| Conditions / Reason for Refusal: |
General
01
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 40 XX DR A 0901 rev P1 – Location Plan
24811_BSB_00_XX_DR_A_0101 C12 – Site Layout
24811_BSB_00_XX_DR_A_0203 C4 – Block 1041 (2nr 2b4p Houses) GF & FF Layouts & Elevations
24811_BSB_00_XX_DR_A_0204 C3 – Block 1041 (2nr 2b4p Houses) Section AA, BB & Roof Layout
24811_BSB_00_XX_DR_A_0205 C5 – Block 1010 (6nr 2b4p Flats) GF & FF Layouts
24811_BSB_00_XX_DR_A_0206 C4 – Block 1010 (6nr 2b4p Flats) Section AA, BB & Roof Layout & Elevations
24811_BSB_00_XX_DR_A_0207 C6 – Block 1010 (4nr 2b4p Flats) GF & FF Layouts & Elevations 2
4811_BSB_00_XX_DR_A_0208 C3 – Block 1010 (4nr 2b4p Flats) Section AA, BB & Roof Layout
24811_BSB_00_XX_DR_A_0103 C7 – Site Layout EVCP
R-2849-1D – Landscape Masterplan
49248-ECE-XX-XX-DR-C-0340_C06 – Plot Drainage
3572_01 RCA 40 ZZ DR A 0904 rev P3 – Larch Road Elevations
3572_01-PEV-40-XX-DR-C-0011 rev P03 – Proposed Geometrical Layout
24811_BSB_00_XX_DR_A_0211 C2 – Proposed Bin Store
Reason
To define the permission and for the avoidance of doubt.
02
The development shall be carried out in accordance with materials shown on drawing no. 24811-BSB-00-XX-DR-A-0101 rev C5 and approved by RB2025/0475.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity.
03
The boundary treatment shall be implemented in accordance with drawing no. 24811_BSB_00_XX_DR_A_0101 C12 and the details approved by RB2025/0475 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
04
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.
Highways
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
Before the development is brought into use the car parking area (for the apartments) shown on the submitted plan shall be provided, marked out and thereafter maintained for car parking.
Reason
To ensure the provision of satisfactory parking spaces and avoid the necessity for the parking of vehicles on the highway in the interests of road safety.
07
The road sections, constructional and drainage details shall be carried out in accordance with drawings 49248-ECE-XX-XX-DR-C-0310_C04 – S38 Layout; 49248-ECE-XX-XX-DR-C-0320_C05 – S104 Layout; and 49248-ECE-XX-XX-DR-C-0324_C03 – S104 SW Catchment Plan before the development is first brought into use.
Reason
No details having been submitted they are reserved for approval.
08
The proposed development shall not be occupied until the details of the proposed alterations in Larch Road (kerbing / footway associated with the widened vehicle access), approved by RB2025/0475 have been implemented.
Reason
In the interests of highway safety.
09
Prior to each dwelling first being occupied, the occupants shall be provided with a copy of the Sustainable Transport Statement, prepared by Kelsey Construction, dated 19/02/2025 and approved by RB2025/0475.
Reason
In order to promote sustainable transport choices.
Air Quality and Emissions
10
The development shall be completed in accordance with the approved electric vehicle charging details shown on plan ref: 24811_BSB_00_XX_DR_A_0103 C7 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.
Construction Environment Management Plan
11
The construction phase shall be carried out in accordance with the Construction Environment Management Plan version 3, dated 16/12/2025, prepared by Kelsey Construction and approved by RB2025/0475.
Reason
To safeguard the amenities of the occupiers of nearby properties and promote sustainable development.
Ecology
12
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.
13
The details within the Biodiversity Enhancement document, prepared for GS Kelsey Construction Limited, dated March 2025, approved by RB2025/0475 shall be implemented, retained and maintained for their designed purposes in accordance with the approved scheme in perpetuity.
Reason
In the interests of biodiversity and ecology.
Trees
14
No operations (including initial site clearance) shall commence on site in connection with development hereby approved until all existing hedgerows and trees to be retained are protected in accordance with the details contained within the ‘Phase 2 Pre-development Arboricultural Report, revision 1’ dated 18 March 2024, prepared by Wharncliffe Trees and Woodland Consultancy.
All tree protection methods detailed in the approved ‘Phase 2 Pre-development Arboricultural Report, revision 1’ 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.
Broadband
15
The development in regard to the provision of gigabit capable full fibre broadband shall be carried out in accordance with the details approved by RB2026/0332.
Reason
In accordance with Local Plan Policy SP61 ‘Telecommunications’ and Chapter 10 of the NPPF.
Land Contamination
17
Post construction, a Gas Verification Report is to be provided for each building to confirm that the measures constructed/installed meet the required standards. Inspection reports for each building will be forwarded to the Local Authority for review and comment.
Reason
To ensure the safe occupation of the site.
18
The Remediation works approved by RB2025/0475 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.
19
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. Works thereafter shall be carried out in accordance with an approved Method Statement.
Reason
To ensure the safe occupation of the site.
20
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 Authority to ensure they are free from contamination.
Reason
To ensure the safe occupation of the site.
21
The development shall be carried out in accordance with the details contained within the approved Validation Report, prepared by Eastwood Consulting Engineers, reference 49248-ECE-XX-XX-RP-C-0010, dated 16 June 2026.
Reason
To ensure the safe occupation of the site.
Local Labour Agreement (Construction Phase)
22
The construction phase shall be carried out in accordance with the Local Labour Agreement submitted and approved by RB2025/0475 along with the clarification document and e-mail dated 28th April 2025
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
23
The development shall be carried out in accordance with the Waste Management Plan that was submitted and approved by RB2026/0332. 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.
Landscapes
24
Landscaping of the site as shown on the approved plan (FDA Landscape drawing no.R/2849/1D) shall be carried out during the first available planting season after commencement of the development and thereafter maintained for the lifetime of the 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.
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
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 Dwellings
In line with SBD standards, all front / rear doors and ground floor windows 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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