Hellaby Consultation

The Applicant is preparing an outline planning application (with access details provided and all other matters reserved) for the development of up to 101 residential units on land located to the west of Cumwell Lane and south of Ridgeway Close, Hellaby in Rotherham. 

The proposal will provide a mix of high-quality homes in a sustainable location for growth.

View website here

The site is located to the west of Cumwell Lane and south of Ridgeway Close, Hellaby and a Site Location Plan can be found below:

Site Location Plan

The site has an established access to the north-east of the site. A new vehicular access is proposed to the west of the site via Cumwell Lane. A pedestrian access is proposed via Ridgeway Close to connect the site to Hellaby to the north of the site. 

The surrounding land uses include:

• North - Residential estate including Ridgeway Close and Bateman Road, Douglas Paul car dealer and Shell petrol station. 
• South - 2 no. bungalows and associated storage land, greenfield land and agricultural storage units, Newhall Dike. 
• East - agricultural land, residential estate including Barrie Grove, Grange Drive and Parkstone Crescent beyond. 
• West - Centenary Hall events venue, Alliance Automotive Logistics warehouse, with the M18 highway corridor beyond. 

It is noted there is an outline planning application made by Barrett David Wilson Homes to the south and east of the site (application reference RB2025/0599), also located in site allocation SL11. 

The site is located south of a predominantly residential area (to the north and east). Full details of the site and its boundaries can be found on the submitted Site Location Plan. 

The site is currently undeveloped and has no recent planning history. The site is allocated as ‘Safeguarded Land’, as it was removed from the Green Belt through the adoption of the current Local Plan and is allocated to meet future development needs. 

The site is well connected to local services and facilities that would support the needs of future residents. These include supermarkets, health facilities, schools, among many others.

The proposed description of development is for an ‘Outline application for residential development with access details, all other matters reserved’.

The proposal includes the provision of up to 101 high-quality residential units. An Indicative Layout is available at the following link:

View Indicative Proposed Layout Plan here

The proposals include a 25% provision of affordable housing.

The layout has been influenced by several factors, including existing access, surrounding development, physical constraints of the site, character of the area, and planning policy requirements; including open space, recreation and play space, landscaping, and boundary treatments.

The scale of the proposed development is sympathetic to the surroundings of the site and the adjacent settlement of Hellaby.

The Applicant has commissioned a package of technical and design information to support the application. The work undertaken to date confirms the following technical outcomes: 

• Ecology surveys are ongoing, and a Biodiversity Net Gain baseline and post-development assessment will be finalised for the application submission. The application will deliver 10% biodiversity net gain in line with national legislation. 
• The site is located in Flood Zone 1 and not at risk from flooding from any rivers or the sea. The Local Plan confirms the site is located in allocation SL11 and the wider parcel is at risk of surface water flooding. The Flood Risk Assessment and Indicative Drainage Strategy submitted in support of the application will detail the mitigation measures proposed to ensure no increased flood risk and measures considered to addresses any on-site surface water considerations. The proposed development will not increase the risk of flooding. 
• Ground conditions have been assessed via a Ground Investigation, which will be submitted as part of the outline planning application. 
• A Noise Impact Assessment has been undertaken in line with best practice guidance and confirms that the proposed development will not generate any significant noise impact. 
• The site is not located in an Air Quality Management Area. 
• The site is not subject to any known Tree Preservation Orders.  
• The Local Plan confirms the site has potential for archaeological remains, therefore a desktop archaeological assessment will be submitted in support of the outline planning application. 
• The site is not located within a Conservation Area and a review of the Listed Building Register confirms there are no Listed Buildings or Scheduled Ancient Monuments on or near to site. 
• A Transport Assessment has been undertaken and confirms the proposed development will not have a severe impact on the local highway network and it will not have an unacceptable impact on highway safety. 
• The Transport Assessment confirms the site is located in a sustainable location, with suitable facilities located within appropriate walking or cycling distance from the site. 

The planning application will be supported by several documents which set out the design and technical details of the proposal, these include: 

• Site Location Plan 
• Parameters Plan 
• Design and Access Statement 
• Landscape and Visual Appraisal 
• Air Quality Assessment 
• Ecology Surveys and Biodiversity Net Gain Metric 
• Flood Risk Assessment and Drainage Strategy 
• Noise Impact Assessment 
• Tree Survey 
• Heritage and Archaeology Desk Based Assessment 
• Ground Investigation 
• Mineral Safeguarding Statement 
• Transport Assessment 

Social: 

• The site would contribute to an appropriate level of growth in Hellaby which is identified as a ‘Principal Settlement’ in the Local Plan. Hellaby is a sustainable location near to essential services and facilities to meet the requirements of future residents, such as healthcare and education provision, convenience goods, among others.
• The site has previously been assessed by the Local Planning Authority as suitable for residential development (through its release from the Green Belt to support future development needs).
• The site is available, in a suitable location, achievable and deliverable in the current Plan period/ early years of the emerging Plan period.
• The proposed development would offer a wide tenure mix to future residents, making a contribution to the local demand for housing and current significant under-supply.
• The proposed development would provide a policy-compliant level of on-site affordable housing (equivalent to 25%) secured by a Section 106 legal agreement, contributing to the general affordable housing supply in Rotherham, making homes more accessible.

Environmental: 

• The proposed development will provide at least 10% biodiversity net gain to support and increase local biodiversity and wildlife.
• The site is near to public transport options and will provide a new public footpath (north-east boundary of the site) connecting the site to the existing pedestrian network in Hellaby, which would encourage healthy transport methods for future residents.
• The proposed development would be an appropriate extension to Hellaby whilst considering appropriate landscape features on-site and along the site boundaries. A Landscape Character Assessment will be submitted as part of the outline planning application to demonstrate the acceptability of the proposed development in this location and as part of the wider landscape.
• The technical reports undertaken to assess the site and proposed development have confirmed the site is not subject to any known constraints which would prevent the proposed development from coming forward. All technical reports will be publicly available once the outline application is submitted to Rotherham Metropolitan Borough Council.

Economic: 

• Opportunities for on-site affordable housing to support lower income families.
• There would be an increase in Council Tax revenue for the Local Authority.
• The proposal, once occupied, would support the sustainable settlement of Hellaby via increased spending and footfall in the local area, helping to ensure Hellaby remains a vibrant and sustainable community.
• The proposal would provide employment opportunities throughout the construction phase.

It is anticipated that the planning application is likely to be submitted in August 2025. 

The application will be submitted in outline, with the final layout, appearance and design to be finalised by a future Reserved Matters planning application. 

The public consultation will formally run for a 2-week period from Wednesday 9th July 2025 to Wednesday 23rd July 2025. A questionnaire is available for completion with the opportunity to provide comments. Responses will be reviewed by the LSH team leading on the project and the Applicant. 

Complete questionnaire here

If you have any further clarifications or queries, then please get in contact with a member of our team on the details below.