DONCASTER METROPOLITAN BOROUGH COUNCIL

PLANNING COMMITTEE – 2nd April 2013

Application 1

Application Number:

12/00850/FUL Application Expiry Date:

28th May 2012

Application Type:

Full Application

Proposal Description:

Erection of detached dormer bungalow and double garage including formation of new vehicular access and creation of cesspool on approx 0.16ha of land

At: R/O St Jude And Mount Garter Main Street Hatfield Woodhouse Doncaster

For: Mr & Mrs K Duckitt

Third Party Reps:

16 Parish: Hatfield Parish Council

Ward: Thorne

Author of Report Garry Hildersley

MAIN RECOMMENDATION: GRANT

Main Street

Application site

·*·*APPLICATION PREVIOUSLY CONSIDERED BY PLANNING COMMITTEE·*·*

THE ABOVE APPLICATION WAS CONSIDERED BY THE PLANNING COMMITTEE ON 05TH MARCH 2013 AND WAS DEFERRED FOR A SITE VISIT ON 28TH MARCH 2013 IN ORDER TO ASSESS THE SITING OF THE EXISTING CESSPOOL AND THE IMPACT ON NEIGHBOUR AMENITY.

1.0 Reason for Report

1.1 This planning application is being presented to the Planning Committee due to the level of public interest generated by the proposal.

2.0 Proposal and Background

2.1 The proposal seeks planning permission for the erection of detached dormer bungalow and double garage to the front of the existing dwelling and the formation of a new vehicular access on approximately 0.16ha of land. The site is located to the west of Hatfield Woodhouse within the residential area and approximately 180m away from the settlement of Hatfield.

2.2 The site previously formed the domestic curtilage for St Jude on the main street, however, at the time of the site visit, the land had been fenced off, cleared and levelled. A single storey flat roofed outbuilding remained. A 5ft high mesh fence bounds the site to the east. The site is accessed via an existing private drive off Main Street, Hatfield Woodhouse. Beyond the site to the north and east lies open countryside. The surrounding residential properties are a mixture of detached 2 storey dwellings and detached bungalows. These properties are made up of a mixture of brick type and render and as such there is no prevailing character.

3.0 Relevant Planning History

00/2851/P - erection of single storey pitched roof extension (2.27m x 5.38m) to side of detached bungalow. Application granted.

07/00088/FUL - Erection of single storey pitched roof extension to rear of detached bungalow following demolition of existing conservatory. Application granted.

4.0 Representations

4.1 This application has been advertised in accordance with Circular 15/92, by way of letters to neighbouring properties.

4.2 The Local Planning Authority has received 16 objections from neighbouring properties as a result of the publicity process. 13 of the letters received were subject to the same template.

4.3 The main issues raised include:

Principle of Development Impact on neighbouring properties

Impact on the character of the surrounding area Drainage & Flooding Highways and Parking Trees and Landscaping

5.0 Parish Council

The Town Council objects as the property cannot be linked to the main drainage as main drainage does not exist in this location. Access and egress is opposite a public right of way and on a dangerous bend. It is not clear whether it interferes with an existing public right of way. The Town Council requests a site visit by the Planning Committee.

6.0 Relevant Consultations

Ashfields and West Moor Internal Drainage No objections subject to conditions Contaminated Land No objections subject to conditionsNational Grid No objections Public Rights Of Way No objections Yorkshire Water Services Ltd No objections Internal Drainage No objections Environment Agency Planning Team No objections The Coal Authority No objections Highways Development Control No objections subject to conditions

7.0 Relevant Policy and Strategic Context

7.1 National Planning Policy Framework

The following policy principles are relevant to this proposal:

Principle 1 Building a strong, competitive economy.Principle 4 Promoting sustainable transport.Principle 6 Delivering a wide choice of high quality homes.Principle 7 Requiring good design.Principle 8 Promoting healthy communitiesPrinciple 10 Meeting the challenge of climate change, flooding and coastal change

7.2 Doncaster Local Development Framework Core Strategy

The Doncaster LDF Core Strategy was formally adopted on the 18th May 2012, and is now the applicable development plan document at the local level. The following policies are relevant to this proposal.

CS1 Quality of LifeCS4 FloodingCS12 Housing Mix and Affordable HousingCS14 Design and Sustainable ConstructionCS16 Valuing our Natural Environment

7.3 Saved Unitary Development Plan Policies

Saved UDP Policy

PH11 Development in Residential Policy Areas

8.0 Planning Issues and Discussion

Principle of Development

8.1 At the heart of the NPPF is a presumption in favour of sustainable development. The starting point for considering all planning application is a positive one. Policy Principle 7 Requiring Good Design, 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. It is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes. The proposal for consideration has been supported by a Design and Access Statement, in addition to the relevant plans.

8.2 Policy 14 (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 are attractive, welcoming places with their own identity appropriate to the area.

8.3 The Doncaster Unitary Development Plan 1998 set out the basic intention for Residential Policy Areas in the Borough, in saved policy PH11 Development for Housing in Residential Policy Areas. The policy states that development for housing will be normally be permitted, except where the density or form would be detrimental to the character of the surroundings, the effect upon the amenities of neighbouring properties would be acceptable, in addition to consideration of highway safety, parking, landscaping and general layout principles.

8.4 The site is located within the Residential Policy Area, as defined by the Doncaster Unitary Development Plan 1998, and as such the land use is appropriate in principle. Further consideration of the specific design issues are considered below.

Impact on neighbouring properties

8.5 In assessing the impact of a development on occupiers of existing dwellings close to a site, consideration has been given to the potential for overlooking, dominance, over- shadowing and loss of privacy.

8.6 The site is located to the rear of existing dwellings that front Main Street and as such the impact of such a backland development, on the occupiers of existing dwellings should be carefully considered. The nearest residential property is a detached single storey bungalow named Mount Garret. The proposed dwelling lies approximately 13.1m away from the existing bungalow. Whilst good practice guidance recommends separation distances of 21m between properties, this usually relates to 2 storey properties where there is the potential for overlooking between habitable rooms. The proposed dwelling has been designed to mitigate the potential for overlooking by limiting the number of windows to the side elevation facing Mount Garret. One window would face Mount Garret which would serve a bathroom and as such this window would be obscurely glazed. In addition, the existing boundary treatments provide screening which will protect the amenity of the existing occupiers and those of the proposed dwelling. All outward facing windows have

been positioned within the eastern elevation which fronts onto open countryside and as such the potential for overlooking of neighbouring properties would be unlikely.

8.7 In terms of the height, the dwelling has been designed to ensure it limits the likelihood of any overshadowing or dominance. The height of the proposed dwelling of 5.87m combined with the shallow pitch of the roof has resulted in a form of development that is unlikely to result in considerable overshadowing of neighbouring properties. Furthermore the overall scale and massing has been carefully considered to ensure that the proposed development would not dominate neighbouring properties.

Impact on the character of the surrounding area

8.8 The proposed dwelling has been carefully designed so as to remain subservient to the existing frontage development. Objections have been raised in relation to the proposed dwelling being visible from Main Street and the impact that this may have. It is considered that given the height of the proposed dwelling, the distance from Main Street and the pattern of the existing properties, and that the proposed dwelling would be largely screened from the surrounding area by existing residential properties the proposal would be unlikely to affect the visual amenity of the streetscene or the character of the surrounding area.

8.9 The Design and Access Statement submitted with the application has made reference to other backland developments namely The Brambles and Derryair which are approximately 50m from the application site. Consequently it is considered that there are other examples of backland development within close proximity to the site and as such the proposal is not an uncharacteristic form of development.

8.10 The site lies on the urban edge of Hatfield Woodhouse and as such consideration should be given to the appearance of the development from views across the countryside that would adversely affect the character of the countryside. It is noted that should Members resolve to grant planning permission a condition has been recommended that will require a details of a landscaping scheme to be submitted to and approved by the Local Planning Authority (LPA). The planting will then have to be undertaken at a time agreed with the Local Planning Authority. It is considered that a landscaping scheme would soften the visual appearance of the proposed dwelling when viewed from the north east and that the scale, form and massing of the proposed dwelling would ensure that the proposed dwelling is seen in context with neighbouring dwellings.

8.11 A number of objections have been received in relation to the erection of a detached garage to the front of St Jude, which is to serve the proposed dwelling. The objections have made reference to the garage being positioned in front of the building line. Although the proposed garage would be forward of the principle elevation of St. Jude, it would not be forward of the building line for Main Street given the position of neighbouring properties such as The Gables and The Croft and as such is not considered to result in a harmful effect on the streetscene or the character of the surrounding area.

Drainage & Flooding

8.12 Objections have been raised by neighbours in relation to the drainage solutions for the site. The original information submitted with the application indicated that the proposal

intended to connect to existing drainage network. During the course of the application it has come to light that this is unachievable and an alternative solution has been suggested. The proposal now includes the siting of a cesspool to deal with foul drainage. The Environment Agency (EA) have been consulted on this and have raised no objections to the details subject to an informative being imposed, should planning permission be granted.

8.13 With regards to flooding, the site lies within Flood Risk Zone 1 as specified by the Environment Agency’s Flood Maps. Flood Risk Zone 1 is the lowest risk of flooding. As such, following the Environment Agency’s Standing Advice, there is no requirement for a Flood Risk Assessment (FRA) or Sequential Test to be carried out.

8.14 The Council’s Internal Drainage Officer has advised that the proposed development is within a Groundwater Source Protection Zone (SPZ) as such the Environment Agency should be made aware of the proposal. The EA have been consulted and raise no concerns. Yorkshire Water have also been consulted about the proposed development and state that they don’t wish to make any comment on the application. The Ashfield’s and West Moor Internal Drainage Board have been consulted for their comments, they raise no objections but advised that the LPA should be satisfied that if soakaway’s were to be used, they would need to ensure that they would operate satisfactorily. As such a condition has been recommended should planning permission be granted.

Highways and Parking

8.15 During the consideration of the application, the Council’s Highways Development Control team have been consulted. No objections have been raised subject to the recommended conditions, such as requiring the site to be surfaced and sealed and ensuring that a bin store has been suitably positioned.

8.16 It has been noted by the Highways Development Control Officer that the turning area within the site is not of a sufficient size to accommodate a fire appliance. However, having consulted with the fire officer he has suggested any proposal should comply with Approved Document B. Any deviation from the Document would need to agreed by the relevant Building Regulations Authority , who may wish to consult with the Fire Officer. Alternative methods could be incorporated into the proposed dwelling which may include a sprinkler system or a fire hydrant which would negate the need for a fire appliance to fully enter the site.

8.17 A number of objections have been received in relation to the visibility when entering and leaving the site. No objections were received from the Highways Development control Officer with regard to the inter visibility between the site entrance and Main Street. Vehicles would be utilising an existing access which is not considered to adversely affect highway or pedestrian safety.

Trees and Landscaping

8.18 An objection has been received with regard to the potential impact of the development on existing trees and the possibility that some of these trees have tree preservation orders attached to them.

8.19 For clarity, there are no trees either within the site or adjacent that have Tree

Preservation Orders attached to them. Furthermore, having consulted with the Council’s Trees and Hedgerows Officer no objections to the proposal were raised from a tree preservation perspective. The larger deciduous tree on the northern boundary is set a significant distance away from residential properties so as not to be adversely affected and conifers in neighbouring properties are not trees that have the amenity value that would be taken into account to inform the Tree Officer’s consultation response.

9.0 Summary and Conclusion

9.1 The site is allocated specifically for residential development within the Unitary Development Plan 1998 and there is no indication that this will change in future plans. The proposed dwelling has been carefully designed so as not adversely affect neighbour amenity in terms of overlooking, loss of privacy, over dominance or over shadowing. Furthermore, the proposed dwelling would not create or aggravate issues of highway or pedestrian safety. In addition, the proposed development would be predominantly subservient to the surrounding area, in particular Main Street and as such would not detrimentally affect the character of the surrounding area. As such it is recommended that Members grant planning permission subject to the following conditions.

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

Planning Permission GRANTED subject to the following conditions.

01. STAT1 The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. REASONCondition required to be imposed by Section 91(as amended) of the Town and Country Planning Act 1990.

02. 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. REASONTo ensure that the development is carried out in accordance with the application as approved.

03. MAT1 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.

04. GR18 No development shall take place in implementation of this permission until the applicant has submitted to and received approval thereto in writing from the local planning authority a report identifying how the predicted CO2 emissions from the development will be reduced by at least 10% through the use of on-site renewable energy equipment.

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 dwelling is occupied or sold, the renewable energy equipment shall have been installed and the local planning authority shall be satisfied that the day-to-day operation of the equipment will provide energy for the development as long as the development remains in existence.REASONIn the interests of sustainability and to minimize the impact of the development on the effects of climate change.

05. GR19 The dwelling(s) shall achieve a Code Level 3 in accordance with the requirements of the Code for Sustainable Homes: Technical Guide (or such national measure of sustainability for house design that replaces that scheme). No dwelling shall be occupied until a Final Code Certificate has been issued for it certifying that Code Level 3 has been achieved. REASONIn the interests of sustainability and to minimise the impact of the development on the effects of climate change.

06. 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.

07. HIGH2 The vehicle turning space as shown on the approved plans shall be constructed before the development is brought into use and shall thereafter be maintained as such. REASONTo avoid the necessity of vehicles reversing on to or from the highway and creating a highway hazard.

08. HIGH5 Before the development is brought into use, the sight lines as shown on the approved plan shall be rendered effective by removing or reducing the height of anything existing on the land hatched black on the said plan which obstructs visibility at any height greater than 900mm above the level of the near side channel line of the public highway. The visibility thus provided shall thereafter be maintained as

such, unless otherwise approved in writing with the local planning authority.REASONIn the interests of road safety and to provide and maintain adequate visibility.

09. HIGH11 The development hereby approved shall not be brought into use until a crossing over the footpath/verge has been constructed in accordance with a scheme previously approved in writing by the local planning authority.REASONTo avoid damage to the verge.

10. U33441 Prior to the commencement of the development hereby approved, a plan shall be submitted which shows the position of a bin store. The development shall then be carried out in complete accordance with the approved details. REASONTo ensure that a bin store is positioned in a convenient place

11. 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.

12. 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.

13. CON3 Any soil or soil forming materials brought to site for use in garden areas, soft landscaping, filing and level raising shall be tested for contamination and suitability for use on site. Proposals for contamination testing including testing schedules, sampling frequencies and allowable contaminant concentrations (as determined by appropriate risk assessment) and source material information shall be submitted to and be approved in writing by the LPA prior to any soil

or soil forming materials being brought onto site. The approved contamination testing shall then be carried out and verification evidence submitted to and approved in writing by the LPA prior to any soil and soil forming material being brought on to site. 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.

14. DI09 Details of the method of the disposal of surface water from the development hereby permitted shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development hereby granted. 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. REASONTo ensure that details of the means of surface water disposal from the site are approved by the Local Planning Authority prior to the commencement of the development.

15. DN14 Before the development is commenced permeability tests shall be carried out to prove that ground conditions are suitable for a soakaway type septic tank effluent disposal system. The test results shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. REASONTo ensure that ground conditions are suitable for this type of drainage system and that the relevant details are approved by the Local Planning Authority.

16. VQ17 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. IQ171 INFORMATIVE The developer shall consider incorporating all possible sustainability features into the design of the proposed development.

02. U06155 INFORMATIVEUnder the Development Management Procedure Order (DMPO) the Environment Agency is not a statutory consultee on non-mains foul drainage proposals for single dwellings, although we do ask some of our LPAs to send us such proposals in certain known problem areas. For this reason we do not wish to make detailed comments in this instance however you are strongly advised to satisfy yourself that the proposal complies with the requirements of DETR Circular 03/99. You

may wish to consult with your Environmental Health team for further guidance. For your information, a summary of the approach advocated by Circular 03/99 is included below.

Where a mains sewer connection cannot be achieved, applicants must first consider the use of a package treatment plant discharging to a soakaway. Provided there is sufficient land available and the ground conditions are such that a soakaway will be effective, the ground will provide additional attenuation to the quality of the water discharged. A septic tank discharged to soakaway may also be acceptable in some circumstances.

If there is insufficient land available for a soakaway, or ground conditions mean one would not operate effectively, applicants must consider whether a discharge direct to a watercourse, drain or surface water sewer may be available. A receiving watercourse must be capable of accepting both the proposed quantity and quality of discharge. If a direct discharge is possible, a package treatment plant must be used.

If neither the use of a soakaway or a direct discharge is possible, consideration may then be given to the use of a system without any discharge such as a sealed cess pool or chemical toilet. Such sealed systems are a last resort given their need to be regularly emptied and their capacity to overflow or be breached. The traffic impacts and carbon emissions associated with regular emptying, and the risk that they may discharge raw sewage direct to the water environment means these solutions have the potential to render such a development unsustainable.

In addition, the applicant may also require an Environmental Permit from the Environment Agency for water discharge activity. They would be advised to contact our National Permitting Service (Tel. 08708 506 506) at the earliest opportunity. For more general advice, applicants are advised to refer to our Pollution Prevention Guidance Note number 4 via our website (http://publications.environment-agency.gov.uk/pdf/PMHO0706BJGL-E-E.pdf?lang=_e).

Reasons(s) for Granting Planning Permission:

STATEMENT OF REASONS FOR DECISION TO GRANT PERMISSION

The Local Planning Authority has decided to grant planning permission:-

1. Having regard to the policies and Doncaster Council's Core Strategy 2011-2028 and the saved Doncaster Unitary Development Plan 1998 policies set out below, and all relevant material planning considerations:

National Planning Policy Framework

Principle 1 Building a strong, competitive economy.Principle 4 Promoting sustainable transport.Principle 6 Delivering a wide choice of high quality homes.Principle 7 Requiring good design.Principle 8 Promoting healthy communitiesPrinciple 10 Meeting the challenge of climate change, flooding and coastal change

Doncaster Council’s Core Strategy

CS1 Quality of LifeCS4 FloodingCS12 Housing Mix and Affordable HousingCS14 Design and Sustainable ConstructionCS16 Valuing our Natural Environment

Saved Doncaster Unitary Development Plan

PH11 Residential Policy Area

2. For the following reasons:

Having taken into account all the planning considerations raised in the consultations and representations, against the policy background referred to above, it has been concluded that the proposed erection of detached dormer bungalow and double garage including formation of new vehicular access and creation of cesspool on approximately 0.16ha of land is acceptable. In particular, the Local Planning Authority is of the view that its accordance with the relevant policies of the National Planning Policy Framework, Doncaster Council's Core Strategy and the saved policies of the Doncaster Unitary Development Plan, justifies development.

In dealing with the application, the Local Planning Authority has worked with the applicant to find solutions to the following issues that arose whilst dealing with the planning application:

Alterations to the drainage solution in order to ensure that the site can adequately deal with foul water drainage.

The site is allocated specifically for residential development within the Unitary Development Plan 1998 and there is no indication that this will change in future plans. The

proposed dwelling has been carefully designed so as not to adversely affect the character of the surrounding area in terms of overlooking, loss of privacy, over dominance or over shadowing. Furthermore the proposed dwelling would not create or aggravate issues of highway or pedestrian safety. In addition the proposed development would be predominantly subservient to the surrounding area, in particular Main Street and as such would not detrimentally affect the character of the surrounding area.

N.B. The foregoing Statement is a summary of the main considerations leading to the decision to grant permission. More detailed information may be obtained from the Planning Officer's Report and the application case file and associated documents, which may be viewed on the Council's Website www.doncaster.gov.uk/planningapplicationsonline.

ANNEX 1

Site Plan

Annex 2

Proposed Elevations

ANNEX 3

Site Photographs

Access to site from from Main Street.

View of neighbouring properties to the south east of the site

View of existing building on site situated along western boundary

View of site from the south looking north

View from within the site of neighbouring property Mount Garret