Doncaster Metropolitan Borough Council Planning

DONCASTER METROPOLITAN BOROUGH COUNCIL

PLANNING COMMITTEE - 28th July 2015

Application 1

Application 14/02665/OUTM Application 9th February 2015 Number: Expiry Date:

Application Outline Planning Major Type:

Proposal Hybrid Planning Application: Description: Outline application for residential development comprising of up to 375 houses (Class C3) and public house (Class A4) with associated access, landscaping and public open space (Approval sought for Acess) Full application for creation of temporary access and enabling earthworks to create development platform

At: Site At Former Yorkshire Main Colliery, Broomhouse Lane, Balby Doncaster

For: Harworth Estates - FAO Mr S Ashton

Third Party Reps: 2 Parish: Edlington Town Council

Ward: Edlington And Warmsworth

Author of Report Mark Sewell

MAIN RECOMMENDATION: GRANT Subject to s106

1.0 Reason for Report

1.1 The submitted hybrid planning application seeks outline permission for a residential development of up to 375 houses, a public house and associated landscaping and public open space, as well as full permission for the creation of a temporary access and enabling earthworks to create a development platform.

1.2 The application is being presented to the Planning Committee as it represents a departure from the Development Plan.

2.0 Proposal and Background

2.1 The application site is located approximately 1 kilometre to the north east of the centre of New Edlington village and a similar distance to the south of Warmsworth. Together with the adjoining UK Coal land, it forms a roughly triangle in shape, bounded on the north side by the embankment of a disused railway, on the south east by Broomhouse Lane and on the west by Lord's Head Lane.

2.2 The site extends to approximately 10 hectares and forms part of the former Yorkshire Main Colliery. There were previously spoil heaps and extensive railway sidings on the land, together with an engine house. It is understood that the railway tracks and engine house were removed in the 1980's. During the mid 1990's, after the closure of the colliery, tip washing operations were undertaken to recover coal, and then land re-grading works were carried out to create a development platform.

2.3 The northern part of the site has been formed into a ridge, planted with trees as part of the restoration programme, which reaches an elevation of about 16 metres above the general development platform level. Towards the south-eastern boundary there is a steep fall, averaging about 15 metres, down to Broomhouse Lane and this also is a heavily wooded area. The remainder of the site is relatively flat and is formed of colliery spoil with very limited colonisation by vegetation.

2.4 Although there is no conventional access to the site it is easily reached from an existing footpath which follows the old railway embankment. There is evidence of motorcycle activity and fly tipping, and in its present condition the site does not contribute positively to the character of the local landscape.

2.5 In its wider context, the site is somewhat detached from the existing residential areas of New Edlington and Warmsworth. Beyond the railway embankment to the north is a wooded area screening a small sewage treatment works, then open agricultural land south of Warmsworth. To the east is an extensive recreation area containing the cricket and football grounds and other playing fields of Yorkshire Main Miners' Welfare. To the south, beyond Broomhouse Lane, is restored and grassed former colliery land. The A1(M) runs at grade approximately 0.3 kilometre to the east of the eastern corner of the site. To the south-west, beyond Lord's Head Lane, is a storage compound forming part of the Polypipe industrial complex.

2.6 Previously, planning permission was granted on the site in 2007 for a mixed use development comprising residential and employment uses (B1, B2 and B8). The scheme resulted in nearly 25000 square meters of employment uses and 250 residential units. The approval was conditioned to ensure that at least 30% of the employment development was completed and ready for occupation before the commencement of construction of any of the dwellings. 2.7 Due to not being able to gain any interest from prospective employment occupiers, the site owners applied to remove the above restrictive condition in 2010 in an attempt to gain the interest of housebuilders and kickstart the development. The Council's investment team were consulted as part of this application, who confirmed that there was little interest in bringing forward the employment element of the proposal. Housebuilders were also reluctant to commit to the site as they would be reliant on a separate operator to carry out an amount of employment development before they could start work, which was seen as bringing an unacceptable level of risk. On this basis, the application was approved and the restrictive condition removed.

2.8 The outline consent was extended in 2012, allowing a further five years to submit reserved matters on the site.

2.9 The current outline application seeks to remove the employment element of the development proposals, seeking consent for up to 375 dwellings and a public house. Vehicular access to the site will be formed from Broomhouse Lane, whereas the previous proposal sought access from the narrower Lords Head Lane on the western side of the site.

3.0 Relevant Planning History

11/03441/EXTM - Outline application for mixed use development comprising residential and employment, B1,B2 and B8 uses on approximately 10.3 ha of land (being extension of time to planning application 07/03205/OUTM granted on 22.12.08) - Granted 8th May 2012

10/02342/WCC - Outline application for mixed use development comprising residential and employment, B1, B2 and B8 uses on approximately 10.3 ha of land (without compliance with condition 3 of planning permission 07/03205/OUTM granted on 22.12.08 - employment development). - Granted 21st March 2012

07/03205/OUTM - Outline application for mixed use development comprising residential and employment, B1, B2 and B8 uses on approximately 10.3 ha of land. - Granted 22nd December 2008

4.0 Representations

4.1 This application has been advertised in accordance with Circular 15/92 by way of site notice and a notice in the local press.2 representations have been received as a result of the consultation process. One representation states that the development should include an updated and improved road infrastructure being provided in the interests of highway safety. The second representation states that the development will result in further traffic on the already busy Broomhouse Lane, and that the amount of housing proposed will generate additional resources on a current infrastructure that is not able to cope adequately at the present.

5.0 Parish Council

Edlington Parish Council note that the proposed development would result in increased traffic on Lords Head Lane, which is a narrow road with no pedestrian facilities. They also note that the developer should help mitigate problems created as a result of the proposed development by making financial contributions towards improvements/safety measures on Lords Head Lane, the provision of additional school places and the provision of additional health/general practice facilities.

6.0 Relevant Consultations

DMBC Transport - no objections in terms of the Transport Statement provided. In terms of the Travel Plan, request that a Bond is provided to ensure that the targets within the Travel Plan can be met, and if not the funds would be used to provide further sustainable measures. DMBC Built Environment - Originally raised concerns with the submitted layout. Following these comments the applicants simplified the proposals and updated the Design and Access Statement. A condition is recommended for a detailed design guide to inform any subsequent reserved matters applications. Environment Agency - no objections subject to conditions relating to flood risk and ground condition Severn Trent - no objections subject to drainage conditions DMBC Trees and Hedgerows - no objections subject to condition DMBC Transport - no objections to the Transport Assessment and impact on the highway network. Would require a commitment to monitoring of the Travel Plan and a Transport Improvement Bond put forward. Also would seek a contribution to bus services South Yorkshire Passenger Transport Executive - note that the site is poorly linked to public transport, seek a contribution to provide or extend existing bus services to the site. DMBC Ecology - Initially sought additional information. Following meeting with consultants, measures and amendments to scheme agreed. Updated comments awaited. DMBC Drainage - no objections subject to conditions. DMBC Pollution Control - initially requested additional information. Following receipt no objections subject to condition for Phase 2 assessment to be provided. DMBC Local Plans Team (POS) - state that the indicative layout as shown does not provide sufficient open space for children's play.

7.0 Relevant Policy and Strategic Context

7.1 National Planning Policy Framework (NPPF): Principle 6 Delivering a wide choice of high quality homes Princple 7 Requiring Good Design Principle 10 Meeting the challenge of climate change, flooding and coastal change

7.2 Doncaster Core Strategy (CS): Policy CS1 - Quality of Life Policy CS2 - Growth and Regeneration Strategy Policy CS12 - Housing Mix and Affordable Housing Policy CS14 - Design and sustainable construction Policy CS16 - Valuing our Natural Environment

7.3 Doncaster Unitary Development Plan (Adopted July 1998): Policy EMP2 - Employment Sites

8.0 Planning Issues and Discussion

The main issues in considering the application are;

The principle of development Design and layout Highways and Transport Natural Environment

Principle of Development

8.1 The application is being presented to the Planning Committee as it represents a departure from the Development Plan. The site is currently designated as an Employment Site in the UDP and is identified in saved Policy EMP 2 as a site where only Class B1, B2 and B8 uses will normally be allowed. As such the proposal for residential development on this site is contrary to the provisions of the saved policy.

8.2 That being said, the principle of residential development has already been accepted on this site under the previous mixed use consents, all be it for a lesser number of dwellings. The current application reflects the difficulties in gaining interest from employment end users to come to the site.

8.3 In terms of the loss of employment land, the NPPF (para 22) states that "planning policies should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose." "Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities".

8.4 At a local level, Policy CS5 of the Core Strategy is concerned with employment, and states that local employment sites will generally be retained for employment purposes with alternative uses being supported where the use is appropriate in terms of scale, design and location, will not adversely affect the efficient operation of adjacent employment land or uses and meets one of the following criteria: 1. it supports the employment uses located on the employment allocation; 2. is a specialist use which is appropriate to an employment site and cannot be located elsewhere; or; 3. has a mix of commercial and/or community uses that provides clear additional benefits. The policy goes on to state that in the production of subsequent Development Plan Documents (and proposals map) existing employment sites and allocations will be assessed to determine if they are more appropriate for either housing or mixed use developments.

8.5 The current UDP allocation is some 17 years old, and in that period the site has not been developed out for employment use. Planning permission for a mixed use development of up to 250 dwellings and 25000m2 of employment floorspace was granted on the site in 2008. As mentioned previously, a condition was imposed to ensure that at least 30% of the employment floorspace was completed before any dwellings could be constructed. The employment element of the previous consent was designed with a specific end user in site who had indicated that they would be willing to relocate to the site. This did not materialise, and the site owners did not have any other interest from potential employment occupiers. This resulted in the site owners applying to remove the restrictive condition to bring forward the housing element under application ref 10/02342/WCC, which was granted following evidence provided to show that the site had been marketed without success as developers were disinclined to develop the site due the restrictive nature of this condition.

8.6 The consent was extended under ref 11/03441/EXTM, however although the site has been marketed since the granting of that permission, there has been little interest due to changing economic circumstances and the development mix of employment and residential use. As such, it can be said that the prospect of the site coming forward for employment uses is limited, given the previous planning permissions and the amount of time the site has been marketed and laid dormant. On this basis, and in accordance with the provisions of the NPPF it is considered reasonable to consider alternative uses for the site, especially as there has been clear market signals that there is little appetite for employment uses here. It is also pertinent that the employment element of the existing consent only forms part of the whole site, with over half of the rest of the site being shown for residential uses.

8.7 Having established that there is little likelihood of the employment uses on the site coming forward, the next consideration is whether it is acceptable in principle for up to 375 dwellings to be located on this site. As mentioned above, there is already consent for 250 units here, however the employment element of the mixed use scheme supported the sustainability case for housing on this site, which is physically separated from the residential areas of Edlington .Without such a mix of uses, the site is a relatively more unsustainable location for housing alone although a larger housing scheme could make a better sustainability case than a smaller one if it provided for better public transport access, open space and affordable housing.

8.8 Under Policy CS2 of the Core Strategy, Edlington is defined as a RenewalTown. CS2 determines the scale of the housing allocation for each settlement or group of settlements. The Renewal Towns (including Edlington) allocation is up to 1660 dwellings (or 9% of the Borough allocation). Existing permissions include the existing permission on this site , Thompson & Dixon, and that for the Granby Estate which are all in Edlington and all large-scale. However, the scale of permissions in the other three Renewal Towns are small and this total permitted development together with existing UDP allocations (where development would be acceptable in principle) fall somewhat short of the Core Strategy allocation. Even allowing for allocations to come through the Thorne & Moorends Neighbourhood Plan in Moorends as set out in the (now withdrawn) Sites & Policies DPD the total Core Strategy allocation would not quite be reached. On this basis the proposal is capable of complying with Core Strategy Policy CS2 and as such is acceptable in principle. The full planing element of the application is in respect of forming the earthworks to accommodate the development and the formation of a temporary access to enable those works. As such there is no issue in principle with this element of the application.

Design and Layout

8.9 The outline element of the hybrid application is leaves all matters reserved excepting the means of access to be agreed. The applicants have provided an indicative layout has been provided with the planning application to demonstrate how a mix of up to 375 dwellings can be accommodated on the site.

8.10 Saved Policy PH11 of the Unitary Development Plan is applicable in this case, dealing generally with developments for housing, and more specifically with residential standards. The policies state that such proposals will be viewed in terms of their density and impact upon the character of their surroundings, their effect upon the amenities of neighbouring properties, as well as looking at issues of highway safety, parking, landscaping and general layout principles.

8.11 Similarly, Policy CS14 (Design and Sustainable Construction) of the Doncaster LDF Core Strategy sets out guiding design principles when dealing with new developments. The policy seeks to ensure that new housing developments will meet relevant Building for Life criteria.

8.12 The main site access to the site is proposed to be taken from Broomhouse Lane to the southeastern corner of the application site. Given the site levels in this area whereby the main road is set lower than the application site, the main access will have to be at a gradient of 1:20 to provide entry to the development area. The previously approved layout for the site showed the main access being formed from Lords Head Lane to the west of the site. This however is a narrow lane which is not ideal for vehicular traffic, and would have required improvements to make acceptable. The proposed access makes for a safer, more usable and prominent entrance to the site.

8.13 Within the site the proposed layout shows a main boulevard loop road providing the main street through the development, with a hierarchy of street types below including estate type roads and shared private drives. The proposed dwellings would be a mix of two, three and four bedroomed homes, envisaged to be generally two storeys in height, and with a mixture of parking solutions. A village square towards the centre of the site provides a focal point for the development as well as open space. The north western corner of the site is given over to open space, which would feature woodland trails and activity spaces.

8.14 It is appreciated that the application site is somewhat removed from the main settlement, and the indicative layout shows how the scheme makes use of existing links and provides new linkages. An existing cycle route which runs from Edlington along the northern boundary of the site will be linked to the proposed housing development, and a new pedestrian access to the west of the site will provide access to the adjacent playing fields. The Edlington Pit Wood Bridge over Broomhouse Lane will provide a new public cycle link from the existing cycleway to the Country Park to the south of the site.

8.15 The indicative masterplan as originally submitted was more detailed and akin to a full planning application. This raised a number of urban design issues, and was also felt to be too specific and potentially unrealistic in terms of what may be delivered by a housebuilder as part of a future reserved matters application. On this basis, the applicants simplified the masterplan which showed the main important design principles of the development. This included a clearer hierarchy of streets, key building locations, strategic pedestrian and cycle routes and open space / play areas.

8.16 Following the resubmission of these details, the Council's Built Environment Team have confirmed that they are now generally comfortable with the conceptual layout. A few detailed points in terms of planting and orientation of properties are raised, however it is recommended that a condition requiring more detailed guidance to be produced for subsequent reserved matters, being informed by the South Yorks Residential Design Guide, is imposed upon any consent.

8.17 In terms of POS onsite, the Councils Policy team state that the indicative layout does not provide sufficient space suitable for children's play. This point is agreed with, however given the layout is indicative and there would ample space within the site to provide the required amount of POS, it is considered that a condition to ensure its delivery in line with the requirements of policy RL4 and the Fields in Trust definition of outdoor playing space.

8.18 The applicants have provided few details in respect of the sustainable construction requirements of CS14, however a condition can be imposed to ensure that these details are agreed prior to the commencement of any works.

8.19 Overall, there are no objections to the scheme in terms of its indicative design and layout.

Highways

8.20 Policy T5 of the Unitary Development Plan is concerned with new developments and traffic / highways issues. The application is in outline form with only matters of access to be considered, in this case the proposed access arrangement on to Broomhouse Lane is to be agreed.

8.21 The site is shown to be accessed via a new access on to Broomhouse Lane, which will be located to the south east corner of the site boundary. As mentioned above, the access will have to be at a gradient of 1:20 due to the level difference between the main road and the much higher development site. A family pub is shown to be located adjacent to the entrance within the site.

8.22 Initial comments from the Highways Development Control Team raised concerns over certain aspects of the proposals. As with the comments around design, this was due to the level of detail provided within the indicative layout, which has since been simplified and resubmitted. The applicants have amended the gradient of the access from 1:15 to 1:20 in line with the comments received, whilst the other observations related to more detailed internal highway arrangements which are not shown on the more impressionistic revised indicative layout.

8.23 The applicants have provided a Transport Assessment and Travel Plan to demonstrate the impact of the proposed development upon the local highway network, and to provide mitigation measures to promote more sustainable travel methods.

8.24 Initial comments from the Transportation Team required that the T.A. provide more information in terms of committed developments within the surrounding area, to include the proposed public house within the assessment, and further details in respect of a junction assessment. The applicants updated the T.A. in line with the comments received, and no objections are made in regard of this. The assessment states that the development will generate some 220 vehicle trips in the morning peak period, and some 238 in the evening peak period. It is stated that offsite junctions were also assessed and shown to be able to operate well within capacity with the development fully occupied.

8.25 The submitted Travel Plan sets out how the site performs in relation to more sustainable travel methods, as well as making recommendations to ensure these methods are maximised. The Travel Plan recognises that the site is not well served by existing bus services, with the closest stops over a kilometre away on Broomhouse Lane. It is noted however that there are opportunities to cycle and walk to and from the site. The plan recommends that a Travel Plan Co-ordinator is appointed prior to the occupation of the site who will be responsible for the implementation and management of the travel plan process. The Travel Plan will set out targets to be achieved in respect of the percentage of trips made by the various forms of transport, and these targets will be reviewed. Sustainable travel information will be made available and distributed by the co-ordinator. The information submitted with the application states that funding will be made available to review the Travel Plan and to implement any mitigation measures should the targets within it not be met.

8.26 Both the Council's Transport team and the South Yorkshire Passenger Transport Executive have recommended that due to the location of the site and it poor public transport links that a contribution is made to ensure that a bus service operates from the site to Doncaster on an hourly frequency. It is also suggested that it may be possible to achieve a more effective means of servicing the site through the extension of an existing service which operates in the area.

Flood Risk and Drainage

8.27 As part of the application information, the applicants have submitted a Flood Risk Assessment. The Environment Agency, local drainage board, Yorkshire Water and the Council's Drainage Officer have also been consulted as part of the application process.

8.28 The site lies within Flood Zone 1 (low risk). Although in a low risk area, a Flood Risk Assessment is required due to the size of the site. The residential use is classified as 'More Vulnerable' development in the National Planning Practice Guidance, and is the highest vulnerability class proposed for the site. More Vulnerable development is an appropriate development type within Flood Zone 1.

8.29 The submitted Flood Risk Assessment sets out the potential sources of flooding on the site, the current existing drainage arrangements on and around the site, and looks at potential mitigation, management and disposal methods. The FRA concludes that the risk of flooding from rivers, groundwater, overland flow and sewers is considered to be low.

8.30 The FRA states that measures will be put in place to ensure that the risk of flooding to neighbouring areas is not increased as a result of the development. This includes a restriction on surface water run-off rates equivalent to the pre-development greenfield run- off rate. This will be achieved by on site attenuation. Surface water runoff is proposed to be discharged to perimeter drainage ditches, and will be managed through the use of SuDS where appropriate. .

8.31 The Environment Agency have raised no objections to the submitted FRA, and recommend conditions be imposed to ensure that a surface water drainage scheme is agreed and implemented, and that there is no development within 5 metres from the edge of any watercourse.

8.32 Both Severn Trent Water and the Council's Drainage team have also been consulted and raised no objections to the scheme on drainage grounds.

Ecology / Trees and Hedgerows

8.33 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.

8.34 The applicants have commissioned and provided an arboricultural survey as part of the planning application, the results of which show that whilst there has been a large amount of tree planting on the site since the cessation of the former use, very few mature specimens were recorded as the majority have been planted in the last 20 years. The majority of individual and group trees losses are deemed to be of low to moderate value, and could be mitigated by extensive new structured planting. The Council's Trees and Hedgerows Officer has not raised any objection to the application, recommending conditions be imposed to ensure a scheme for the protection of all retained trees is agreed, and that two good category oaks on the site are retained. .

8.35 Ecological information was submitted with the application, including an extended Phase 1 Habitat Survey. The Councils Ecologist initially responded, stating that the designation of 'bare ground' habitat over large areas of the site within the survey needs to be reassessed as it is considered that it contains large areas of open mosaic habitat. These would need to be more fully assessed and accounted for in respect biodiversity loss which would come about through development of the site. Following this response, the applicants consultants met onsite with the Council Ecologist to discuss the issues raised. Following this meeting, an addendum to the survey was submitted outlining what had been agreed. It was agreed at the meeting that there wasn't any intention to remove the area of woodland adjacent to Broomhouse Lane. It was also agreed that a review of the indicative masterplan showed that some of the open mosaic habitat could be incorporated into the site, particularly around proposed waterbodies and other peripheral areas in the north and north west of the site. Updated formal comments have not been received as yet, and will be provided to Members at the meeting if received.

S106 Contributions

8.36 Although in outline form with an indicative layout provided, the development would clearly result in more the 15 dwellings, the applicants showing up to 375 units indicatively. As such, in accordance with Policy CS12 of the Core Strategy, the development would be required to provide affordable housing to the level of 26% of units on site. In addition, requests have been made by the SYPTE to fund a regular bus service to the site, and from the Council's Education team in order to provide additional secondary school places at Balby Carr, which is close to capacity.

8.37 As part of the application, the applicants have carried out a Viability Assessment, which has been sent by the Council to be independently scrutinised. The assessment states that the scheme would not be able to fully support all of the s106 asks. The costs of remediating the site, building up the development platform and dealing with the level difference in providing an access on to Broomhouse Lane, coupled with the relatively low sales values in this area mean that the scheme is marginal. There is a balance of moneys available to be allocated for s106 requirements, however not at the full level requested by consultees.

8.38 National planning guidance states that where an applicant is able to demonstrate to the satisfaction of the local planning authority that the planning obligation would cause the development to be unviable, the local planning authority should be flexible in seeking planning obligations. Stalled schemes due to economically unviable requirements result in no development, no regeneration and no community benefit. The NPPF does state though that where safeguards are necessary to make a particular development acceptable in planning terms (such as environmental mitigation or compensation) the development should not be approved if the measurements required cannot be secured through appropriate conditions or agreements. In this case, the applicants have built into the cost of the development factors such as ground remediation, safe highway access, drainage solutions and onsite environmental mitigation. The NPPF calls for a balance between sustainable development which benefits the local community and realistic returns for land owners and developers, so that development is commercially viable. The development will help to bring forward a brownfield site which already has approval for a significant amount of housing, and is in line with the housing targets for the settlement. On this basis, and subject to consultation with local members on how the balance of 106 moneys would be best allocated to meet local needs, it is recommended that the scheme should be supported.

9.0 Summary and Conclusion

9.1 Given the above considerations, the proposed development is accordingly recommended for approval. Although the site is allocated for Employment uses, an extant permission capable of being implemented already allows for a substantial amount of housing. National planning policy states that where there is little prospect of employment uses coming forward on allocated sites, alternative uses should be judged on their merits and the long term protection of such allocations should be avoided in these cases. The applicants have been marketing the site for a number of years, and have amended the previous permission to gain interest from developers, however there has been no interest in bringing the site forward with the employment uses included.

9.2 The site will help to deliver housing in line with the Core Strategy targets for the settlement, and bring about regeneration of a brownfield site. The applicants have demonstrated that the scheme is not viable and capable of delivering all of the s106 asks requested, however this is set against the costs of bringing the site forward for development and the relatively low sales values in this area. Again, national planning policy states that a balance must be struck between sustainable development which benefits the local community and realistic returns for land owners and developers, so that development is commercially viable. Stalled schemes due to economically unviable requirements result in no development, no regeneration and no community benefit.

9.3 The scheme does not raise further technical which cannot be resolved by the imposition of conditions, and on that basis the development is recommended for approval subject to the signing of a s106 following consultation with the appropriate partners to identify the most benefit the development moneys can deliver for the scheme.

RECOMMENDATION

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

01. U43490 Outline application for residential development comprising of up to 375 houses (Class C3) and public house (Class A4) with associated access, landscaping and public open space (Approval sought for Acess)

02. 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.

REASON Condition required to be imposed by Section 92 (as amended) of the Town and Country Planning Act 1990.

03. 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. REASON Condition required to be imposed by Section 92(as amended) of the Town and Country Planning Act 1990.

04. U43491 Approval of the details of the appearance, landscaping and scale (hereinafter referred to as reserved matters) shall be obtained from the Local Planning Authority before the commencement of any works. REASON The 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.

05. U43492 The first submission of Reserved Matters for housing shall include a Design Guide to be approved by the Local Planning Authority, which shall be applied to all subsequent Reserved Matters submissions for all other units within the site. The guide shall follow the principles established in the Design and Access Statement, referenced (0403) DA-01 and dated March 2015. The Design Guide shall refer to and reflect the Council's existing design guidance, and cover the following key detailed design matters:

o Movement hierarchy and street types- the network of streets and car free routes and how these integrate into existing networks, using street sections and plans to illustrate the hierarchy, o Urban design principles- how the development will create a permeable and secure network of blocks and plots with well-defined, active and enclosed streets and spaces, o Legibility strategy- how the scheme will be easy to navigate using gateways, views, nodes and landmarks for orientation, o Residential character areas- the different areas of housing within the site and details of the key characteristics of each zone in terms of layout, scale, siting, appearance, and landscape, o Architectural appearance, building details and materials- informed by a local character appraisal, o Open space character areas- the function, appearance and design principles for each key areas of open space, o Vehicle and cycle parking- including details of allocated and visitor parking strategies in line with the Council's parking standards, o Hard and soft landscape- including street surfacing, junction treatments, street furniture, signage, management and maintenance, o Boundary treatments- details of front, side, rear and plot division boundaries for each street type / character area. o Building for Life Statement- how BFL principles are to be met by the development.

It is recommended that for further detailed advice, applicants speak to the Council prior to developing the design guide.

REASON To ensure a consistent and co-ordinated design approach, in the interests of the satisfactory function and appearance of the development.

06. 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. REASON To ensure that the materials are appropriate to the area in accordance with policy CS14 of the Doncaster Core Strategy.

07. V30D Prior to the commencement of the development hereby granted full details of the proposed landscaping and natural ground treatments shall be submitted to and approved by the Local Planning Authority. These details should include plans and specifications of layout, drainage, soils, grass seed mixes, turfing, tree and/or shrub planting together with proposals for maintenance and other horticultural operations necessary to implement the development and in particular of any area to be retained for indigenous ecological conservation purposes. REASON In order that the Council may be satisfied as to the details of the proposal.

08. U43493 Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological 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 shall also include: o The utilisation of sustainable drainage techniques; o A minimum of two treatment trains to improve water quality discharging from the site; o The limitation of surface water run-off to pre-development greenfield run-off rates. Greenfield discharge rates will need to be calculated at detailed design stage; o Demonstration that the 1 in 30 year pluvial storm is managed within the surface water drainage system; o The ability to accommodate surface water run-off on-site up to the critical 1 in 100 year event plus an appropriate allowance for climate change within the site boundary, based upon the submission of drainage calculations; o Demonstration of any overland surface water flooding routes within the site, including flooding of the proposed surface water drainage scheme and any overland flow routes from adjacent areas; o Percolation test results if soakaways are to be utilised within the scheme; and o Responsibility for the future maintenance of drainage features.

REASON: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage scheme.

09. U43494 The development hereby permitted shall not be commenced until such time as a scheme to not develop within 5 metres from the edge of any watercourse or culverted watercourse has been submitted to, and approved in writing by, the local planning authority. The scheme shall be fully implemented and subsequently maintained, 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. REASON To allow for future maintenance of the watercourses and to not impact on the structural integrity of the culverts.

10. DA01 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. REASON To ensure that the site is connected to suitable drainage systems and to ensure that full details thereof are approved by the Local Planning Authority before any works begin.

11. U43495 Prior to each phase of development approved by this planning permission no development (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1) A site investigation scheme, based on ( 'Phase 1 Desk Study Report & Coal Mining Risk Assessment' (ref LE12222/001ROUA, dated October 2014)) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 2) The results of the site investigation and detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 3) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

REASON To protect the underlying principal aquifer from contamination and in the interests of human health.

12. U43496 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. The scheme shall identify for each phase of the development the location and construction of all tree protection barriers and ground protection systems; all proposed access facilitation pruning; the location of site compounds, temporary access routes, machinery and material storage areas, and temporary utility service routes within the root protection areas of retained trees. Thereafter, tree protection shall be implemented on site in accordance with the approved scheme and the Local Planning Authority notified to check compliance before any equipment, machinery or materials have been brought on to site for the purposes of the each phase of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. 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 prior written consent of the Local Planning Authority. REASON: To ensure that retained trees are protected from damage during construction.

13. U43497 Notwithstanding the details hereby approved, the two English Oak (Quercus robur) trees denoted T6 and T7 in the FPCR Arboricultural Assessment; Warmsworth Gate, Edlington; dated November 2014 shall be retained and protected in full accordance with the tree protection scheme, unless as shall be specifically approved otherwise in writing by the Local Planning Authority. REASON: To retain the BS5837 category B Oak trees (T6 and T7) unless removal is justified by earthworks or highway visibility splays

14. ECOL2 Prior to the commencement of development, an ecological management plan shall be submitted to the Local Planning Authority for approval in writing. This plan shall include details of how all the retained and created habitats on the site will be managed. The habitats shall thereafter be managed in accordance with the ecological management plan. REASON To ensure the ecological interests of the site are maintained in accordance with policy CS16 of the Doncaster Core Strategy.

15. ACC1 The development hereby permitted must be carried out and completed entirely in accordance with the terms of this permission and the details shown on the approved plans and specifications. REASON To ensure that the development is carried out in accordance with the application as approved.

16. U43499 No construction of any buildings in connection with the development hereby permitted shall be begun until full engineering details of all proposed highway work, including the works to form the junction with Broomhouse Lane, have been submitted to and approved in writing by the Local Planning Authority, and the works so approved shall be completed in full to the satisfaction of the Local Planning Authority before any of the buildings is brought into use. REASON In the interests of highway safety.

17. ENVH4 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 including decorative displays and facilities for public viewing, where appropriate v) - wheel washing facilities vi) - measures to control noise and the emission of dust and dirt during construction vii) - a scheme for recycling/disposing of waste resulting from demolition and construction works

REASON To safeguard the living conditions of neighbouring residents and in the interests of highway safety.

18. U43498 Full application for creation of temporary access and enabling earthworks to create development platform

19. 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. REASON Condition required to be imposed by Section 91(as amended) of the Town and Country Planning Act 1990.

20. U43501 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. The scheme shall identify for each phase of the development the location and construction of all tree protection barriers and ground protection systems; all proposed access facilitation pruning; the location of site compounds, temporary access routes, machinery and material storage areas, and temporary utility service routes within the root protection areas of retained trees. Thereafter, tree protection shall be implemented on site in accordance with the approved scheme and the Local Planning Authority notified to check compliance before any equipment, machinery or materials have been brought on to site for the purposes of the each phase of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. 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 prior written consent of the Local Planning Authority. REASON: To ensure that retained trees are protected from damage during construction.

21. U43502 Notwithstanding the details hereby approved, the two English Oak (Quercus robur) trees denoted T6 and T7 in the FPCR Arboricultural Assessment; Warmsworth Gate, Edlington; dated November 2014 shall be retained and protected in full accordance with the tree protection scheme, unless as shall be specifically approved otherwise in writing by the Local Planning Authority. REASON: To retain the BS5837 category B Oak trees (T6 and T7) unless removal is justified by earthworks or highway visibility splays

22. U43503 Prior to the commencement of development approved by this planning permission no development (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

REASON To protect the underlying principal aquifer from contamination and in the interests of human health.

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 – Satallite Image of Site

APPENDIX 3 – Indicative Site Layout