| 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 08, 09 & 11 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. The details required under condition numbers 08, 09 & 11 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.’
General
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
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 site 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)
712024112 RMBC PM_60_10 _62 X00 D A 0010 P01 - LOCATION PLAN
712024112 RMBC PM_60_10 _63 X00 D A 0530 P02 - SOFT LANDSCAPING
712024112 RMBC PM_60_10 _63 X00 D A 0550 P02 - BOUNDARY TREATMENTS
712024112-RMBC-PM_40_40_34-XZZ-D-A-0102-P03 - ROOF PLAN
712024112-RMBC-PM_40_40-X00-D-A-0100-P01 - EXISTING FLOOR PLANS
712024112-RMBC-PM_40_40-XZZ-D-A-0101-P04 - PROPOSED FLOOR PLANS
712024112-RMBC-PM_40_40-XZZ-D-A-0200-P01 - EXISTING ELEVATIONS
712024112-RMBC-PM_40_40-XZZ-D-A-0201-P05 - PROPOSED ELEVATIONS
712024112-RMBC-PM_40_40-XZZ-D-A-0300-P02 - PROPOSED SITE SECTIONS
712024112-RMBC-PM_60_10_62-X00-D-A-0005-P01 - EXISTING SITE PLAN
712024112-RMBC-PM_60_10_62-X00-D-A-0010-P07 - PROPOSED SITE PLAN
712024112-RMBC-PM_60_10_62-X00-D-A-0015-P07 - SITE PLAN GF
712024112-RMBC-PM_60_10_62-X00-D-A-0020-P04 - SITE PLAN LG
Drainage Strategy' 300950 prepared by AMA
Reason
To define the permission and for the avoidance of doubt.
03
The materials to be used in the construction of the external surfaces of the development hereby permitted shall be in accordance with the details shown on the approved plans. The development shall thereafter be carried out in accordance with these details.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity.
Highways
04
Before the development is brought into use the car parking area to the building shall be provided and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory parking space and avoid the necessity for the parking of vehicles on the highway in the interests of road safety.
05
Before the development is brought into use, a Travel Plan shall have been submitted to and approved by the Local Planning Authority. The plan shall include clear and unambiguous objectives, modal split targets together with a programme of implementation, monitoring, validation and regular review and improvement. The Local Planning Authority shall be informed of and give prior approval in writing to any subsequent improvements or modifications to the Travel Plan following submission of progress performance reports as time tabled in the monitoring programme. For further information please contact the Transportation Unit (01709) 822186.
Reason
In order to promote sustainable transport choices.
06
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 to encourage drivers to make use of the parking spaces and to ensure that the use of the land for this purpose will not give rise to the deposit of mud and other extraneous material on the public highway in the interests of the adequate drainage of the site and road safety.
Environmental Health
07
No noise generating plant including mechanical ventilation/air conditioning, refrigeration or extraction plant shall be installed in any part of the development until full and precise details have been submitted to and approved in writing by the Local Planning Authority. The details shall include a BS4142:2014 +A1:2019 noise assessment and 1/3 octave frequency analysis with appropriate corrections for acoustic features and shall detail any mitigation measures, physical or operational to achieve no more than 3dB(A) below the prevailing background levels, outside the boundary of the nearest noise sensitive property.
Reason
To safeguard the amenities of the occupiers of nearby properties.
08
Prior to the commencement of any works (including demolition) on site, a Construction Environmental Management Plan (CEMP) shall be provided to the Local Planning Authority for approval. The plan shall describe in detail the actions that will be taken to minimise adverse impacts on occupiers of nearby properties by effectively controlling:
• Noise & vibration arising from all construction and demolition related activities - Contractors and site staff are expected to use the best practical means to minimise noise on site. Regard shall be had to the guidance detailed in BS5228-1:2009+A1:2014: ‘Noise and Vibration Control on Construction Sites’.
• Dust arising from all construction and demolition related activities - Contractors and site staff are expected to use the best practical means to minimise dust on site. Regard shall be had to the guidance detailed in Institute of Air Quality Management- Guidance of the assessment of dust from demolition and construction 2014.
• Artificial lighting used in connection with all construction related activities and security of the construction site - Contractors and site staff are expected to use the best practical means to minimise light nuisance on site. Regard shall be had to the guidance detailed in the Institution of Lighting Professionals - Guidance Note 01/21 – Reduction of Obtrusive Light.
The CEMP to be submitted shall be in report format and as a minimum is to include the following details as specified in the subheadings below:
• Program and Phasing Details
- Site layout
- Operational hours
- Expected duration of demolition and construction work phases
• Site Management - Contact details of site manager for public liaison purposes - - Complaints procedure Roles and responsibilities
• Routes for Construction Traffic - Routes to be used for access onto site and egress - - One way systems Haul routes (onsite and delivery)
• Site Access, Storage and Movement of Materials - Delivery access point details - - Location details of storage areas Delivery times of materials and plant
• Dust, Debris and Mud
- Screening and hoarding
-Preventative measures
- Dust suppression measures
- General and machinery
- Wheel wash facilities
- Road sweeping facilities
- Covering of dusty stockpiles
- Vehicles carrying dusty loads
- Dust monitoring
- Boundary checks
- Monitoring of weather including wind speed and direction, dry conditions etc
• Noise and Vibration Control
- Silencing of vehicles, plant and machinery
- Mitigation measures for noisy operations
- Operational hours
- One way systems
- Vehicle reverse alarms
- Leaflet drops to noise sensitive premises
• Artificial Lighting
- Hours of operation of the lighting
- Location and specification of all of the luminaires
- Level of maintained average horizontal illuminance for the areas that needs to be illuminated
- Predicted vertical illuminance that will be caused by the proposed lighting when measured at windows of any properties in the vicinity
- Measures that will be taken to minimise or eliminate glare and stray light arising from the use of the lighting that is caused beyond the boundary of the site
• Waste Management
- Waste storage
- Waste collection
- Recycling
- Waste removal
Reason
To safeguard the amenities of the occupiers of nearby properties and promote sustainable development.
Trees
09
No development, including site clearance, demolition, excavation or other preparatory works, shall commence until a detailed Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP), prepared in accordance with BS5837:2012, have been submitted to and approved in writing by the Local Planning Authority.
The AMS and TPP shall include:
• Details of tree protection fencing, construction exclusion zones and temporary ground protection measures.
• Detailed construction specifications for the proposed no-dig pathway within the Root Protection Area of T7, together with measures to protect T2 and T3 where existing hardstanding is retained or modified.
• Methodologies for any excavation, level changes, service installation or other construction activities within the Root Protection Areas of retained trees.
• The proposed sequencing and phasing of works, including the timing of tree protection installation and removal.
• A programme of arboricultural supervision and monitoring by a suitably qualified arboriculturist, including an initial inspection of installed tree protection measures, supervision of works within Root Protection Areas and periodic inspections during construction.
• Arrangements for recording and submitting arboricultural monitoring reports, including dated photographs and details of any remedial actions required.
All approved tree protection measures shall be installed prior to commencement of development and retained for the duration of construction unless otherwise agreed in writing by the Local Planning Authority.
The development shall thereafter be undertaken in strict accordance with the approved AMS and TPP. Records of arboricultural supervision and monitoring shall be made available to the Local Planning Authority upon request, with a final compliance report submitted following completion of the relevant works.
Reason
To ensure the adequate protection of retained trees during construction and safeguard their long-term health and amenity value, in accordance with BS5837:2012 and relevant policies of the Rotherham Local Plan.
Ecology
10
All mitigation measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (Estrada Ecology, June 2026) and Bat Survey Report (Middleton Bell Ecology, September 2026) already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason
To conserve and enhance protected and Priority species and allow the LPA 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.
11
No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority.
The CEMP (Biodiversity) shall include the following.
a) Risk assessment of potentially damaging construction activities.
b) Identification of “biodiversity protection zones”.
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason
To conserve and enhance protected and Priority species and allow the LPA 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 (Priority habitats & species)
12
Prior to commencement of construction works above ground level, a Biodiversity Enhancement Strategy for Protected and Priority species shall be submitted to and approved in writing by the Local Planning Authority. The content of the Biodiversity Enhancement Strategy shall include the following:
a) Purpose and conservation objectives for the proposed enhancement measures;
b) detailed designs or product descriptions to achieve stated objectives;
c) locations, orientations, and heights of proposed enhancement measures by appropriate maps and plans;
d) persons responsible for implementing the enhancement measures;
e) details of initial aftercare and long-term maintenance (where relevant).
The works shall be implemented in accordance with the approved details prior to occupation and shall be retained in that manner thereafter.
Reason
To enhance protected and Priority species & habitats and allow the LPA to discharge its duties under the NPPF (August 2026) and s40 of the NERC Act 2006 (Priority habitats & species).
13
Prior to construction works above ground level, a lighting design scheme for biodiversity shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes used for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting plans, drawings and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory.
All external lighting shall be installed in accordance with the specifications and locations set out in the scheme before the extension is brought into use and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason
To allow the LPA 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 (Priority habitats & species)
Drainage
14
Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.
Reason
To ensure that no foul or surface water discharge take place until proper provision has been made for their disposal in accordance with CS24 of the Local Plan
Informative
01
Any after school use of the hall should remain ancillary to main school use.
POSITIVE AND PROACTIVE STATEMENT
During the determination of the application, the Local Planning Authority worked with the applicant to consider what additional information was necessary to make the scheme acceptable. The applicant agreed to provide the additional information and the scheme is in accordance with the principles of the National Planning Policy Framework.
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