| Conditions / Reason for Refusal: |
General
01
The development hereby permitted shall be commenced before the expiration of three years from the date of the original permission (RB2024/0011), being 22 August 2027.
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
3572_01 RCA 100 XX DR A 0901 – Location Plan
25803-BSB-00-XX-DR-A-0102 C4 – Proposed Site Layout External Works
25803-BSB-00-XX-DR-A-0204 C2 – Block Type 1041 (2b4p House x 2)
25803-BSB-00-XX-DR-A-0207 C2 – Block Type 1020 (2b4p Flat x 4)
3572_01 RCA 00 XX DR A 0202 rev P3 – 1071 3B6P 2-Storey semidetached floor plans
3572_01 RCA 00 XX DR A 0201 rev P3 – 1071 3B6P 2-Storey semidetached elevations
R/2932/1A – Landscape Plan
49742-ECE-XX-XX-DR-C-0103-P01 – Drainage Layout
49742-ECE-XX-XX-DR-C-0101-P01 – External Works Layout
25803-BSB-00-XX-DR-A-0310 C1 – Means of Enclosure Details
25803-BSB-00-XX-DR-A-0102 C4 – Proposed Site Layout External Works
25803_BSB_00_XX_DR_A_0103 Rev C1 – EV Charging Plan
25803_BSB_00_XX_DR_A_0214 Rev C1 - Streetscenes
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 provided in the Schedule of Materials document, prepared by BSB Architects, dated October 2025. 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.
04
The boundary treatment details shown on drawing 25803-0102 C4 & 25803-0310 C1 shall be completed before each dwelling is first occupied.
Reason
In the interests of the visual amenity of the area and in accordance with the Local Plan.
Affordable Housing
05
The development shall provide 100% affordable housing across the site, unless otherwise agreed in writing by the Local Planning Authority.
Reason
In the interests of securing affordable housing.
Construction Environment Management Plan
06
The construction phase shall be carried out in accordance with the details set out in the submitted Construction Environment Management Plan, prepared by Kelsey Construction, dated 15 December 2025.
Reason
To safeguard the amenities of the occupiers of nearby properties and promote sustainable development.
Air Quality and Emissions
07
The development shall be completed in accordance with the approved electric vehicle charging details shown on plan ref: 25803_BSB_00_XX_DR_A_0103 Rev C1 and retained in perpetuity. Each dwelling shall not be occupied until the charging point is provided.
Reason
In the interests of sustainable development and air quality in accordance with the Local Plan and the NPPF.
Highways
08
Before the development is brought into use that part of the site to be used by vehicles shall be constructed in accordance with the details shown on drawing number 49742-0103-P01. The area 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.
09
The proposed alterations in the highway at York Road, indicated on drawing 49742-0105-P02 & 0106-P02 shall be implemented before the development is brought into use.
Reason
In the interests of highway safety.
10
Prior to the development being first occupied, a scheme shall be submitted to and approved in writing by the Local Planning Authority detailing how the use of sustainable/public transport will be encouraged. The agreed details shall be implemented in accordance with a timescale to be agreed by the Local Planning Authority.
Reason
In order to promote sustainable transport methods.
Ecology
11
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 not to disturb any bats or birds and to make adequate provision for species protected by the Wildlife & Countryside Act 1981.
12
The development shall be carried out in accordance with the submitted Biodiversity Enhancement & Management Plan ‘York Road Development—Provision of Biodiversity Features’, prepared by RDF Ecology, dated February 2026. The approved details thereafter shall be implemented, retained and maintained for their designed purpose in accordance with the approved scheme.
Reason
In the interests of biodiversity and ecology.
Landscapes
13
Landscaping of the site as shown on the approved plans (FDA Landscape drawing no. R/2932/1A) shall be carried out during the first available planting season after commencement of the development and maintained for the lifetime of th development. Any plants or trees which within a period of 5 years from completion of planting die, are removed or damaged, or that fail to thrive shall be replaced within the next planting season. Assessment of requirements for replacement planting shall be carried out on an annual basis in September of each year and any defective work or materials discovered shall be rectified before 31st December of that year.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity.
14
A Landscape Management Plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape and public realm areas shall be submitted to and approved by the Local Planning Authority prior to the completion or first occupation of the part or phase of development to which it relates, whichever is the sooner. The management shall thereafter be carried out in accordance with the agreed management scheme.
Reason
To ensure that there is a well laid out scheme of healthy trees and shrubs in the interests of amenity.
Trees
15
No operations (including initial site clearance) shall commence on site in connection with development hereby approved until the details to protect existing trees and hedgerows set out on drawing number AIA & AMS TPP and detailed in the document Arboricultural Impact Assessment & Method Statement for Trees, both prepared by AllAboutTrees Ltd, dated 1st October 2025 have been implemented fully on site.
All tree protection methods detailed on the approved drawing shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials have been removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained.
Reason
To ensure appropriate tree protection in the interests of protecting the visual amenity of the area, contributing to the quality and character of Rotherham’s environment, air quality and adapting to and mitigating climate change.
Drainage
16
The development shall be carried out in accordance with the details shown on the submitted plan, Drainage Layout Plan 49742-ECE-XX-XX-DR-C-103 (rev P01) dated 14/11/25 prepared by Eastwood.
Reason
In the interest of satisfactory and sustainable drainage
General Amenity
17
Installed glazing and ventilation (trickle ventilation and mechanical ventilation) shall meet the criteria for noise reduction as specified in Appendix III, Figure 4 of the Residential Planning Noise Assessment by Dice Environmental Acoustics, dated 11th December 2023 (Ref: 101199-R01 (Version 1)). Following the installation of the mechanical ventilation system, the indoor ambient noise levels (with the mechanical ventilation system in operation) shall not exceed those specified in BS8233:2014.
Reason
To safeguard the amenities of the future occupiers of the proposed development.
18
All rear gardens areas (except those to Plots 4 and 8) shall be provided with 1.8m, standard, close boarded timber fence to the boundary. The rear gardens of Plots 4 and 8 as detailed on Appendix III, Figure 1 of the Residential Planning Noise Assessment by Dice Environmental Acoustics, dated 11th December 2023 (Ref: 101199-R01 (Version 1)) shall be provided with a 2.2m high timber fence to the boundary. The fence shall be solid, continuous, sealed at all interfaces and have a minimum surface density of 10kg/m. The fence shall be maintained in good order throughout the lifetime of this consent.
Reason
To safeguard the amenities of the future occupiers of the proposed development.
19
No noise generating external fixed 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 to achieve a combined Rating Level of noise from all such equipment of no more than 3dB(A) below the prevailing Background Sound Levels, when measured at the nearest noise sensitive receptors. ‘Rating Level’ and ‘Background Sound Level’ are as defined in BS 4142:2014+A1:2019.
Reason
To safeguard the amenities of the future occupiers of the proposed development.
Broadband
20
Prior to first occupation of a dwelling on this site, information relating to the availability of infrastructure to enable the provision of gigabit capable full fibre broadband should be submitted and approved by the LPA. If the necessary infrastructure is available to enable provision, details of measures to facilitate the provision of gigabit-capable full fibre broadband for the development hereby approved, including a timescale for implementation, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason
In accordance with Local Plan Policy SP61 ‘Telecommunications’ and Chapter 10 of the NPPF.
Land Contamination
21
The development shall be carried out in accordance with the submitted Phase 2 Geotechnical and Geo-Environmental Site Investigation, prepared by Eastwood Consulting Ltd, dated 24 November 2025, reference 49742-ECE-XX-XX-RP-C-0003, Issue 1.
Reason
To ensure the safe occupation of the site.
22
The approved Remediation works set out within the submitted Remediation Implementation Plan, prepared by Eastwood Consulting Ltd, dated 16 January 2026, reference 49742-ECE-XX-XX-RP-C-0006, Issue 3 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 Local Authority must be given two weeks written notification of commencement of the remediation scheme works.
Reason
To ensure the safe occupation of the site.
23
If subsoil/topsoil is required to be imported to site for remedial works/ or garden/soft landscaping areas, then these soils will need to be tested at a rate and frequency to be agreed with the Local Authority to ensure they are free from contamination. The results of testing shall be presented within a Validation Report and shall be forwarded to the Local Authority for review and comment.
Reason
To ensure the safe occupation of the site.
24
If during development works unexpected 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 Authority.
Reason
To ensure the safe occupation of the site.
25
Following completion of any remedial/mitigation works a Validation Report should be forwarded to the Local Authority for review and comment. The Validation 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 validation 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 validation data has been approved by the Local Authority.
Reason
To ensure the safe occupation of the site.
Local Labour Agreement (Construction phase)
26
The construction phase of the development shall be carried out in accordance with the submitted Local Labour Agreement and Supply Chain document.
Reason
To improve skills in all of Rotherham’s communities through the promotion of access to training, education and local employment opportunities, in accordance with Policy CS10 ‘Improving Skills and Employment Opportunities’.
Waste Management
27
Prior to the development being first occupied a Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Plan will need to include:
• information on the amount and type of waste that will be generated from the site;
• measures to reduce, re-use and recycle waste within the development, including the provision of on-site separation and treatment facilities (using fixed or mobile plants where appropriate);
• an assessment of the potential to re-use or adapt existing buildings on the site (if demolished it must explain why it is not possible to retain them);
• design and layouts that allow effective sorting and storing of recyclables and recycling and composting of waste and facilitate waste collection operations during the lifetime of the development;
• measures to minimise the use of raw materials and minimise pollution of any waste;
• details on how residual waste will be disposed in an environmentally responsible manner and transported during the construction process and beyond;
• construction and design measures that minimise the use of raw materials and encourage the re-use of recycled or secondary resources (particularly building materials) and also ensure maximum waste recovery once the development is completed; and
• details on how the development will be monitored following its completion.
The agreed details shall be implemented and thereafter maintained.
Reason
To minimise the amount of waste used during the construction and lifetime of the project and to encourage the re-use and recycling of waste materials on site.
Informative(s)
01
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.
02
Nature conservation protection under UK and EU legislation is irrespective of the planning system and the applicant should therefore ensure that any activity undertaken, regardless of the need for any planning consent, complies with the appropriate wildlife legislation. If any protected species are found on the site then work should halt immediately and an appropriately qualified ecologist should be consulted. For definitive information primary legislative sources should be consulted.
Furthermore, vegetation removal should be undertaken outside of the bird breeding season, March to September inclusive. If any clearance work is to be carried out within this period, a nest search by a suitably qualified ecologist should be undertaken immediately preceding the works. If any active nests are present, work which may cause destruction of nests or, disturbance to the resident birds must cease until the young have fledged.
03
In respect of the Landscape Management Plan condition 14, A Management Plan may be expected to set out, graphically and / or in writing, the overall functional and aesthetic objectives of a landscape scheme and the steps such as legal arrangements including ownership and management responsibilities, planned maintenance tasks, phased works, and monitoring procedures that will be taken after implementation to ensure that the scheme establishes successfully and is sustainable in the long-term.
04
If the developer is looking to have new sewers included in a sewer adoption agreement with Yorkshire Water (under Section 104 of the Water Industry Act 1991), he/she should contact our Developer Services Team (telephone 03451 208 482, email: technical.sewerage@yorkshirewater.co.uk) at the earliest opportunity. Sewers intended for adoption should be designed and constructed in accordance
with the WRc publication 'Code for Adoption - a design and construction guide for developers' as supplemented by Yorkshire Water's requirements.
05
It is recommended that the development adheres to the Secured by Design principles (www.securedbydesign.com). It is recommended that the following be considered:
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
All 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 Houses
In line with SBD standards, all front / rear doors and ground floor windows should comply with PAS 24:2022.
Security of Flats
The communal entrance doors to the flats should be to standard LPS 1175 Sr 2 or better and the entrance doors to each individual flats should comply with PAS 24:2022.
POSITIVE AND PROACTIVE STATEMENT
The applicant and the Local Planning Authority engaged in pre application discussions to consider the development before the submission of the planning application. The application was submitted on the basis of these discussions, or was amended to accord with them. It was considered to be in accordance with the principles of the National Planning Policy Framework.
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