/Dunsville but outside the Unity Initiative boundaries. However it is considered that the likely lead-in time for delivery of the link road and other infrastructure is such that the scale of the proposed housing development in this application would not undermine the likely plan period deliverable capacity of Unity but would complement it by helping to meet the Core Strategy target. Therefore subject to a S106 contribution that addresses the requirements of Policy CS2 and CS12 of the Core Strategy there are no development plan policy objections to this application from a policy point of view.

Education - The affected schools are Dunsville Primary School and Ash Hill Academy (Secondary). 21 primary school places would be required as a result of the development and no additional secondary places as the school can accommodate up to 323 additional places. As such, a contribution of £255,003 is required towards the creation of additional primary school places.

Transportation - Following the receipt of additional information including queue surveys and a 10 year future year assessment, the level of queuing and delay is not considered to be excessive. The junction with A18 and Westminster Drive is shown to operate satisfactorily with no congestion or queuing problems. There are objections from a Transportation point of view subject to a contribution to the West Moor Link Dualling of £89,162 and a Transport Improvement to ensure that the measures set out in the Framework Travel Plan are adhered to.

Highways Development Control - No objections, subject to condition and informatives.

South Yorkshire Passenger Transport Executive - As there are existing stops this development provides the opportunity to improve existing facilities providing a permanent shelter to encourage the use of more sustainable modes of transport. Upgrading the stops to shelters makes the facilities more useable as well as more visible to motorists which in turn should improve awareness of the potential hazard of people crossing the

road to catch the bus. The cost of upgrading both stops would be approximately £30k, although this depends on the exact works required.

Design Officer - Whilst the indicative masterplan is only illustrative at this stage, there are a number of concerns over the design as proposed which should be addressed in order to provide subsequent reserved matters applicants with an accurate reflection of an acceptable layout. The major concern with this site is its suitability in sustainability terms. It does not benefit from clear and direct pedestrian links to bus stops and is a significant distance from key local facilities that the majority of key facilities are located over 1km walk/cycle away from the site either in Dunscroft or Edenthorpe. The other main concern is the relationship to the surrounding countryside and landscape setting at the settlement edge. The scheme on the illustrative layout is inward looking and presents a hard linear urban edge to the surrounding countryside with no landscape mitigation / buffering proposed contrary to policy CS16(d). Exposed rear boundaries such as this also make the edge properties more vulnerable to burglary.

South Yorkshire Archaeology Service - No objections, subject to condition.

Environment Agency - No objections, subject to condition.

Yorkshire Water - No objections, subject to condition.

Internal Drainage Board - The Planning Application proposals lie within the Doncaster East IDB Drainage District but do not appear to propose any works within 9 metres of an Ordinary Watercourse nor discharge surface water into an Ordinary Watercourse. There appears to be no requirement for Consent from the IDB.

Drainage Engineer - No objections, subject to condition.

Tree Officer - No objections, subject to condition.

Ecologist - No objections following receipt of additional survey and confirmation that the oak tree within the site is to remain.

Natural England - No comments to make. POS Consultation - There is no open space or children's' play equipment within the Fields In Trust (FIT) guideline vicinity of the development. The location of the nearest equipped play area is at Dunsville Quarry Park over 750 metres away (linear distance). This is over three times the recommended FIT guideline distance of 240 metres. Given the above information it is important that the on-site provision is provided for, which is of adequate size and fit for purpose. Policy RL4 provides for a requirement of 15% on site provision of open space in deficient areas. An area of usable on-site open space, importantly equipped and suitable for children's play is therefore required in line with policy RL4.

Coal Authority - Consultation not required.

South Yorkshire Fire Officer - Access should be in accordance with Approved Document B Volume 2 Part B5 Section 16.2 16.11 and Table 20. Pumping appliances in South Yorkshire will weigh 26 tonnes. Table 20 references to pumping appliances should be read as 26 tonnes.

South Yorkshire Police Architectural Liaison Officer - The application is in outline and there is little to comment on. There is no information as to whether or not safety and

security have been considered. Consultation would be required at reserved matters stage.

Investment Team - No comments received.

National Grid - No comments received.

Northern Powergrid - No comments received.

Northern Gas Networks - No comments received.

Affordable Housing Officer - No comments received.

Pollution Control (Contaminated Land) - No objections, subject to condition.

Pollution Control (Air Quality) - The application falls under the threshold criteria for an Air Quality Assessment. Standard electric vehicle mitigation could however be requested as all development will impact on emissions in an area.

Public Rights of Way - No recorded public rights of way are affected by the proposals. The PROW team is not aware of any other claims across the land, however this does not preclude public rights of way being shown to exist at a later date.

Ward Members - Cllr Pat Knight - Westminster Drive is already a large cul-de-sac and putting more homes into this will make entering and exiting from the site even more difficult than it already is, especially at peak times. Better traffic Management is needed as a whole on the A18 as every road off here has to come back out, there are no alternatives. As Elected members we have been trying for some time to have some form of Traffic Lights to St Mary's Road and this is also needed at this junction. This is something that we will continue to push for, for the benefit of our residents in the Community.

A meeting was also held with Ward Members who raised concerns with regards to the impact on highway safety and congestion. It was also suggested that if approved, a commuted sum in lieu of onsite POS to Quarry Park would be appropriate.

7.0 Relevant Policy and Strategic Context

National Planning Policy Framework (NPPF);Principle 6 - Delivering a wide choice of high quality homesPrinciple 7 - Requiring Good DesignPrinciple 10 - Meeting the challenge of climate change, flooding and coastal change

Doncaster Core Strategy (CS);Policy CS1 - Quality of LifePolicy CS2 - Growth and Regeneration StrategyPolicy CS 3 - CountrysidePolicy CS12 - Housing Mix and Affordable Housing Policy CS14 - Design and sustainable constructionPolicy CS16 - Valuing our Natural EnvironmentPolicy CS 17 - Providing Green Infrastructure

Doncaster Unitary Development Plan;ENV 4 - Development in the Countryside Policy Area

RL 3 - Outdoor Playspace ProvisionRL 4 - Local Public Open Space Provision

8.0 Planning Issues and Discussion

8.1 The main issues are the principle of development and impact on the countryside, housing need, impact on highway safety and the network, education, public open space, design and layout, ecology, trees, flooding and drainage and archaeology.

Development in the Countryside and Housing Need

8.2 The application site lies in the Countryside Policy Area as defined in the saved policies of the Doncaster Unitary Development Plan (including its Proposals Map) and this proposal for housing development is therefore contrary to that Plan. The application has therefore been advertised as a Departure from the Development Plan accordingly.

8.3 However major housing growth at Stainforth/Hatfield/Dunscroft/Dunsville is required to support the delivery of the LDF Core Strategy which forms part of the statutory development plan and is a more up-to-date part of the development plan than the UDP.

8.4 Policy CS2 of the Core Strategy sets a plan period housing target of 1200 homes for the Potential Growth Town of Stainforth/Hatfield/Dunscroft/Dunsville.

8.5 Policy CS10 of the Core Strategy states that sufficient land will be provided to deliver the housing target and acknowledges that sustainable urban extensions will be necessary to deliver some of the target; Table 5 of the Core Strategy specifically acknowledges the need for new urban extensions to the Potential Growth Towns (including land currently designated Countryside Policy Area).

8.6 This housing target for Stainforth/Hatfield/Dunscroft/Dunsville is not unconditional, however Policy CS2 states: "Significant housing growth 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 coordinated delivery of jobs and infrastructure and tied to housing renewal and improvements to services."

8.7 The written justification to Policy CS2 (paragraph 3.25) makes clear that the economic development referred to here is the DN7 initiative and paragraph 3.27 states: "……….it is envisaged that at Stainforth/Hatfield housing growth will be coordinated/phased with the delivery of:

* Jobs and infrastructure including Hatfield Power Park and power station and M18 link road* Improvements to existing housing areas and local retail centres* Refurbishment of the railway station and the creation of a rail/bus/park and ride interchange; and* Sustainable flood risk mitigation"

8.8 Paragraph 3.28 of the Core Strategy states: "The principle and timing of the housing will be dependent upon delivery of the proposed infrastructure and jobs and should these not happen then housing growth on the scale proposed may not be supported. However it is envisaged that these will be able to proceed together in a coordinated way within a clearly deliverable framework such as a Neighbourhood Plan and/or a planning

application(s) subject to phasing conditions, legal agreement and funding contributions plan."

8.9 The Council has long supported the Unity Initiative (formerly DN7), which has now been approved in principle subject to the completion of a legal agreement. The Core Strategy housing target was envisaged to be located within the boundary of the DN7 initiative and this was reflected in Allocations proposed in the Submission Draft Sites and Policies DPD.

8.10 However the DPD is not now proceeding, the Core Strategy does not make allocations, and housing development to deliver the adopted Core Strategy housing targets cannot await the adoption of a new Local Plan. The application must therefore be considered against the existing statutory development plan.

8.11 It is considered that the site is capable of forming a sustainable urban extension in terms of Core Strategy policy. Whilst the site was not supported as an Allocation in the Draft Sites and Policies DPD this was principally because the DN7 initiative was the preferred location for meeting the housing target.

8.12 The main development plan policy issues therefore are:

* Is the proposal in conformity with Core Strategy Policy CS2?* Will the scale and location of the proposed housing development undermine delivery of the Unity Initiative (DN7) which is a supported project in the Core Strategy?

8.13 The applicant has stated that they wish to support the Unity Initiative (DN7) and the delivery of infrastructure for the benefit of the local communities (as set out in Policy CS2 and its justification) by contributing a sum of £150,000 through a S106 Agreement. The Core Strategy does not provide a formula for calculating what such a contribution would be and this is considered acceptable in the context of requirements for affordable housing, open space, education and any other planning obligations and other contributions put forward as part of other, similar applications. Clearly however the logic of the Policy is that major housing growth in this location is only justified by, and must be coordinated with, planned jobs and infrastructure provision. This sum is therefore considered to be of a scale and kind that tangibly helps deliver these Policy conditions for housing growth and is compliant with the Core Strategy.

8.14 Core Strategy support for the Unity initiative (DN7) could be undermined by other housing developments permitted in and around Stainforth/Hatfield/Dunscroft/Dunsville but outside the Unity Initiative boundaries. However it is considered that the likely lead-in time for delivery of the link road and other infrastructure is such that the scale of the proposed housing development in this application would not undermine the likely plan period deliverable capacity of Unity but would complement it by helping to meet the Core Strategy target. Despite the Unity project now having been approved subject to a legal agreement, it is considered that on the basis that Unity would be unlikely to deliver the whole Core Strategy target and that the two projects together would be unlikely therefore to exceed the Core Strategy housing target for the plan period.

8.15 The developer of Unity (Waystone) has suggested that the build out rate for Unity would be approximately 90 per annum, which would not provide the full Core Strategy of 1200 homes by the end of the plan period. The Council is currently finalising its Housing and Economic Land Availability Assessment (HELAA) through a stakeholder group that includes six members of the Home Builders Federation; they proposed, and it has been agreed by the Group, that a realistic average build out rate for Doncaster is 35 dwellings

per annum per outlet and that large sites (such as Unity) could have two outlets. Applying this rate to Unity from 2017 onwards would not deliver the Core Strategy target of 1200 homes. On the basis of the above evidence, approving the current application is unlikely therefore to result in the Core Strategy target being exceeded.

8.16 Policy CS12 of the Core Strategy requires the provision of affordable housing, normally on-site, with the proportion, type and tenure split reflecting the current Strategic Housing Market Area Assessment (currently 26% with a 74/26% social/intermediate split). This is to be included within the Section 106 Agreement.

8.17 Therefore subject to S106 contributions that address the requirements of Policy CS2 and CS12 of the Core Strategy, there are no development plan policy objections to this application.

8.18 With regard to the impact on the countryside, given the nature of the proposal, there will be an impact on the openness of the countryside as the development is an urban extension. However, the proposal is adjacent to existing development and will result in a continuation of the built form. The site is also a substantial distance away from the settlements of Edenthorpe and Kirk Sandall to prevent urban sprawl. It is therefore not conflict with policy CS 3 of the Core Strategy. There is also recognition in policy CS 3 that urban extensions on land previously designated as Countryside Policy Area will be required to meet the Borough’s housing and employment requirement, but these will be minimised through a strategy of promoting urban sites.

Highways and Transportation

8.19 Policy CS 14 lists quality, stability, safety and security of private property, public areas and the highway; and permeability as qualities of a successful place. The majority of local residents who have raised objection to the proposal comment on the impact of the proposal on road safety and congestion. It is noted in a number of representations that there is a concern that the development would lead to increased congestion from Westminster Drive in accessing Doncaster Road (A18). Residents believe that this would exacerbate existing queue times out of the estate. It is also noted that residents are concerned over pedestrian safety within the estate and also the safety of children playing. Concern has also been raised with regards to the danger associated with construction vehicles.

8.20 Highways Development Control have been consulted on the application and raise no concerns from a safety point of view with regards to the adequacy of the junction of the A18 and Westminster Drive. Only access is to be agreed at this stage, therefore further detail is to be assessed at a later stage. The Highways Officer has requested that Road Safety Audits be carried out, which will be secured through a condition, and the outcome can be incorporated within the final design. Parking provision will also be determined at reserved matters stage.

8.21 A Transport Assessment has been carried out, and subsequently amended to incorporate further queue surveys and a 10 year future year assessment further to the initial assessment of the proposal by the Transportation team and the comments of local residents and Ward Members. The revised assessment was submitted to the Transportation team for consideration. The queue surveys show a maximum delay of 48 seconds during the AM Peak hours and a maximum of 42 seconds in the PM Peak. The maximum number of vehicles queuing at any one time in the AM peak is 3 vehicles which was recorded at 8.20am. This level of queuing and delay is not considered excessive.

8.22 The junction capacity assessment in 2024 (with development flows included) shows the junction with A18 High Street and Westminster Drive to operate satisfactorily with no congestion or queuing problems. As such, based on this assessment therefore are no objections to this application from a Transportation point of view.

8.23 South Yorkshire Passenger Transport Executive have also been consulted on the application and have raised no objections to the proposal subject to a commuted sum being provided for improvements to existing bus stops. As there are existing stops along Doncaster Road, this development provides the opportunity to improve existing facilities providing a permanent shelter to encourage more sustainable modes of transport. It is also stated by that this would encourage the use of more sustainable modes of transport and upgrading the stops to shelters would make the facilities more useable as well as more visible to motorists which in turn should improve awareness of the potential hazard of people crossing the road to catch the bus.

8.24 One of the reasons for the refusal of the previous application on this site was due to the location of the site and the proposed pedestrian access arrangements, which would be poorly related to existing services in the locality, and likely to encourage short journeys by private car. Whilst this development is smaller than the previous application, it is in the same location and remains the same distance from facilities and services. There are facilities in walking distance, such as a health centre, shop and pharmacy. Enhancements to the bus stops could encourage the use of more sustainable travel, and there is a bus service to Hatfield/Thorne and Doncaster, offering a wider range of services, jobs and facilities. As such, it is not considered that this is a sufficient reason alone to refuse planning permission, particularly given that in urban form terms, the proposal is considered to be a sustainable urban extension to Dunsville, sitting alongside existing development, and within a Potential Growth Town. The proposal is also supported by a Travel Plan to encourage and promote the use of sustainable travel modes.

Residential Amenity

8.25 Policy CS 14 states that new development should have no unacceptable negative effects upon the amenity of neighbouring land uses or the environment. As the application is submitted in outline, only details of access have been provided. However, the indicative information submitted shows how properties could be accommodated on the site and whilst this layout is likely to change at reserved matters stage, it appears that minimum separation distances can be achieved between new properties and existing properties to the east of the proposed development site to prevent a significant loss of amenity due to overlooking or overshadowing, however this would be ensured at reserved matters stage. It is not considered that a density of approximately 28dph represents a high density scheme, therefore the proposed number of dwellings could be accommodated on site, bearing in mind on site Public Open Space is to be provided on site within the 3.37 hectares, which will increase the density to approximately 33dph, which again does not represent a high density scheme.

8.26 There may be some loss of amenity by virtue of the increase of traffic within the existing estate which will serve the proposed dwellings, which would have the most impact on residents of properties at the end of the Westminster Drive cul-de-sac at the point of access to the application site which currently experience few vehicular movements. However, the properties are sat back from the road, with front gardens and it is not considered that the traffic movements from an additional 97 properties would significantly affect residential amenity as not all cars would arrive and depart at the same time. The access would only serve the additional dwellings.

8.27 As such, it is considered that matters of residential amenity can be dealt with at reserved matters stage where layout and design will be considered.

Design and Sustainable Construction

8.28 Policy CS 14 of the Core Strategy requires all proposals in Doncaster to be of a 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. Good design is to be achieved through the design principles and quality standards set out within policy CS 14. Paragraph 56 of the NPPF states that the Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

8.29 Concern has been raised by the Design Officer in relation to the indicative design as proposed and considers that they should be addressed in order to provide subsequent reserved matters applicants with an accurate reflection of an acceptable scheme. Only an indicative masterplan has been provided at this stage, therefore the layout of the proposed development is able to change substantially from what is illustrated currently. Should the layout not be acceptable at reserved matters, then this can be addressed at this stage. It is not considered to be a sufficient reason to the refuse the application on matters which are still open for consideration at a later stage.

8.30 One of the key concerns raised by the Design Officer is the relationship od the development to the surrounding countryside and landscape setting at the settlement edge. The illustrative layout is inward looking and presents a hard linear urban edge to the surrounding countryside with no landscape mitigation/buffering. This would also leave exposed rear boundaries which could be more susceptible to burglary. Whilst this comment is noted, it is considered that there is potential for this to be addressed at reserved matters stage. As stated earlier in the report, even allowing for on site POS leaves a development density of approximately 33dph, therefore there is sufficient scope to alter the illustrative layout to accommodate the number of properties proposed to take these concerns into consideration.

8.31 A further concern is of the suitability of the site in sustainability terms in that the site does not benefit from clear and pedestrian links to bus stops and is a significant distance from key local facilities and that the majority of key facilities are located over a 1km walk/cycle away from the site. The likely increase in car use was a reason for refusal on the previous application. It is stated in an earlier section of this report that the proposal is considered to be a sustainable urban extension to Dunsville, which is an area that has been identified by the Core Strategy as being capable of providing significant housing growth. There are local facilities within Dunsville and the area is well served by public transport which is within walking distance of the site and proposed to be upgraded. It will also be requested through a condition that electric vehicle charging points are to be fitted to properties, in the interests of wider sustainability and air quality.

Archaeology

8.32 Policy CS15 of the Core Strategy is concerned with the historic environment, and seeks to ensure that Doncaster's historic environment will be preserved, enhanced and protected. South Yorkshire Archaeology Service have been consulted and it is considered that the site has archaeological implications. The South Yorkshire Sites & Monuments Record (SMR) details cropmarks in the field to the north of the application area. These are

thought to relate to former prehistoric/ Romano-British activity. The area immediately surrounding Dunsville contains some of the most extensive cropmark remains of the Iron Age/ Romano-British brickwork pattern field systems in South Yorkshire including to the north at Barnby Dun Common, to the west and south at Kirk Sandall Common and Long Sandall Common and to the east at Warren Farm and The Lings. Also recorded on the SMR adjacent to the application area, is a linear earthwork of unknown age and the findspot of a Roman coin. It is possible, therefore, that any prehistoric/ Romano-British activity extended into the application area. Recent evaluation at the site of a proposed lagoon at Sandall Grange, Dunsville indicated that geological and topographical conditions may also be factor in the extent of archaeological remains in this general area. Pockets of localised heavy clays formed in the lower lying areas of this landscape were habitually flooded and, consequently, appear to have been less favoured for use in the past. However, the nature, extent and state of preservation of any archaeological deposits and the extent of any relevant geological deposits which may be on site is currently unknown.

8.33 Any works associated with the development may, therefore, impact on any archaeological remains which are present. A scheme of archaeological work is required to ensure any remains present on this site are dealt with appropriately and are properly recorded as mitigation. In the first instance, an archaeological field evaluation will be required. The results of the initial evaluation should be submitted with the reserved matters application to inform the determination of the application and allow any detailed mitigation strategy to be agreed and conditioned. SYAS is satisfied that the necessary archaeological investigation can be secured by attaching a suitable planning condition.

Trees and Ecology

8.34 Policy CS16 of the Core Strategy is concerned with the natural environment and sets out requirements in respect of the impact of developments upon ecology and trees and hedgerows. Proposals will be supported which enhance ecological networks, as well as retaining and protecting appropriate trees and hedgerows, incorporating new tree, woodland and hedgerow planting. Policy ENV 59 seeks to protect existing trees. One of the previous reasons for refusal was that insufficient information had been submitted to enable a proper assessment of the ecological implications of the proposed development. This application is supported by an ecological assessment which has been assessed by the Council's Ecologist who was satisfied with the information provided but required further bat surveys. Further great crested newt surveys were also requested to be undertaken, which revealed that no newts were found in nearby ponds. Further clarification was required in relation to the oak tree within the site boundary as to whether or not it was a bat roost and the applicant confirmed that the tree was to be retained. As such, following the receipt of the further information, there are no objections to the proposal on ecological grounds subject to conditions for a Construction Environmental Management Plan and a condition to ensure the protection of nesting birds. Natural England were consulted and they had no comments to make. It is considered that this removes the third reason for refusal on the previous application.

8.35 A tree survey was submitted with the application, and whilst this did not meet with the approval of the Trees and Hedgerows Officer, it was felt that conditions relating to layout, tree protection and landscaping would be appropriate.

Flood Risk and Drainage

8.36 A site specific flood risk assessment has been submitted in accordance with policy CS 4 (C) of the Core Strategy and the NPPF, as the development site is located within Flood Risk Zone 1 and occupies an area of land greater than 1 hectare. The Environment

Agency have been consulted on the application and state that the proposal will only meet the NPPF if a condition is attached to ensure that finished floor levels are set no lower than 8m above AOD, flood resilience is designed into each property and Sustainable Drainage systems are utilised. The applicant's agent has confirmed acceptance of the floor levels and also confirms that this will not have a detrimental impact on the design of the proposal and its relationship with neighbouring properties as topographical information suggests that site levels are between 7.4 and 8.5m AOD. The EA also require a condition relating to a detailed surface water drainage scheme for the site to prevent the increased risk of flooding, to improve and protect water quality, to improve habitat and amenity and to ensure the future maintenance of the sustainable drainage structures. No objections have been received from the Council's own drainage team, acting as Lead Local Flood Authority in relation to surface water, subject to condition. The Internal Drainage Board state that the proposals lie within the Doncaster East IDB Drainage District but do not appear to propose any works within 9 metres of an Ordinary Watercourse nor discharge surface water into an Ordinary Watercourse. As such there appears to be no requirement for Consent from the IDB.

8.37 Yorkshire Water have also been consulted and although they state that the development activities may pose potential pollution risks to ground water, no objections are raised subject to condition and consultation with the EA, which has been carried out.

8.38 Concern has been raised by local residents that the development would be built on a natural pond. This pond is outside of the application site.

Public Open Space

8.39 Policy RL 4 of the Doncaster Unitary Development Plan states that the Borough Council will require the provision of local public open space, principally of benefit to the development itself, within new residential developments. Core Strategy Policy CS 17 states that proposals will be supported which have regard to local standards and opportunities, and help to address deficiencies, by making an appropriate contribution to sport, recreation and related community uses by providing suitable and appropriate, on-site (or an equivalent contribution towards off-site contribution).

8.40 Consultation has taken place with the Local Plans Team, who on consideration of the Green Space Audit state that there is no open space or children's' play equipment within the FIT guideline vicinity of the development. The location of the nearest equipped play area is at Dunsville Quarry Park over 750 metres away (linear distance). This is over three times the recommended FIT guideline distance of 240 metres. Given this information it is important that the on-site provision is provided for, which is of adequate size and fit for purpose. Policy RL4 provides for a requirement of 15% on site provision of open space in deficient areas. It is important to note that outdoor informal play space is not the same as open space. FIT define outdoor playing space as 'space which is available for sport, active recreation and or children's play, which is of a suitable size, and nature for the intended purpose and safely accessible and available to the general public'. An area of usable on-site open space, importantly equipped and suitable for children's play is therefore required in line with policy RL4.

8.41 On agreement of a design and layout, the developer will need to consider how to manage and maintain the open space. This will be agreed with the local planning authority. Possibilities for consideration include:

* adoption by the council (which would be accompanied by a commuted sum for maintenance

* equating to 15 times the annual maintenance cost of the green infrastructure assets);* retention by the developer accompanied by the establishment of a management and maintenance company or trust, (including legal agreement and covenant) or gifting to an established green space / open space trust, charity or Town / Parish Council.

8.42 Ward Members had previously advised that a commuted sum should be paid in lieu of POS to enhance Quarry Park. For the reason stated above, and in accordance with relevant planning policy, POS is recommended to be provided on site. This would also benefit the existing community in this part of Dunsville who would also be able to use the area. Affordable Housing

8.43 To accord with policy CS 12 of the Core Strategy, the scheme should provide 26% on site affordable housing, as more than 15 dwellings are proposed. The type and tenure split should reflect the latest Strategic Housing Market Assessment, except where a developer can justify an alternative scheme in the interests of viability. A viability appraisal has not been submitted, and the applicant's agent has confirmed acceptance of this policy requirement through a Section 106 Agreement.

Education

8.44 Policy CS 1 (A) of the Core Strategy states that as a means to securing and improving economic prosperity, enhancing the quality of place, and the quality of life in Doncaster, proposals will be supported which contribute to the Core Strategy objectives and in particular provide opportunity for people to get jobs, learn new skills, and have access to good quality housing, local services, sport, leisure, religious and cultural facilities. As such, the Education team have been consulted and have identified that the development would result in a requirement for 21 primary school places at Dunsville Primary School, and there is sufficient capacity at Ash Hill Academy for secondary school places. This is disputed by some local residents who state that Hungerhill is the relevant secondary school, however the Education team state the following;

'Dunsville primary school is the catchment area primary school which is referred to in the illustration. Secondary school was not mentioned as the catchment area secondary school Hungerhill in 2015 admitted circa 76% of catchment area pupils to year 7 and 56 non catchment area children. The 25 secondary children yielding from the development could be admitted as catchment area children to Hungerhill in future years and there are also available secondary school places at Ash Hill which is the link school for Dunsville Primary School. Hence the main pressure is on primary school places.'

8.45 Therefore, further to the Education team's advice that 21 primary school places are required, this equates to a commute sum payment of £255,003 is considered necessary and directly related to the development, as without this some there would be a deficiency in primary school places which would be a direct result of this development.

Section 106 Contributions

8.46 Paragraph 203 of the NPPF states that local planning authorities should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations. Planning obligations should only be used where it is not possible to address unacceptable impacts through a planning condition.

8.47 In paragraph 204 it is stated that planning obligations should only be sought where they meet all of the following tests;1.necessary to make the development acceptable in planning terms2.directly related to the development; and3.fairly and reasonably related in scale and kind to the development.These are the statutory tests as set out in the Community Infrastructure Levy Regulations 2010.

8.48 In terms of Section 106 contributions, it is recommended that the development provides the following which are all considered to meet with the above tests, as justified within this report;

* 26% on site affordable housing* 15% on site public open space with an agreed financial contribution towards future maintenance* A commuted sum of £89,162 towards the A630 West Moor Link dualling scheme* A returnable Transport Bond of £10,189.85* A commuted sum of £255,003 towards the provision of additional primary school places at Dunsville Primary School* A commuted sum of £150,000 towards future delivery of the DN7 project* A commuted sum (to be agreed with SYPTE) for the enhancement of bus stops to bus shelters

9.0 Summary and Conclusion

9.1 In summary the proposed development is a sustainable urban extension to Dunsville that will contribute towards the provision of housing growth within a Potential Growth Town, as supported by the Core Strategy. The development will support the co-ordinated delivery of jobs and infrastructure in offering a financial contribution towards the Unity Initiative (DN7) which will benefit local communities. The application site sits alongside existing housing development and will provide a continuation of the urban form, without significantly compromising the character of the countryside. It is considered that the development would sit alongside the Unity project which has approval in principle but is not considered to be likely to exceed the full plan target of 1200 homes within the plan period. As such, an additional 97 dwellings would not result in an over provision.

9.2 Whilst the concerns of local residents in relation to the increase in traffic congestion and resultant impact on road safety are noted, there are no objections from a highway or transportation point of view. Further to the relevant surveys being submitted, the level of queuing and delay at the junction of Westminster Drive and Doncaster Road is not considered excessive and the junction capacity assessment in 2024 the junction with A18 High Street and Westminster Drive to operate satisfactorily with no congestion or queuing problems. The development will also make a contribution towards the West Moor Dualling Scheme, which is a major highway scheme thus improving the highway network. The site is located within close proximity to bus stops which are recommended to be upgraded as a result of this application, therefore increasing their presence and encouraging use.

9.3 The Education team have confirmed that, subject to a contribution for primary school places, the development would not result in a deficit of school places, and there is no requirement for secondary school places. The scheme will also provide the full 26% affordable housing requirement on site, as well as 15% on site provision of public open space.

9.4 No objections have been received from the Environment Agency, Yorkshire Water or the Council’s Drainage team subject to appropriate conditions, the site is also located within Flood Risk Zone 1.

9.5 On balance the proposed development is considered acceptable, subject the signing of a Section 106 Agreement and to adherence to the attached conditions.

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) 26% ON SITE AFFORDABLE HOUSINGB) 15% ON SITE POS WITH AGREED FINANCIAL CONTRIBUTION TOWARDS FUTURE MAINTENANCEC) COMMUTED SUM OF £89,162 TO CONTRIBUTE TOWARDS THE HATFIELD LINK ROADD) RETURNABLE TRANSPORT BOND OF £10,189.85 E) COMMUTED SUM OF £255,003 TOWARDS THE PROVISION OF ADDITIONAL PRIMARY SCHOOL PLACES AT DUNSVILLE PRIMARY SCHOOLF) A COMMUTED SUM (TO BE AGREED) FOR THE ENHANCEMENT OF BUS STOPS TO BUS SHELTERSG) A COMMUTED SUM OF £150,000 TOWARDS FUTURE DELIVERY OF THE DN7 (UNITY) PROJECT

THE HEAD OF PLANNING BE AUTHORISED TO ISSUE THE PLANNING PERMISSION UPON COMPLETION OF THE AGREEMENT.

RECOMMENDATION

Planning Permission GRANTED (Sec106) subject to the following conditions.

01. STAT2 The development to which this permission relates must be begun not later than whichever is the later of the following dates:- i) The expiration of three 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 different dates the final approval of the last such matter to be approved. REASONCondition required to be imposed by Section 92 (as amended) of the Town and Country Planning Act 1990.

02. STAT3 In the case of the reserved matters, application for approval must be made not later than the expiration of three years beginning with the date of this permission. REASONCondition required to be imposed by Section 92(as amended) of the Town and Country Planning Act 1990.

03. U45418 Approval of the details of the appearance, landscaping, layout and scale (hereinafter referred to as reserved matters) shall be obtained from the Local Planning Authority before the commencement of any works. REASONThe application is in outline and no details having yet been furnished of the matters referred to in the outline they are reserved for subsequent approval by the Local Planning Authority.

04. 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.REASONTo ensure that the materials are appropriate to the area in accordance with policy CS14 of the Doncaster Core Strategy.

05. U45742 Prior to the submission of any reserved matters application, an archaeological evaluation of the application area will be undertaken in accordance with a written scheme of investigation that has been submitted to and approved in writing by the local planning authority. Drawing upon the results of this field evaluation stage, a mitigation strategy for any further archaeological works and/or preservation in situ will be approved in writing with the local planning authority and then implemented.REASONTo ensure that the site is archaeologically evaluated in accordance with an approved scheme and that sufficient information on any archaeological remains exists to help determine any reserved matters and to comply with policy ENV38 of the Doncaster Unitary Development Plan.

06. 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 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 post-remedial 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.REASONTo 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.

07. 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. REASONTo 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.

08. U45743 No development shall take place (including any ground works or site clearance) until a construction environmental management plan (CEMP Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP Biodiversity shall include the following.1. The results of a pre construction protected species survey of the scrub within 20m of the site boundaries.2. The reasonable avoidance measures that will be followed throughout the development period to ensure protected species are not negatively impacted.The approved CEMP shall be adhered to and implemented throughout the construction period in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority.REASONIn line with Core Strategy Policy 16 to ensure the ongoing ecological interests of the site are maintained.

09. U45744 No removal of hedgerows, trees or shrubs shall take place between 1st March 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest of site. Any such written confirmation should be submitted to the local planning authority.REASONIn line with Core Strategy Policy 16 to ensure nesting bird are not harmed by the development.

10. U45745 Notwithstanding the illustrative layout shown on Drawing No. 014/099/1 dated October 2014, the layout of the proposed development shall be based on the principle of ensuring realistic long-term retention of all sound and healthy trees within and overhanging the site. The siting of any proposed building, carriageway, path, wall, service run, and built or excavated earthwork shall be based on the tree survey commissioned in accordance with British Standard 5837: 2012 Trees in Relation to Design, Demolition and Construction - Recommendations and shall give full regard to the root protection area, shading potential and future growth of each tree and the aspect and topography of the site.REASON: To ensure that appropriate trees are retained and given due consideration in site planning in compliance with core strategy policy CS16: Valuing our Natural Environment.

11. U45746 Prior to the commencement of the development hereby granted a scheme for the protection of all retained trees that complies with section 6.2 of British Standard 5837: 2012 Trees in Relation to Design, Demolition and Construction - Recommendations shall be submitted to and approved in writing by the Local Planning Authority. Tree protection shall be implemented on site in accordance with the approved details and the local planning authority notified of implementation to approve the setting out of the tree protection

scheme before any equipment, machinery or materials have been brought on to site for the purposes of the development. Thereafter, all tree protection shall be maintained in full accordance with the approved details until all equipment, machinery and surplus materials have been removed from the site, unless the local planning authority gives its written approval to any variation. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the Local Planning Authority.REASON: To ensure that retained trees are protected from damage during construction in the interests of amenity and environmental quality and compliance with Core Strategy policy CS16: Valuing our Natural Environment.

12. U45747 Prior to the commencement of the development hereby approved full details of the scheme of soft landscaping shall be submitted to the Local Planning Authority which shall include details indicating the planting location of all trees and shrubs; a schedule including the nursery stock specification for all shrubs and trees in compliance with British Standard 3936: Part 1: 1992 Specification for Trees and Shrubs and planting density/numbers; a detailed specification for tree pit construction that utilises a professionally recognised method of construction to provide the minimum rooting volume set out in the Council's Development Guidance and Requirements supplementary planning document and a load-bearing capacity equivalent to BS EN 124 Class C250 for any paved surface above; a specification for planting including details of tree support, tree pit surfacing, aeration and irrigation; a maintenance specification and a timescale of implementation. Thereafter, the landscape scheme shall be implemented in full accordance with the approved details. Any tree or shrub planted as part of the scheme that is removed or is found to be dying, diseased or seriously damaged within five years of practical completion of the planting works shall be replaced during the next available planting season in full accordance with the approved scheme, unless the local planning authority gives its written approval to any variation. REASONTo ensure that a landscape scheme is implemented in the interests of environmental quality and compliance with Core Strategy policy CS16: Valuing our Natural Environment.

13. U45748 The development permitted by this planning permission shall be carried out in accordance with the approved flood risk assessment (FRA) and the following mitigation measures detailed within the FRA:

1. Finished floor levels are set no lower than 8m above Ordnance Datum (AOD).2. Flood resilience is designed into each property.3. Sustainable Drainage systems are utilised

The mitigation measures 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.

REASON1. To reduce the risk of flooding to the proposed development and future occupants.2. To reduce the impact of flooding.3. To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site.

14. U45749 No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme to be submitted shall demonstrate:o Surface water drainage systems are designed in accordance with CIRIA C697 and C687 or the National SuDS Standards, should the latter be in force when the detailed design of the surface water drainage system is undertaken.o Limiting the discharge rate generated by all rainfall events up to the 100 year plus 30% (for climate change) critical rain storm ideally to greenfield rates for the site but as a minimum so that it will not exceed the run-off from the undeveloped site and will not increase the risk of flooding off-site.o Provision of surface water run-off attenuation storage in accordance with the requirements specified in 'Science Report SC030219 Rainfall Management for Developments'.o Detailed design (plans, network details and calculations) in support of any surface water drainage scheme, including details on any attenuation system, and the outfall arrangements. Calculations should demonstrate the performance of the designed system for a range of return periods and storm durations inclusive of the 1 in 1 year, 1 in 2 year, 1 in 30 year, 1 in 100 year and 1 in 100 year plus climate change return periods.o Details of how the on-site surface water drainage systems shall be maintained and managed after completion and for the lifetime of the development, to ensure long term operation to design parameters.REASONTo prevent the increased risk of flooding; to improve and protect water quality; to improve habitat and amenity; and to ensure the future maintenance of the sustainable drainage structures.

15. U45751 Unless otherwise agreed in writing by the local planning authority , no building or other obstruction shall be located over or within 4.0 metres either side of the centre line of the sewer, which crosses the site.REASONIn order to allow sufficient access for maintenance and repair work at all times.

16. U45752 The site shall be developed with separate systems of drainage for foul and surface water on and off site.REASONIn the interest of satisfactory and sustainable drainage.

17. U45753 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.REASONTo ensure that the development can be properly drained.

18. U45754 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 .REASONTo ensure that no surface water discharges take place until proper provision has been made for its disposal.

19. U45755 Within 6 months of first occupation of the development hereby approved, a full Travel Plan shall be submitted to and approved in writing by the local planning authority.REASONIn the interests of sustainable travel in accordance with policy CS 9 of the Doncaster Council Core Strategy.

20. 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.REASONTo 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.

21. 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.REASONTo ensure that adequate parking provision is retained on site.

22. U45757 No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:i. the parking of vehicles of site operatives and visitors ii. loading and unloading of plant and materials iii. storage of plant and materials used in constructing the development iv. the erection and maintenance of security hoarding

v. wheel washing facilities vi. measures to control the emission of dust and dirt during construction vii. a scheme for recycling/disposing of waste resulting from demolition and construction worksREASONIn the interests of highway safety.

23. U45759 The site layout shall be subject to Road Safety Audits in accordance with DMRB Volume 5 Section 2 Part 2 (HD 19/03).REASONIn the interests of highway safety.

24. U45760 Detailed engineering drawings for the site shall be submitted to and approved in writing by the local planning authority for inspection and approval before works commence on site.REASONIn the interests of highway safety.

25. U45761 Prior to the first occupation of the dwellings at the development, necessary infrastructure for Electric Vehicle Charging shall be provided to each dwelling (not including the apartments). Necessary infrastructure for each plot comprises the provision of one standard 3-pin 13amp single household plug and socket along with associated cabling and mains electric household supply to each dwelling only. Any additional infrastructure requirements would be the responsibility of future residents to provide directly in line with evolving technology on electric cars and associated electric vehicle charging.REASONTo ensure the scheme accords with paragraph 35 of the NPPF, the Development Guidance and Requirements Supplementary Planning Document and the West Yorkshire Air Quality and Emissions Technical Planning Guidance.

01. ICON1 INFORMATIVEPrior 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:

http://www.doncaster.gov.uk/Images/YAHPAC%20Guidance%20(version%203.2)_tcm2-80031.pdf

Or alternatively you can request a paper copy from the LPA.

02. U09849 INFORMATIVE

1. 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.

2. Surface water drainage design calculations should be provided to 1 in 30 year + 30% climate change standard without flooding. Drainage calculations should include all relevant data including design criteria, design tables and simulation results.

3. If soakaways are to be used, volume design calculations should be undertaken to 1 in 30 year rainfall plus 30% climate change standard. Ground percolation test results should be undertaken to ensure viability / correct sizing. Existing groundwater 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. Soakaway and cellular storage should be lined with geotextile material. Vertical 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.

4. 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 + 30% 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.

5. Watercourse consent may be required by the applicant from the Local Internal Drainage Board for any works on the watercourses adjacent to / crossing the site.

03. U09852 INFORMATIVEWorks 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 1980. 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 01302 735110 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 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 - Email: p.evans@doncaster.gov.uk or Tel 01302 735162 as soon as possible to arrange the setting up of the permit agreement.

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 Mel Malee - Tel 01302 735109 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.

Access arrangements including shared private drives should conform to Approved Document B Volume 1 Part B5 Sect. 11.2 - 11.5 inc. They should be constructed to withstand a minimum carrying capacity of 26 Tonnes without deflection.

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 on the highway is an offence under Section 148 of The Highways Act 1980.

Any trees to be provided in the public highway 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.

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.

04. U09853 INFORMATIVEACCESS FOR FIRE APPLIANCESAccess should be in accordance with Approved Document B Volume 2 Part B5 Section 16.2 16.11 and Table 20.Pumping appliances in South Yorkshire will weigh 26 tonnes. Table 20 references to pumping appliances should be read as 26 tonnes.

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 1998. 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.

APPENDIX 1 – Location Plan

APPENDIX 2 – Illustrative Site Plan