| 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 & 12 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 04 & 12 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 location plan and the development shall only take place in accordance with the submitted details and specifications and as shown on the approved plans:
Proposed Site Plan L5139-101 (Received 26/02/2026)
Proposed Elevations 2005-P01 (Received 26/02/2026)
Proposed Roof Plan 0110 – P01 (Received 26/02/2026)
Proposed Sections 3100 – P01 (Received 26/02/2026)
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 submitted application form/approved plans. The development shall thereafter be carried out in accordance with these details, unless otherwise agreed in writing with the Local Planning Authority.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity.
Construction Management Plan
04
Prior to any work commencing on site (including demolition), a Construction Environmental Management Plan (CEMP) shall be provided to the Local Planning Authority. 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 2009: ‘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 Institute 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
o Site layout
o Operational hours
o Expected duration of demolition and construction work phases
• Site Management
o Contact details of site manager for public liaison purposes
o Complaints procedure - Roles and responsibilities
• Routes for Construction Traffic
o Routes to be used for access onto site and egress
o One way systems
o Haul routes (onsite and delivery)
• Site Access, Storage and Movement of Materials
o Delivery access point details
o Location details of storage areas
o Delivery times of materials and plant
• Dust, Debris and Mud
o Screening and hoarding
o Preventative measures
o Dust suppression measures
o General and machinery
o Wheel wash facilities
o Road sweeping facilities
o Covering of dusty stockpiles
o Vehicles carrying dusty loads
o Dust monitoring
o Boundary checks
o Monitoring of weather including wind speed and direction, dry conditions etc
• Noise and Vibration Control
o Silencing of vehicles, plant and machinery
o Mitigation measures for noisy operations
o Operational hours
o One way systems
o Vehicle reverse alarms
o Leaflet drops to noise sensitive premises
• Artificial Lighting
o Hours of operation of the lighting
o Location and specification of all of the luminaires
o Level of maintained average horizontal illuminance for the areas that needs to be illuminated
o Predicted vertical illuminance that will be caused by the proposed lighting when measured at windows of any properties in the vicinity
o 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
o Waste storage
o Waste collection
o Recycling
o Waste removal
Reason
To safeguard the amenities of the occupiers of nearby properties and promote sustainable development.
Amenity
05
The new units hereby approved shall only be open to customers between the hours of 08:00hrs and 23:00hrs Mondays to Sundays.
Reason
In the interest of neighbouring amenity.
06
Prior to the occupation of any units for the purposes of operating a food business or serving hot food an Odour Impact Assessment Report shall be submitted in writing to the Local Planning Authority. The Assessment shall be approved in writing by the Local Planning Authority prior to occupation. The report shall:
• Determine the potential of adverse impact on neighbouring premises from the odours associated with the proposed extract equipment
• Detail the necessary odour mitigation measures that are required to ensure the occupiers of the nearby sensitive premises are not adversely affected by odours associated with the proposed extraction equipment.
• Details of an odour abatement system should include; positioning and design of extraction equipment; manufacturers details of the equipment proposed including odour abatement techniques; odour dispersion modelling as necessary to predict impact at sensitive receptors; detailed plans of the odour abatement system including external location of flues and ventilation termination points.
If odour levels predicted in the report are unacceptable, it may be necessary to specify mitigation measures as conditions of consent.
Reason
To safeguard the amenities of the occupiers of nearby properties.
07
No noise generating plant including mechanical ventilation, refrigeration, air conditioning/air handling and 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 noise assessment and 1/3 octave frequency analysis with appropriate corrections for acoustic features and shall detail any mitigation measures, physical or operational to avoid any significant adverse impact on surrounding noise sensitive premises.
Reason
To safeguard the amenities of the occupiers of nearby properties.
Broadband
08
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
Shutters
09
All shutters shall be internal as per the approved plans and no additional external shutters shall be mounted to the retails units.
Reason
In the interest of the character of the area.
Ecology
10
All mitigation measures and/or works shall be carried out in accordance with the details contained in the Preliminary Roost Assessment (Middleton Bell Ecology, April 2026) and Preliminary Ecological Appraisal (Estrada Ecology Ltd., February 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
Notwithstanding the submitted details, before above ground works commence a scheme for biodiversity enhancement, such as the incorporation of permanent bat roosting feature(s), swift boxes (or swift bricks) and house sparrow terraces, shall be submitted to and agreed in writing with the Local Planning Authority. The approved details thereafter shall be implemented, retained and maintained for their designed purpose in accordance with the approved scheme.
The scheme shall include, but not limited to, the following details:
i. Description, design or specification of the type of feature(s) or measure(s) to be undertaken;
ii. Materials and construction to ensure long lifespan of the feature/measure
iii. A drawing(s) showing appropriate locations and elevations of the features or measures to be installed or undertaken.
iv. When the features or measures will be installed within the construction, beneficial use, or phase of the development.
Reason
To enhance protected and Priority species & habitats and allow the LPA to discharge its duties under the NPPF 2025 and s40 of the NERC Act 2006 (Priority habitats & species).
Drainage
12
The development hereby permitted should not commence until drainage plans for
the disposal of foul and surface water flows have been submitted to and approved
by the Local Planning Authority, and the scheme shall be implemented in accordance with the approved details before the development is first brought into use.
Reason
To ensure that the development is provided with a satisfactory means of drainage as well as reduce the risk of creating or exacerbating a flooding problem and to minimise the risk of pollution.
Informative
The South Yorkshire Police Architectural Liaison Officer has recommended that the
development be built to Secured by Design standards. www.securedbydesign.com
They have recommended the following:
Lighting
• The entrances into the development should be well lit and offer as much natural surveillance to the street scene as possible, to standard BS 5489, as should stairwells and lift lobbies.
• The public realm spaces should also be well lit, to avoid any dark areas or
shadowing.
• Care must be taken when planting trees that they do not hinder lighting or
CCTV columns.
Security of Building
• All entrance doors/fire exits and windows into the development should comply
with Secured by Design standards.
• All entrance and exits should be well monitored with CCTV.
• Care must be taken to use Vehicle Mitigation solutions to limit a
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. It was considered to be in accordance with the principles of the National Planning Policy Framework.
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