DONCASTER METROPOLITAN BOROUGH COUNCIL

PLANNING COMMITTEE - 11th November 2014

Application 9

Application Number:

14/01283/FUL Application Expiry Date:

12th August 2014

Application Type:

Full Application

Proposal Description:

Erection of 9 detached houses and garages on approx. 0.48ha of land

At: Former Station Road Allotments, Land Off Russet Grove, Bawtry, Doncaster

For: Conroy Brook (Development) Ltd.

Third Party Reps: 12 and a further 3 following additional neighbour notification on amended plans.

Parish: Bawtry Town Council

Ward: Torne Valley

Author of Report Donna Hunston

MAIN RECOMMENDATION: Grant

1.0 Reason for Report

1.1 This planning application is being presented to Planning Committee due to significant public interest.

2.0 Proposal and Background

2.1 The proposal is for the erection of 9 detached houses and associated garages on approx. 0.48 ha off Russet Grove.

2.2 The site is an area of land that was formally an allotment in private ownership but for many years has been left and is overgrown in appearance.

2.2 The site is located adjacent to the northern end of the Bawtry Conservation Area whose character is of a linear town with 2 and 3 storey Georgian and Victorian buildings fronting the principal streets.

2.3 To the south is the modern Peake’s Croft development which is within the Conservation Area and to the west Russet Grove which is outside the Conservation Area. Both are modern developments.

2.4 The site is accessible by a narrow drive and path from Station Road and not accessible from Russet Grove but there is clear stub which has been retained presumably for access to the site when Russet Grove was developed in the 1980’s.

2.5 At present the application site is an overgrown area of land with trees and shrubs within the site.

3.0 Relevant Planning History

No relevant planning history attached to this site.

4.0 Representations

4.1 12 letters of objections have been received raising concerns in relation to overlooking, loss of light, loss of green space, highways, and ownership of access point off Station Road, out of character with the surrounding dwellings, drainage and the potential of bats.

4.2 The applicant carried out a public consultation meeting inviting 30 local residents following viewing some of their objections on the Local Planning Authority public access.

4.3 7 feedback forms have been received following the consultation meeting outlining concerns in relation to plots1, 2 and 3 being too close to the boundary of properties on Russet Grove, drainage down towards Station Road, length of time it will take to develop the site and the noise, disruption, dirt/dust/mud, parking, overlooking to number 10 and 12 Russet Grove, trees, loss of privacy and lack of information with the application.

4.4 Following the public consultation the applicant submitted amended plans addressing some of the concerns residents raise. Further consultation has taken place and 3 further letters have been received still raising concerns in relation to plot 1 being too close to properties on Russet Grove and loss of light.

5.0 Parish Council

5.1 Bawtry Town Council have made the following observations in that the boundary with Bawtry Town Council allotments should be fully fenced and secured to prevent unauthorised access to the town council’s allotments and beyond.

5.2 The unnamed access to Station Road when complete should not form an exit/entry to the development as it is felt this was intended purely for access to existing properties off Station Road.

5.3 Privacy for existing Station Road properties abutting the development and Peake’s Croft properties should be protected.

5.4 Plan shows ownership via narrow stretch from Station Road, but this is contested by residents who advise they have documentary evidence to the contrary.

5.5 No deliveries to building site, ie HGVs along the narrow stretch from Station Road shown on the plan, as this stretch is a busy road, and a school within 100m.

5.6 Concerns also expressed regarding vehicle parking for workmen at the site as additional parking on Station Road & Duke’s Terrace will add to the congestion.

5.7 Access from Peake’s Croft to Station Road is blanked by the Health Centre wall and vehicles speed along this stretch and a request for a pedestrian crossing has been refused in the past.

5.8 Some affordable housing should be provided.

5.9 It is felt that 3 storey dwellings are not in keeping with the area.

6.0 Relevant Consultations

6.1 National Grid – No response.

6.2 Severn Trent water – No objection subject to condition.

6.3 Neighbourhood Manager – Only concern is that residents on Russet Grove maybe effected by the volume of work vehicles accessing the site, from the top of Russet Grove.

6.4 Tree Officer – No objection to the proposal on arboricultural grounds.

6.5 Drainage Officer – No objection subject to condition.

6.6 Local Planning Authority Highways Officer - No objections subject to conditions.

6.7 Built and Natural Environment Officer (Urban Design) – No objections following the submission of amended plans.

6.8 Built and Natural Environment Officer (Open Space) – No objections.

6.9 Design and Conservation Officer –No objection following the submission of amended plans.

6.10 The Coal Authority – Standard advice.

6.11 Local Authority Pollution Control Officer – No objection subject to conditions.

7.0 Relevant Policy and Strategic Context

7.1 The site is allocated as Residential Policy Area as defined by the Doncaster Unitary Development Plan and saved by the Secretary of State September 2007.

The applicable national and local planning polices include;

National Planning Policy Framework

Principle Planning Policy 4 - Promoting sustainable transportPrinciple Planning Policy 6 – Delivering a wide choice of high quality homesPrinciple Planning Policy 7 – Requiring good designPrinciple Planning Policy 11 - Conserving and enhancing the natural environmentPrinciple Planning Policy 12 – Conserving and enhancing the historic environment

Doncaster Council Core Strategy

CS1 - Quality of Life CS2 – Growth and Regeneration StrategyCS14 - Core Strategy Design and Sustainable ConstructionCS15 - Valuing our Historic EnvironmentCS16 - Valuing our Natural Environment

Saved Doncaster Unitary Development Plan

PH11 Residential Policy AreaENV25 Conservation AreaENV59 Protection of Trees

8.0 Planning Issues and Discussion

8.1 The main issues are:

• The principle of development • The character and appearance of the surrounding area• The impact of the proposal on the amenities of occupiers of neighbouring

properties• Impact on highway safety and parking

Principle of development and character and appearance

8.1 The site is allocated as a Housing site and therefore saved policy PH11 is appropriate. Saved policy PH 11 states that within Residential Policy Areas, development for housing will normally be permitted except where the development would be at a density or of a form which would be detrimental to the character of the surrounding area of would result in an over-intensive development of the site.

8.2 In addition to this, it has been noted that the proposal sits within a ‘conservation town’ as stated in the Core Strategy Policy CS2. This means that in conservation towns the priority will be conservation and enhancement, with only quality infill within existing settlement boundaries being support. This policy is in place to protect the conservation area of Bawtry. The proposal is for 9 houses thus is not a major application and is upon available residential land. It is felt to be appropriate infill development within the confines of Bawtry and does not have a detrimental impact on the character of the conservation area.

8.3 Thus it is felt that the land and principle for residential development is acceptable subject to the design, scale and impact on the area being assessed below to ensure it is a quality infill development.

Character and appearance of the area

8.4 The site is located adjacent to the northern end of the Bawtry Conservation Area whose character is of a linear town with 2 and 3 storey Georgian and Victorian buildings fronting the principal streets. The proposal is for the erection of 9 detached houses and associated garages on land off Russet Grove.

8.5 To the south is the modern Peake’s Croft development which is within the conservation area and to the west Russet Grove which is outside the conservation area. Both are modern developments and in the conservation area appraisal it is proposed to remove the Peake’s Croft development from the conservation area as it is consider not to contribute to the historic character of the area. To the east the conservation area extends along Station Road and it is proposed that the historic buildings up to 67 Station Road and their curtilages are included in the Bawtry conservation area as they are an interesting group of mid C19th residential properties which help to define an important gateway into the conservation area from the north along Station Road.

8.6 Therefore the proposal should comply with saved policy ENV 25 which states that the desirability of preserving or enhancing the character or appearance of a conservation area will be a material consideration when dealing with proposals for new development outside a conservation area which would affect its setting or views into or out of the area.

8.7 The Design and Conservation Officer has raised no objections as it has been concluded that the proposed development will not have any significant impact on the character and appearance of the conservation area. The area immediately adjacent is not of particular heritage value and the historic buildings to the east are separated from the site by a line of conifers so the site will just be visible through the small gap.

8.8 Policy CS14 states that new buildings should respect their townscape and landscape setting/character by virtue of their design, layout, density, and form. This includes scale, height, materials and massing. Principal Planning Policy 7 of the NPPF states that developments should optimise the potential of the site for development and respond to the local character. Saved policy PH11 also ensures that development is appropriate and does not over develop the site.

8.9 The site will be accessed from Russet Grove and through Peake’s Croft and more important any development here follows the prevailing character in terms of form, materials, and layout of the adjacent dwellings.

8.10 These dwellings are uniformly red brick with mainly concrete pantile and various types and colours of mainly horizontally proportioned windows. The developments are characterised by low brick boundary walls and a good amount of soft landscaping. The layout is relatively linear with ridge lines either in line, parallel, or at right angles to each other. The buildings are mainly 2 storey though the adjacent Peake’s Croft has a large number of first floor dormers.

8.11 The proposed layout is consistent with point 8.10 this having similar linear alignments.

8.12 The proposed properties are of a scale similar in size and footprint to the surrounding houses and the gardens are of a similar footprint of the house and positioned so that there are no more than three houses in a row to create and maintain the open, larger scale of properties that you find in Bawtry.

8.13 The SPD for Backland and Infill Development recommends size of garden to match footprint of house and this development goes above this requirement, whilst also providing small front gardens, landscaping and trees to main the green character of the area. The driveway has also been designed to sweep behind the frontage properties, so that the massing of the houses is not directly seen from the streetscene. 8.14 The proposed dwellings are detached with garages and are mostly two storeys in height and are 4 bedroomed expect for plots 4 and 5 which are 21/2 storey and are 5 bedroomed. These are large houses but the majority of this part of Bawtry are large detached two and two half storey houses. 8.15 The B1 house type is still tall however, the amendment in orientation means that this is not emphasized by the dormers and is therefore acceptable.

8.16 The new house type and alignment of the plot 1 building sets it further back from the road which is better for the amenity of the occupants and reduces the impact of its gable on the adjacent dwelling on Russet Grove. However, the occupier is still objecting in relation to loss of light.

8.17 The plot 3 building has been pulled further away from the boundary which is also a slight improvement. The side elevation has one window at first floor to serve an en suite that will be obscure glazed and is some 12.50m from the rear elevation of 10 Russet Grove.

8.18 With the frontages being mainly open plan boundary walls are proposed, linking walls around the garages.

Residential Amenity

8.19 In terms of impact upon neighbouring properties local policies CS14 of the Core Strategy seeks to ensure there are no unacceptable negative effects upon the amenity of neighbouring land uses. Policy PH 11 (b) states that within residential policy areas development for housing will normally be permitted except where the effect of the development on the amenities of occupiers of nearby properties would be unacceptable.

8.20 The proposed layout meets good practice in terms of separation distances of 21 metres (SPD standards) from neighbouring properties main habitable windows thus will not cause a harmful degree of overlooking or overshadowing. It is felt that this will not cause a detrimental degree of overlooking to each of the new proposals.

8.21 As discussed earlier, the proposed dwellings also have gardens that are larger than their footprints allowing for adequate amenity space, this ensures. Whilst objections still remain in respect of plot 1 and its impact on 6 Russet Grove with regards to dominance and overshadowing, it is considered that whilst the occupants will experience the presence of a building which will undoubtedly affect the aspect of their property its siting will not result in any unreasonable impacts through dominance or overshadowing. As shown on Appendix 11 below, the Sycamore tree has been removed, which has opened up the area and the nearest window on number 6 is to a front door which already has a canopy above. Whilst plot 1 is to be set 4 metres forward, however it is 3.5 metres away, as such the corner of plot 1 does not impinge on the 45 degree angle of the door/window of 6 Russett Grove. Thus it is felt that the proposal will not unacceptably harm neighbouring amenity and an acceptable standard of separation and amenity space is provided.

Highways

8.22 Policy CS14 of the Core Strategy states that one of the components of good design is to ensure that developments take into consideration highway safety. Many of the concerns raised have been in regard to the impact of the development on the highway network.

8.23 Objections have been received from Bawtry Town Council and residents re the current access to the site from Station Road. The proposal is for a new access from Russet Grove with no vehicular or pedestrian access from Station Road.

8.24 There has been some question regarding ownership of the access from Station Road. The applicant has provided a copy of the title deeds showing the owners of the land and part of the application certificate B has been signed and the relevant land owners notified of the planning application prior to the application been submitted.

8.25 The proposed road layout has been designed to an adoptable standard and assessed by the Highways Development Control Officer. The highway safety of the site has been fully assessed, it is considered that there is adequate level parking provision and that sight lines are maintained. Each property has a garage and at least two parking spaces and is within close proximity to bus routes and motorways. This balance is considered to provide sustainable transport choices.

8.26 Thus it is felt that the proposal would not cause detriment to highway safety or the surrounding highway network.

Drainage

8.27 The applicant has proposed that the foul drainage is to be disposed of via the existing mains drainage and that the surface water is to be disposed of via soakaways. The Council’s Drainage Engineer and Severn Trent have been consulted and raise no objection to the methods of disposal proposal. The development is not of a scale that will cause a strain on the local drainage infrastructure which will be able to adequately cope with the additional drainage proposed. Conditions have been recommended asking for full technical details of the on site drainage.

Trees and Open Space

8.28 Saved Policy ENV 59 of the Doncaster Unitary Development Plan 1998 attaches importance to the protection of trees and requires new developments to not cause un-necessary loss of trees or imperil trees by building works. A prominent Sycamore tree to the front of 6 Russet Grove has been removed prior to the submission of the planning application to facilitate access to the site. This tree was not subject to statutory Protection as such there were no statutory reasons why this tree could not have been removed. The Council’s Tree Officer has been consulted and agrees with the findings of the tree survey with regards to the value of the remaining apple trees on the site and that there are no materials reasons why they should be retained, as such the site is free of tree constraints and provides a blank canvas for development.

8.29 An indicative tree planting proposal has been shown on the site layout that would give a ratio of two trees per unit, but would leave trees (particularly those in the rear gardens) vulnerable to removal or damage. It is considered that it would be more appropriate to plant fewer, larger nursery stock trees in sustainable locations in front gardens allowing the future occupiers to have choice over the planting in their rear garden.

8.30 There are no objections to this proposal on arboricultural grounds. There are no specific arboricultural conditions. However, a condition has been recommended in relation to the submission and approval of a landscaping scheme to compliment the development.

8.31 As such it is considered that the proposal complies with policy ENV 59 of the UDP and policy CS16: Valuing our Natural Environment where proposals are supported which enhance the borough’s landscape and trees.

9.0 Summary and Conclusion

9.1 The proposal will bring forward a residential development that has been allocated in the development plan since 1998 and will provide a quality development in the sought after Conservation Town of Bawtry. The proposed dwellings are of a siting, scale and design that is appropriate for its setting. It is considered that the proposal will not unreasonably impact on the amenity of occupiers of neighbouring properties and the applicant has gone above and beyond what is expected in addressing the concerns of the neighbours. As such on balance, taking into account of all of the material planning issues it is recommended that planning permission be granted.

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.

10.0 RECOMMENDATION

GRANT Full Planning Permission subject to the following conditions.

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

02. 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, amended site plan drawing number 14/058/1/F dated 23rd October 2014, amended drawing number 014/058/2/B dated 8th October 2014, Plot 1 dated 8th October 2014 and specifications. REASONTo ensure that the development is carried out in accordance with the application as approved.

03. 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.

04. The development hereby approved shall not be brought into use until a crossing over the footpath/verge has been constructed in accordance with a scheme previously approved in writing by the local planning authority.REASONTo avoid damage to the verge.

05. Engineering and surface water drainage details shall be submitted to the Local Planning Authority and approval in writing before works commence on site.REASONIn the interest of highway safety.

06. No development shall take place in implementation of this permission until a statement has been submitted to the local planning authority and approved in writing from them, explaining how CO2 emissions from the development will be reduced by providing at least 10% of the development’s energy through on-site renewable energy equipment or improvements to the fabric efficiency of the building. The carbon savings, which result from this, will be above and beyond what is required to comply with Part L Building Regulations. Unless otherwise agreed in writing by the local planning authority, the development shall then proceed in accordance with the approved report. Before any building is occupied or sold, the local planning authority shall be satisfied that the measures have been installed. This will enable the planning condition to be fully discharged.REASONIn the interests of sustainability and to minimize the impact of the development on the effects of climate change.

07. Before the development commences, a statement shall be submitted for approval explaining what sustainability measures will be incorporated to aim to achieve Code for Sustainable Homes Level 3. The development must take place in accordance with the approved statement. Prior to the occupation of any building, a post construction review should be carried out and evidence of the implemented measures submitted. This will enable the planning condition to be fully discharged.Advice on what measures are appropriate can be obtained from the Council guidance notes at:

http://www.doncaster.gov.uk/sections/planningandbuildings/urbandesign/Sustainable_Construction.aspx or from a licensed code assessor. A list of licensed assessors can be found at www.breeam.org.REASONIn the interests of sustainability and to minimise the impact of the development on the effects of climate change.

08. No development shall take place until details of the proposed means of disposal of foul and 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.

09. 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.

10. 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.

11. Any soil or soil forming materials brought to site for use in garden areas, soft landscaping, filing and level raising shall be tested for contamination and suitability for use on site. Proposals for contamination testing including testing schedules, sampling frequencies and allowable contaminant concentrations (as determined by appropriate risk assessment) and source material information shall be submitted to and be approved in writing by the LPA prior to any soil or soil forming materials being brought onto site. The approved contamination testing shall then be carried out and verification evidence submitted to and approved in writing by the LPA prior to any soil and soil forming material being brought on to site. 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.

12. Before the development commences, samples 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.

13. Prior to the commencement of the relevant site works details of the design, materials and height of the approved boundary treatment as well as details of the design, materials and finish of any gates and any supporting piers shall be submitted to and approved in writing by the Local Planning Authority. REASONTo ensure that the public realm elements of the development has an attractive and coherent appearance in accordance with Core Strategy design policy CS14.

14. No development shall take place on the site until details of a landscaping/planting scheme have been agreed in writing with the Local Planning Authority. This scheme shall indicate all existing trees and hedgerows on the site, showing their respective size, species and condition. It shall distinguish between those which are to be retained, those proposed for removal and those requiring surgery. The scheme should also indicate, where appropriate, full details of new or replacement planting. All planting material included in the scheme shall comply with Local Planning Authority's 'Landscape Specifications in Relation to Development Sites'. Planting shall take place in the first suitable planting season, following the commencement of the development. Any tree or shrub planted in accordance with the scheme and becoming damaged, diseased, dying or removed within five years of planting shall be replaced in accordance with the above document. REASONTo ensure that replacement trees are of a suitable type and standard in the interests of amenity.

01. INFORMATIVE The developer shall consider incorporating all possible sustainability features into the design of the proposed development.

02. INFORMATIVEThe proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to The Coal Authority on 0845 762 6848. It should also be noted that this site may lie in an area where a current licence exists for underground coal mining.

Further information is also available on The Coal Authority website at www.coal.decc.gov.uk

Property specific summary information on past, current and future coal mining activity can be obtained from The Coal Authority’s Property Search Service on 0845 762 6848 or at www.groundstability.com

This Standing Advice is valid from 1st January 2013 until 31st December 2014

03. INFORMATIVEAny works carried out on the public highway by a developer or anyone else other than the Highway Authority shall be under the provisions of Section 278 of the Highways Act 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 onsite inspection. The applicant should make contact with Malcolm Lucas Tel. 01302 745110. Email - Malcolm.lucas@doncaster.gov.uk as soon as possible to arrange the setting up of the agreement.

04. INFORMATIVEDoncaster 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 Tel. 01302 735162. Email – P.Evans@doncaster.gov.uk as soon as possible to arrange the setting up of the permit agreement.

05. INFORMATIVEStreet 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. Email Melvyn.malee@doncaster.gov.uk 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.

06. 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.

APPENDIX 1 GOOGLE PHOTO OF SITE

APPLICATION SITE OUTLINED

IN RED

APPENDIX 2 SITE LOCATION PLAN

APPENDIX 3 PROPOSED SITE LAYOUT

APPENDIX 4 PROPOSED HOUSE TYPE AND FLOOR PLAN FOR PLOT 1

APPENDIX 5 PROPOSED HOUSE TYPE AND FLOOR PLAN FOR PLOTS 2, 8 AND 9

APPENDIX 6 PROPOSED HOUSE TYPE AND FLOOR PLAN FOR PLOTS 3 and 7

APPENDIX 7 PROPOSED HOUSE TYPE AND FLOOR PLAN FOR PLOT 6

APPENDIX 8 PROPOSED HOUSE TYPE AND FLOOR PLAN FOR PLOTS 4 AND 5

APPENDIX 9 PROPOSED GARAGES

APPENDIX 10 PHOTO OF PROPOSED ACCESS DWELLINGS OFF RUSSET GROVE

APPENDIX 11

Impact on 6 Russet Grove

6 Russet Grove

Tree Removed

3.5 m

4.0 m

APPENDIX 12 SITE VISIT PHOTO’S