| Conditions / Reason for Refusal: |
The Development Management Procedure Order 2015 requires that planning authorities provide written reasons in the decision notice for imposing planning conditions that require particular matters to be approved before development can start. Conditions numbered 04, 06, 08, and 10 of this permission require matters to be approved before development works begin; however, in this instance the conditions are justified because:
i. In the interests of the expedient determination of the application it was considered to be appropriate to reserve certain matters of detail for approval by planning condition rather than unnecessarily extending the application determination process to allow these matters of detail to be addressed pre-determination.
ii. ii. The details required under condition numbers 04, 06, 08, 10 are fundamental to the acceptability of the development and the nature of the further information required to satisfy these conditions is such that it would be inappropriate to allow the development to proceed until the necessary approvals have been secured.’
01
The development hereby permitted shall be commenced before the expiration of three years from 6 November 2025
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
The permission hereby granted shall relate to the area shown outlined in red on the approved location plan and the development shall only take place in accordance with the submitted details and specifications and as shown on the approved plans (as set out below)
Drawing nos.
004-PPA-ZZ-00-DR-A-0401 Rev B,
004-PPA-ZZ-00-DR-A-0402 Rev B
004-PPA-ZZ-00-DR-A-0403 Rev B
004-PPA-ZZ-00-DR-A-0404 Rev C
004-PPA-ZZ-00-DR-A-0405 Rev C
004-PPA-ZZ-00-DR-A-0409 Rev C
Received 5 June 2025
Drawing no. 004-PPA-ZZ-00-DR-A-0407 Rev D - Received 4 August 2025.
Tree Protection Plan no. 1759-003 Rev D Received 16 July 2026
Drawing no. 004-PPA-ZZ-00-DR-A-0400 Rev H Received 7 January 2026
Drawing no, 1759-006 Rev A Received 10 March 2026
Reason
For the avoidance of doubt.
03
No above ground development shall take place until details of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted or samples of the materials have been left on site, and the details/samples have been approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details/samples.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity.
04
Prior to the commencement of the development hereby granted details of the foul, surface water and land drainage systems and all related works necessary to drain the site shall be submitted to and approved by the Local Planning Authority. The approved 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 first dwelling.
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 and in accordance with Policy CS25 of the Local Plan.
05
Before the development is brought into use, that part of the site to be used by vehicles shall be properly constructed with either
a/ a permeable surface and associated water retention/collection drainage, or
b/ an impermeable surface with water collected and taken to a separately constructed water retention / discharge system within the site.
All to the satisfaction of the Local Planning Authority and shall thereafter be maintained in a working condition.
Reason
To ensure that surface water can adequately be drained and that mud and other extraneous material is not deposited on the public highway and that each dwelling can be reached conveniently from the footway in the interests of the adequate drainage of the site, road safety and residential amenity.
06
Prior to the commencement of works, details of the widening of the existing footway to 2m and then 1.5m along the site frontage, as shown in draft form on drawing 004 PPA-ZZ-00-DR-A-0400 Rev H, shall be submitted to and approved by the Local Planning Authority and the approved details shall be implemented prior to the occupation of the first dwelling. (This will require the developer to enter into a S278 agreement david.phillips@rotherham.gov.uk in this regard)
Reason
In the interests of highway safety
07
No tree or hedgerow or living stump shall be cut down, uprooted or destroyed nor shall any tree or hedgerow be pruned other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any pruning works approved shall be carried out in accordance with British Standard 3998 (Tree Work). If any tree or hedgerow is removed, uprooted or destroyed or dies, another tree or hedgerow shall be planted in the immediate area and that tree or hedgerow shall be of such size and species, and shall be planted at such time, as specified in writing by the Local Planning Authority.
Reason
In the interests of the visual amenities of the area.
08
No work or storage on the site shall commence until all the trees/shrubs to be retained have been protected by the erection of a strong durable 2 metre high barrier fence in accordance with BS 5837:2012 Trees in Relation to Design, Demolition and Construction – Recommendations. This shall be positioned in accordance with details as shown on Weddles Tree Protection Plan - Drawing number 1759-003 Rev D and the details on Page 10 of the Weddles Arboricultural Impact Assessment. The protective fencing shall be properly maintained and shall not be removed without the written approval of the Local Planning Authority until the development is completed. There shall be no alterations in ground levels, fires, use of plant, storage, mixing or stockpiling of materials within the fenced areas.
Reason
To ensure the trees/shrubs are protected during the construction of the development in the interests of amenity
09
All advice given in the Outline Method Statement for Construction contained on P10- 15 of the Weddles Arboricultural Impact Assessment shall be adhered to, including but not restricted to Construction exclusion zones, no dig construction areas (that will affect the driveway and hardstanding), demolition of existing walls or hardstanding, and any utility or service runs required within root protection areas.
Reason
In the interests of the visual amenities of the area
10
Prior to commencement of development, a detailed landscape scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The landscape scheme shall be prepared to a minimum scale of 1:200 and shall clearly identify through supplementary drawings where necessary:
-The extent of existing planting, including those trees or areas of vegetation that are to be retained, and those that it is proposed to remove.
-The extent of any changes to existing ground levels, where these are proposed.
-Any constraints in the form of existing or proposed site services, or visibility requirements.
-Areas of structural and ornamental planting that are to be carried out.
-The positions, design, materials and type of any boundary treatment to be erected.
-A planting plan and schedule detailing the proposed species, siting, quality and size specification, and planting distances.
-A written specification for ground preparation and soft landscape works.
-The programme for implementation.
-Written details of the responsibility for maintenance and a schedule of operations, including replacement planting, that will be carried out for a period of 5 years after completion of the planting scheme.
The scheme shall thereafter be implemented in accordance with the approved landscape scheme within a timescale agreed, in writing, by the Local Planning Authority.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity
11
The window on the rear elevation of the rear off shot and all rooflights on Dwelling 2 shall be set at a minimum 1.7 metres above the floor of the room in which the window/rooflight is installed. The window/rooflights shall be permanently retained in that condition thereafter.
Reason
In the interests of the amenities of the occupiers of adjoining properties.
12
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification), no additional windows or openings shall be inserted into the rear elevation(s) or the roof of Dwelling 2 without the prior approval of the Local Planning Authority.
Reason
In the interests of the amenities of the occupiers of adjoining properties.
13
Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no enlargement of the dwellings, permitted under Part 1, Classes A and B and C shall be carried out to the dwellings without the prior written approval of the Local Planning Authority.
Reason
So that further alterations and extensions can be controlled by the Local Planning Authority in the interests of the amenities of the occupiers of adjoining properties.
14
In the event that during development works significant contamination is encountered, the Local Planning Authority shall be notified in writing immediately. Any requirements for remedial works shall be submitted to and approved in writing by the Local Planning Authority. Works thereafter shall be carried out in accordance with an approved Method Statement.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 189 and 190 of the National Planning Policy Framework.
15
If subsoil/topsoil is required to be imported to site for gardens and areas of soft landscaping, then these soils will need to be tested at a rate and frequency to be agreed with the Local Planning Authority to ensure they are free from contamination.
Reason
To ensure the safe occupation of the site in accordance with Policy SP54 of the Rotherham Local Plan and paragraph numbers 189 and 190 of the National Planning Policy Framework.
16
Prior to the occupation of the dwellings, details renewable energy measures including an Electric Vehicle Charging connection point, air source heat pumps and solar panels shall be submitted to and approved by the Local Planning Authority. Each dwelling shall not be occupied until the approved measures been provided, and they shall thereafter be retained.
Reason
In the interests of air quality and to provide appropriate facilities for electric vehicles.
17
No removal of hedgerows, trees or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds’ nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.
Reason
In order to protect nesting birds
18
All ecological enhancement measures shall be carried out in accordance with the details contained in the Ecological Enhancements – DWG No. 1759-007 (Weddles January 2026) approved in principle by this permission.
Bee bricks:
• Bee bricks shall be installed in all buildings, positioned on south-facing walls in a sunny location, at least 1 metre above ground level, preferably near pollinator-friendly planting.
Bird, swift and bat bricks:
• An approximately equal split between bird, swift and bat bricks (or boxes where integrated bricks are not feasible) shall be provided across the development to ensure balanced habitat provision with 50% of buildings containing habitat features, in accordance with the following criteria:
• For buildings with an external height of less than 5 metres, integrated bird bricks shall be installed at a minimum height of 3 metres.
• For buildings with an external height of 5 metres or more:
o Integrated swift bricks shall be installed at a minimum height of 5 metres, in groups of at least three, with a clear flight path in front.
o Integrated bird bricks shall be installed at a minimum height of 3 metres.
o Integrated bat bricks shall be installed at a minimum height of 3 metres but ideally 5-7 metres.
All bricks and/or boxes shall be installed in accordance with the approved details and before the respective dwelling is first occupied, and shall be retained and maintained thereafter.
Reason:
To conserve and enhance protected and Priority species and allow the Local Planning Authority to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended) and s40 of the NERC Act 2006.
19
Prior to the commencement of the construction of the rear bungalow the existing bungalow shall be demolished and the proposed two storey dwelling to the front of the site shall be substantially completed.
Reason
To ensure that the site is fully developed in accordance with the approved plans in accordance with the Wickersley Design Code.
Informatives
01
Unless an exception or a transitional arrangement applies1, the effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition “(the biodiversity gain condition”) that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan in respect of this permission would be Rotherham MBC. Failure to submit a Biodiversity Gain Plan prior to the commencement of development will lead to formal enforcement action being considered, which could be in the form of a Temporary Stop Notice (that will require all development on site to stop, for a period of 56 days).
Biodiversity Gain Plan The biodiversity gain plan must include/accompanied by:
(a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; (b) the pre-development biodiversity value of the onsite habitat;
(c) the post-development biodiversity value of the onsite habitat;
(d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; (e) any biodiversity credits purchased for the development;
(f) any information relating to irreplaceable habitat making up onsite habitat
(g) information about steps taken or to be taken to minimise any adverse effect of the development on, and arrangements for compensation for any impact the development has on the biodiversity of, any irreplaceable habitat4 present within the onsite baseline.
(h) any additional information requirements stipulated by the secretary of state.
02
To ensure that the biodiversity gain objective is met and the condition can be discharged successfully it is important that biodiversity net gain is considered through the planning process. The plan is the mechanism to ensure that the biodiversity gain objective is met and in particular:
• The post development biodiversity value of the developments on-site habitat is accurate based on the approved plans and drawings for the development;
• Any off-site biodiversity gains have been registered and allocated to the development and;
• Biodiversity credits, if they are necessary for the development, have been purchased.
As the development is achieving a net loss on-site currently the applicant will need to provide information as to how they will meet 10% net gain. Either through off-site habitat enhancement on land within their ownership, purchasing of units from a habitat bank or as a last resort purchasing statutory credits from Natural England.
03
Swift bricks should be installed at a height of at least 5 metres on the building, ideally beneath eaves that offer some shade. They can be positioned on any elevation, but north- or east-facing aspects are preferred to reduce the risk of overheating during hot weather. If installed on south- or west-facing elevations, care should be taken to ensure the bricks are not exposed to prolonged direct sunlight, especially during summer months.
Swift bricks should be installed in groups of at least three, with a clear flight path — ideally at least 5 metres of unobstructed space in front of the brick. Avoid placing bricks directly above windows or doors to minimise disturbance. Example specification includes the Manthrope ‘GSWB’ Swift brick or the Vivara Pro Cambridge Brick Faced Swift Nest Box.
Where possible, bee bricks should be placed in a south facing wall in a sunny location at least 1 metre above ground level and preferably adjacent to pollinator friendly plants.
Bird bricks should be integrated into the external walls of new buildings, ideally positioned at least 3 metres above ground level to minimise disturbance and predation. They should be located away from windows and doors where possible, on north- or east-facing elevations to reduce the risk of overheating during the breeding season.
The bricks should be sited on quieter parts of the building with minimal disturbance and artificial lighting. The type of brick used should be suitable for common local species such as house sparrows or starlings. Where multiple bricks are least 0.5 metres apart and installed in areas that offer a sheltered and safe nesting environment. Example specification includes the Schwegler Brick Box Type 24, Woodstone Sparrow Nest Box or an equivalent suitable for tits, sparrows or starlings. Bat bricks should be integrated into buildings on a southerly aspect / orientation (south, south west, and south-east). Boxes should be located a minimum of 2 metres, but ideally 5-7 metres above ground, in a position near the eaves or gable apex. Placement should avoid windows, doors and wall climbing plants. Example specification includes Verona Build-In Woodstone Bat Box, Segovia Build-in WoodStone Bat Box and WoodStone Build-in Bat Tube.
Where integrated bricks cannot be accommodated due to construction constraints, appropriate external nest boxes may be installed in suitable locations consistent with the above guidance.
04
Drainage informatives:
Flood resilience should be duly considered in the design of the new building/s or renovation. Guidance may be found in BRE Digest 532 Parts 1 and 2, 2012 and BRE Good Building Guide 84.
Developments should have floor levels set higher than the recorded flood level or a minimum of 300mm above proposed ground level.
Surface water drainage plans should include the following:
? Rainwater pipes, gullies and drainage channels including cover levels.
? Inspection chambers, manholes and silt traps including cover and invert levels.
? Pipe sizes, pipe materials, gradients and flow directions.
? Soakaways, including size and material.
? Typical inspection chamber / soakaway / silt trap and SW attenuation details.
? Site ground levels and finished floor levels.
Surface Water Discharge From Brownfield Site: There should be no increase in surface water discharge from the site to existing sewers / watercourses. On site surface water attenuation will therefore be required if drained areas to existing sewers / watercourses are to be increased.
A 30% net reduction to existing peak discharge (up to a 1/100 yr storm + 40% CC) will be required if the site is being re-developed. A full justification will be required where the development cannot achieve the 30% betterment on the existing run-off rate.
On Site Surface Water Management:
The site is required to accommodate rainfall volumes up to 1 in 100 year return period (plus climate change) whilst ensuring no flooding to buildings or adjacent land.
The applicant will need to provide details and calculations including any below ground storage, overflow paths (flood routes), surface detention and infiltration areas etc. to demonstrate how the 100 year + 40% CC rainfall volumes will be controlled and accommodated.
Where cellular storage is proposed and is within areas where it may be susceptible to damage by excavation by other utility contractors, warning signage should be provided to inform of its presence. Cellular storage and infiltration systems should not be positioned within highway.
Guidance on flood pathways can be found in BS EN 752.
If the development is proposing to make a new highway drainage connection to an existing highway drainage system, detailed CCTV surveys and modelling of the existing highway drainage system will be required to determine the capability to accept additional flow. Discharge will be limited to greenfield run-off rates
05
It is recommended that the development is designed and built to Secured by Design www.securedbydesign.com Defensible Space - Each dwelling should have a front boundary to a height of 1 metre to allow for visible surveillance into and from the dwellings in question.
Boundary Treatment - All rear gardens should be secured with a min 1.8m high fence. A 1.8m lockable gate should be fitted as close the front boundary line as possible to secure the rear of the dwellings.
Surveillance - Any landscaping and front boundaries should be kept low at no more than 1 metre high and any trees to have no foliage below 2m to aid natural surveillance. Positioning of trees should be careful not to mask any Lighting Column’s.
Lighting - Any external paths and car parking areas should be well lit with an LED lighting scheme to standard BS5489 with no dark areas. All front and rear doors should be lit with a wall mounted luminaire to provide lighting in line with standard BS5489 which should operate on a dusk to dawn sensor and spread the light downward.
Security of Dwellings - In line with SBD standards, all front / rear doors and ground floor windows should comply with PAS 24:2022.
06 INF 11A Control of working practices during construction phase (Close to residential) You should note that the Council’s Neighbourhood Enforcement have a legal duty to investigate any complaints about noise or dust which may arise during the construction phase. If a statutory nuisance is found to exist they must serve an Abatement Notice under the Environmental Protection Act 1990. Failure to comply with the requirements of an Abatement Notice may result in a fine of up to £20,000 upon conviction in the Magistrates' Court. It is therefore recommended that you give serious consideration to reducing general disturbance by restricting the hours that operations and deliveries take place, minimising dust and preventing mud, dust and other materials being deposited on the highway
POSITIVE AND PROACTIVE STATEMENT
During the determination of the application, the Local Planning Authority worked with the applicant to consider what amendments were necessary to make the scheme acceptable. The applicant agreed to amend the scheme so that it was in accordance with the principles of the National Planning Policy Framework.
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