News: More government cash for Rotherham Gateway Station

Further funding is set to come down the line to support the multimillion pound Rotherham Gateway Station regeneration scheme.

Housing schemes around the Parkgate site, and the wider Bassingthorpe development nearby, are set to benfit.

The board at the South Yorkshire Mayoral Combined Authority (SYMCA) has signed off on its priorities for new government funding to support housing, regeneration and employment growth in priority urban locations.

South Yorkshire has been allocated £85m from the City Densification Fund, an £800m government funding programme launched in Spring 2026 to help regional mayors unlock stalled urban housing and commercial developments.

Sheffield Moorfoot, Sheffield Station Campus and Rotherham Gateway have been identified as the initial priorities for the cash.

Integrated with a new tram-train stop, the Rotherham Gateway Station at Parkgate would bring faster rail connections. A new mainline rail station at Forge Way would deliver faster links to Birmingham, Sheffield, Leeds, and Doncaster, unlocking wider regional and national connectivity. The aim is for journey times to Leeds to be cut from 60 minutes to 30 minutes and to be 75 minutes to Birmingham.

With opening pencilled in for "late 2030," the four-phase masterplan for the £300m scheme sets out that it could bring 1,000 highly-skilled jobs and support more than £1bn of private investment.

A paper to the SYMCA board states: "Following engagement with local authorities, Homes England and other delivery partners, a programme of work has been undertaken to identify eligible investment opportunities. In line with Government guidance, the City Densification Fund is intended to support development within city centres and locations associated with Northern Powerhouse Rail investment where viability barriers are preventing delivery. Candidate schemes were assessed against an agreed framework covering strategic fit, deliverability, additionality, leverage and phasing.

"Further development, due diligence and business case work is required before individual funding commitments can be considered through SYMCA's assurance framework."

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The report also seeks board approval on utilising the £118m for the region from the National Housing Delivery Fund (NHDF), a £21 billion fund that provides capital funding for infrastructure and land to support the government’s ambition to build 1.5 million new homes.

A pipeline initially identified 184 sites with potential for 32,000 new homes but this has been refined to 15 proposed "mini programmes."

Rotherham schemes making the list include "Rotherham Gateway," "Rotherham Town Centre Sites & Bassingthorpe Farm" and an "Affordable Housing Programme" for the borough.

With the programme already starting in April 2026, Strategic Business Cases (SBCs) will now been drawn up before individual schemes in these areas can come forward for funding.

Rothbiz reported last year that two "catalyst sites" in Rotherham were identified to spearhead the government's historic £39 billion Social and Affordable Homes Programme - Bassingthorpe Farm and Rotherham town centre. For South Yorkshire, an indicative spend, subject to suitable bids, was set out at £700m.

The Government recently updated national planning rules so that there is a default "yes" for homes within reasonable walking distance of well-connected stations, alongside new minimum expectations for how much housing should be built in these areas.

Images: RMBC

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News: More pub conversions in Rotherham

Time appears to have been called at a number of vacant pubs in Rotherham, with a range of planning proposals coming forward to bring them back into use.

At Swinton, the Sportsman Inn, that has been vacant for six years, has seen plans approved to change the use of ground floor of the existing public house to a convenience retail store.

The approval comes after a previous refusal for plans for the Fitzwilliam Street pub building that has a mock Tudor external appearance. A number of highway safety concerns and parking issues were raised.

Dispite objections, the planning board at Rotherham Council voted to approve plans that would create a 1,744 sq ft retail unit.

Opening hours would be restricted to 7am to 10pm Mondays to Saturdays and between 7am to 9pm on Sundays.

Measures are also set to be taken to prevent customers from using the front area of the site as off-road parking. This proposal has also wholly removed the customer car park, and the proposed car parking facilities at the rear are now not intended to be used by customers, but by occupants of the first floor residential accommodation and staff only, which will be secured via a planning condition.

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At West Melton, the former Queens pub has secured planning approval to be converted into two retail units on ground floor with two flats above.

The planner's report states that previous plans were refused and dismissed at appeal, adding that "the ground floor of the pub has recently been converted to a hot food takeaway, with three flats to the first floor area. This work was unauthorised."

Previous plans were for three flats and this proposal is for one two bedroom flat and one one bedroom flat which now meet the minimum internal space standards.

At Parkgate, plans have been submitted for the vacant Travellers pub on Broad Street.

The plans involve the conversion of the 3,485 sq ft pub building into seven flats over two floors.

The freehold of the property was recently sold by agents from a guide price of £225,000.

Images: Everard Cole

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News: Early stage plans for 100 houses on Rotherham village green belt site

A South Yorkshire housebuilder is eyeing up a large agricultural field on the edge of a small village in Rotherham.

Rotherham Council is no longer able to demonstrate a Five-Year Land Supply given the changes at a national level that have increased housing targets. The target for new house building per annum in Rotherham has increased from circa 560 dpa (Dwellings Per Annum) to 1,111 dpa.

Homes by Honey is bringing forward plans for a single 'L' shaped agricultural field at Harley which they say could be developed to deliver an indicative capacity of 102 houses.

The 3.8 hectare site is bounded by the A6135 and Harley Road, Harley Cricket Club and residential development in the village. It was designated as green belt in the 2018 local plan.

Planning agents, nineteen47, has begun pre-application discussions with Rotherham Council to gain advice before the submission of an outline planning application.

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Planning documents state: "The site is located in a broadly sustainable location on the edge of the settlement of Harley and benefits from public transport links and proximity to surrounding local services in Wentworth to the east and Sheffield to the south west.

"The site itself is well-defined and represents a logical rounding off of the settlement of Harley. The shape of the site offers the opportunity to provide a comprehensively designed proposal incorporating suitable drainage attenuation, highway upgrades and public rights of way to enhance the site's locational characteristics.

"Although the site lies within the Green Belt, updated national policy introduces greater flexibility for residential development where land constitutes 'grey belt', with the context of there being demonstrable housing need, such as a shortfall in five-year housing land supply. An initial grey belt assessment of the Site concludes that the Site has a limited contribution to Green Belt purposes."

In February, Rotherham Council refused a planning application for five new houses on a nearby plot of land at Harley Road. The building of houses on the green belt here was considered acceptable by council planners but the low density of the site was considered "to be contrary to the grain and character of the surrounding area and would likely lead to a poor form of development."

Honey launched in 2022 and is backed by private equity firm Alchemy Partners. It has previously brought forward sites in Rotherham at Waverley and Maltby.

Homes by honey website

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News: Vistry submits plans for 785 more homes in Rotherham greenbelt

A planning application has been submitted for the largest single development yet for so-called "safeguarded land" in Rotherham.

Rothbiz has reported on a number of recently proposed developments in Rotherham that are for sites in the local plan that were designated as "safeguarded land" rather than sites designated for housing. The 2018 plan set out that they may be needed in the future and taken out of the greenbelt after the end of the plan period in 2028.

Planning consultants are hoping to convince the local planning authority that the land should be used now to address the borough's housing needs.

Rothbiz reported last year that Vistry Group, the company that builds more UK homes than anyone else, had engaged with agents to begin planning enquiries with Rotherham Council on a large parcel of farm land near Dinnington.

Now an application has been submitted for up to 785 dwellings on 26.28 hectares of agricultural land at Oldcotes Road.

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Savills listed the site near Throapham for sale as development land. Historically in arable use, it is next to a smaller residential development site to the west which is owned by Harron Homes and is under development.

Rotherham Council is no longer able to demonstrate a Five-Year Land Supply given the changes at a national level that have increased housing targets. The target for new house building per annum in Rotherham has increased from circa 560 dpa (Dwellings Per Annum) to 1,111 dpa.

Savills, the agents for Vistry, said in the plans that "speculative planning applications for residential development in sustainable locations represent the only way to realistically meet this clear need for housing.

"The proposed development will make contributions necessary to mitigate impacts on infrastructure that places it above capacity. This would be in addition to payments required via the Community Infrastructure Levy (CIL).

"Due to the scale of development, there will be a material increase to the use of local services. There are no services where this effects of this would be severe and mitigation measures are possible. Such increases where they exceed the capacity of existing services will be funded through the Section 106 agreement and through the Community Infrastructure Levy."

With two main access points, one via Heathrush Drive onto Oldcotes Road, and one via Leys Lane, plans show a range of house types and sizes with at least 25% affordable housing. The application also includes details of play areas and open space and a SUDS (Sustainable Drainage System) attenuation basin.

Vistry Group website

Images: Vistry / Google Maps

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News: Demolition for vacant Rotherham shops

Demolition work has begun on a parade of council-owned shops on the edge of Rotherham town centre.

It had been expected that the cleared site will be redeveloped as housing.

Rothbiz reported last year that Rotherham Council had secured planning permission regarding the method of demolition for the vacant parade of shops on Wellgate.

The derelict properties that make up 86 - 102 Wellgate were set to be sold off by the council and were scheduled to go under the hammer with Pugh's online property auction. However, the lot was withdrawn before the auction took place.

Now a contractor has been appointed to demolish the buildings and clear the site.

Local Rotherham firm DSR Demolition Ltd has secured the £162,096 contract and the aim is to complete the work, including all substructures and foundations, by September 2026.

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Previous plans stated: "The buildings are no longer fit for purpose and deteriorating in condition. The buildings are proposed to be demolished, and future development of the site will then be considered."

Tender documents state: "The site is to be remediated of all spoil and surfacing leaving evenly graded and secured with solid hoarding security panels until future development of the site is undertaken."

In preparation for the completion of the demolition, Rotherham Council is hoping to secure planning permission for 2.5 metre PVC site hoardings for the perimeter of the 0.19 acre site.

When up for auction the lot was given the guide price of £25,000 and advertised as a redevelopment opportunity with a legal clause stating that the site will be required to be redeveloped for residential purposes only.

Clauses showed that the council would demolish all buildings and clear the site with a three year buy back option proposed so the council could reacquire the site if progress was not made.

Images: Pugh Auctions

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News: Development partner search for massive Rotherham greenbelt scheme

Landowners are looking for a partner to deliver a proposed 2,000 home development on former greenbelt land in Rotherham, ten years after a previous search was discussed.

The vision is to create a "well-connected 21st century garden community" at Bassingthorpe Farm.

A Bassingthorpe Farm Supplementary Planning Document (SPD) was signed off by the Council's cabinet last year that provided detailed guidance to developers when preparing planning applications, to help bring forward development of the site in a way that meets the Council’s objectives.

A formal tender process is now underway with landowners, Rotherham Council and the Fitzwilliam Wentworth Estate, "seeking to identify and appoint a strategic development partner in connection with the planning, servicing, delivery and/or facilitation of the phased development of land at Bassingthorpe Farm, Rotherham."

As part of the Local Plan core strategy that was adopted in 2014, the 215 hectare area close to Rotherham town centre was controversially removed from the Green Belt and designated as a Strategic Allocation and the main location for new housing, employment and retail growth.

Around 57 hectares (26%) of the site is under Rotherham Council's ownership and the Council has been leading on the proposals for a number of years, working collaboratively with major landowner, Fitzwilliam (Wentworth) Estates (FWE), on how to bring forward the project.

The allocation was for around 2,400 new homes, a primary school, a local centre, employment land and commercial opportunities. Work has been carried out to detail just where development platforms, new roads, the school and flood preventing reservoirs could be located.

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Regarding employment uses, the framework plan shows proposed employment uses on a dedicated site to the eastern edge of the allocation area. Development here could be integrated with the existing employment area at Mangham Road and would benefit from access from Greasbrough Road. Land to the west of Carr Hill, to the north of the recycling centre is also proposed for employment uses.

Tender documents state: "The procurement in intended to identify a strategic development partner capable of:

- working collaboratively with the landowners to optimise viability, deliverability and value;
- promoting and securing a comprehensive and deliverable planning strategy;
- coordinating and/or delivering enabling and strategic infrastructure;
- facilitating phased development delivery, including potential onward parcel disposals to housebuilders or other delivery structures; and
- supporting long-term stewardship and delivery objectives."

The precise commercial and contractual structure through which the development will ultimately be delivered has not yet been determined and the council says that this may include elements of development agreement, land disposal, phased land drawdown and related agreements.

The selected strategic development partner is expected to assume substantial development, delivery, market and implementation risk associated with the project.

Back in 2016, Council Commissioners were asked to approve the appointment of a "Promotion Partner" to bring skills and funding to facilitate the delivery of the site. Other options were considerd, such as selling Council-owned sites on the open market, to direct development between the landowners. In 2018, the authority was considering utilising a "Bare Trust" to pool its land together with that of other landowners in order to progress development.

Alongside the masterplan, the Bassingthorpe site was identified to spearhead the government's historic £39 billion Social and Affordable Homes Programme. For South Yorkshire, a indicative spend, subject to suitable bids, has been set out at £700m with Bassingthorpe Farm and Rotherham town centre sites put forward for Rotherham.

Images: RMBC / HYAS / Google Maps

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News: £100m regeneration contract for "Rotherham’s reboot"

Further work can get underway on transforming five underused council-owned sites in Rotherham town centre, with developers proposing bold designs for places where people can "live, work and hang out."

Rotherham Council has approved the use of external funding to take regeneration plans to the next stage.

Rothbiz reported last month on early details of the projects from social impact developer Capital&Centric, who have been awarded a contract that could reach up to £100m in value.

The next phase involves Rotherham Council using £2.42m from its remaining Local Regeneration Grant secured from the government for pre-development work and feasibility studies to create full business cases for each site.

The sites include:

- the cleared site of the burnt-out buildings on Corporation Street
- Snail Yard - the cleared site of the former Primark store on High Street, currently a small pocket park
- The Statutes - the cleared site of the former Magistrates Court, currently used as a car park
- two sites along Sheffield Road in the area designated as Riverside Residential

Describing the schemes as the next chapter in Rotherham town centre's transformation, Andrew Bramidge, Strategic Director of Regeneration and Environment, told councillors: "The five sites have the capacity to elevate the offer within the town centre. Some of these sites have been vacant or underused for many years but now have the potential to create quality homes, attract investment and provide new commercial opportunities. This will provide a platform to create new communities and support and strengthen the long term viability and vitality of the town centre."

The Statutes and the sites on Sheffield Road are for residential schemes that are estimated to deliver 225 new homes including both apartments and houses. The Corporation Street and Snail Yard sites are considered best suited to a development of mixed uses.

The outcome of Stage 2 feasibility work, and the potential move to stage 3 (the construction of the schemes) will be reported to Cabinet in Summer 2027.

Bramidge added that the phased approach is about ensuring that the council has "robust, deliverable and evidence-based controls to enable the realisation of these transformative regeneration opportunities in our town centre."

In a statement, Capital&Centric, said: "The vision for Rotherham’s reboot will see a key stretch of the riverside reimagined with three interlinked residential-led neighbourhoods and two urban schemes where people can live, work and hang out. Plans are being prepared for the delivery of high-quality new homes and private gardens, alongside space for indie businesses, with active commercial space being earmarked for cafés, bars, makers and creatives.

"The bold designs coupled with Rotherham’s outstanding connectivity to nearby towns and cities will celebrate urban living with a greener, more walkable, accessible vibe with plant-lined streets, attractive pocket parks, and spaces to sit and meet friends. A town centre that people don’t just pass through, but properly live, work and play in."

Cllr. Linda Beresford, Cabinet Member for Housing at Rotherham Council discussed the designs for the waterfront development describing them as "quirky" and reminiscent of the developments in Kelham Island in Sheffield. "It looks absolutely fantastic," she said. "If we manage to pull this off, I think this is really going to transform our town centre."

Cllr. Chris Read, leader of Rotherham Council, said: "The second theme in our masterplan was about having many more people living in our town centre. We have delivered some new homes but this, certainly in terms of those larger sites on Sheffield Road and Westgate, will be a huge step-change in the community in those areas.

"The quality that has been done at stage 1 on the design is exceptional - I think they are exciting designs and ideas from a highly-rated development partner. I'm really pleased that this is coming forward.

"There are the usual caveats that I hope this all goes well and the money is well spent. We don't want to end up with a product that no one wants of course but there is every reason at this stage that this is a really big moment for the next ten years of development in that part of the town centre."

Capital&Centric website

Images: Capital&Centric / ESH

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News: Footfall up in Rotherham town centre

The number of visitors to Rotherham town centre is above 14 million a year, but is not yet back to pre-COVID levels.

Rothbiz reported in April that Rotherham town centre had attracted a million more visits since 2024, according to the leader of the council.

Now the authority has published the latest annual footfall figures.

In its Statement of Accounts, Rotherham Council said that there were 14.1m visitors to the town centre in 2025/26, an increase of 850,000 from 2023/24.

Revitalising the town centre is a central part of the council's 2025 - 2030 plan, called "Forging Ahead." Long term measures of success include an increase in footfall in the town centre, a decrease in the percentage of vacant units in the town centre and an increase in the proportion of people optimistic about the future of Rotherham town centre.

Although the progress of the plan is monitored, and updates provided to councillors, the data behind these measures is not published.



When data was made public, it showed that yearly footfall figures for Rotherham town centre have been in decline since 2012. From just over 26 million in that year, reducing by ten million to 16 million in 2019, even before the COVID pandemic.

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The way footfall is measured varies. Commercial property agents at nearby Parkgate Shopping promote that the popular retail destination attracts eight million visitors per year. Agents for Meadowhall say that the Sheffield shopping centre has 24 million visitors a year. Barnsley town centre attracted a footfall of more than nine million in 2024-25 according to Barnsley Council.

On the ground, Rothbiz recently reported on a "perfect storm" described by local retailers who said that "a massive dip in footfall over the years, not least due to huge retailers leaving for out of town retail parks, has taken its toll."

In Rotherham, the local authority points to the opening of Forge Island in 2024. The £47m development includes an 8-screen boutique cinema operated by The Arc Cinema, a 69-roomed Travelodge Hotel as well as food outlets.

Investment is also being made in events and a dedicated council team designed to make Rotherham’s high streets safer and more welcoming.

Vibrant Town Centres is one of four "gamechangers" in the new plan from the Rotherham Partnership. The vision is for partners to work together to diversify the offer in town centre in order to increase the number of return visits from residents and those outside of the borough.

The plan mentions the continued efforts to create more housing in the town centre, supporting businesses and community organisations to fill previously empty units and revitalise streets, and a collective effort to support residents to buy local.

On using culture and events, the plan states: "An engaging and exciting programme of events will draw people into our town centres, making them vibrant hubs for our communities and places where people come together. In Rotherham town centre, this sense of surprise and discovery will drive a renaissance in the visitor and nighttime economy."

The plan adds: "Across our town centres, including Dinnington, Maltby, Rotherham, Swinton and Wath, we will support the regeneration of our high streets with a focus on improving footfall, business support and making public spaces more pleasant and welcoming.

"We are redefining how we measure success - moving beyond traditional metrics of retail and spending, to also prioritise the social, wellbeing and community value which town centres can deliver."

Images: Flux Rotherham / BTG Eddisons

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News: Work starts on £30m affordable homes development in Rotherham

Great Places and Keepmoat have started work on site for 120 new affordable homes at Midland Road in Rotherham.

Rothbiz reported earlier this year that planning permission had been secured for the 3.9 hectare brownfield site at Masbrough.

The development will transform a brownfield site formerly used as a bus depot into a high‑quality new residential neighbourhood, delivering much‑needed homes for social rent and supporting the regeneration of the area.

Great Places is investing £30m to transform the site into a mix of homes designed to meet a range of local housing needs, including four one-bedroom homes, 35 two-bedroom homes, 65 three-bedroom homes and 16 four-bedroom homes. All 120 homes will be available for social rent, offering long-term affordable housing for local people.

The scheme has been designed to create an attractive and welcoming place to live, with communal amenity spaces to support residents and encourage community life.

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Keepmoat is delivering the construction, with funding support from Great Places Homes England’s Strategic Partnership (SP2). The first homes are expected to be handed over in spring 2027.

Nick Gornall, Director of Growth at Great Places, said: "We’re pleased to be working in partnership with Keepmoat to bring forward 120 new affordable homes for social rent at Midland Road. This development will turn a long-vacant brownfield site close to Rotherham town centre into a high-quality new neighbourhood, helping to meet local housing need and supporting wider regeneration in the area. It also reflects our continued commitment to investing in South Yorkshire and creating more affordable homes in places where they are needed most."

Warren Thompson, Regional Managing Director at Keepmoat, Yorkshire West, added: "We’re honoured to be partnering with Great Places to create much needed affordable housing options in Rotherham, whilst transforming a former bus depot into a thriving community.

"At Keepmoat, we’re committed to building more than just homes, we’re creating sustainable neighbourhoods and this partnership is a fantastic example of what can be achieved through strategic collaboration."

Great Places website

Keepmoat website

Images: Great Places

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News: Call for Sites: Rotherham Council asks landowners and developers where houses and industrial space can be built

Rotherham Council has opened a call for sites as it looks to identify sufficient land to meet development needs into the 2040s.

A Local Plan provides a long-term development strategy, setting out policies and proposals for new housing, shopping and employment, and how people travel in the area. The Local Plan is used to make planning decisions and decide planning applications.

Rotherham's existing Local Plan covers 2013 to 2028 but changes to national policy, notably concerning housebuilding targets, means that Rotherham Council has begun preparing a new Local Plan, rather than update its previous core strategy.

The call for sites, open to August 28, provides an opportunity for landowners, developers and other interested parties to promote land for consideration for inclusion in a new Local Plan.

An update to councillors explains: "This is an early-stage information-gathering exercise to identify potential sites across the borough for a wide range of land uses. It does not allocate land, confirm suitability for development, or grant planning permission. All submissions will be assessed at a later stage and further information may be requested to understand suitability, scale, deliverability and site constraints.

"All submissions including those within the Green Belt, will be subject to detailed assessment, public consultation and member consideration as part of the plan-making process.

"Green Belt land can only be released in exceptional circumstances and through the full Local Plan process, where robust evidence and clear justification are required."

A number of planning applications have been made recently relating to housing on sites allocated as "safeguarded land" in the previous local plan. The 2018 local plan set out that they may be needed in the future and taken out of the greenbelt after the end of the plan period in 2028.

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The council has previously said that, in policy terms, it is no longer able to demonstrate a Five-Year Land Supply given the changes at a national level that have increased housing targets. The target for new house building per annum in Rotherham has increased from circa 560 dpa (Dwellings Per Annum) to 1,111 dpa.

The call for sites is being undertaken in advance of the formal plan-making stages, which are expected to commence later in 2026. There will be three stages of public consultation during the formal 30-month plan-making period. Public feedback on site options and the emerging strategy is currently anticipated at the second consultation stage in mid-2027.

The update adds: "The Council is seeking a broad range of potential sites, including housing, employment and commercial uses, retail and leisure, environmental uses, infrastructure and community facilities, renewable energy, waste management and minerals.

"Sites may be submitted by any interested party, including landowners, developers, public bodies and members of the public. Previously promoted sites must be re-submitted to ensure the Council holds current and consistent information.

"Residential sites should generally be at least 0.25 hectares or capable of delivering five or more dwellings, although some smaller specialist housing opportunities may also be relevant.

"Employment, commercial and retail sites should generally be capable of delivering 500 square metres or more of floorspace."

Rotherham Council website

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News: Developer "buzzing" to land Rotherham regen contract

Leading social impact developer Capital&Centric, has talked up the potential of its regeneration schemes in Rotherham town centre that aim to be "characterful, independent and full of life."

Rothbiz revealed earlier this month that the Manchester company, a specialist in unlocking and transforming "unloved" brownfield sites into vibrant, design-led neighbourhoods, had been awarded a contract that could reach up to £100m in value.

This week, A Rotherham Council cabinet paper confirmed the appointment and released details of the design concepts for five council-owned sites across the town centre.

Cabinet will be told how three of the five sites - Westgate, Sheffield Road and the Statutes – could be used to create a new riverside residential neighbourhood.

Early plans suggest around 225 new homes could be delivered across these sites, forming a significant new community within walking distance of the town centre.

The developments are expected to focus on high-quality apartments and houses, with a strong emphasis on modern town centre living and a “premium lifestyle offer” aimed at attracting new residents and increasing spending in the local economy.

If approved, construction on these sites could begin as early as 2028.

The remaining two sites - Snail Yard and Corporation Street - could focus on smaller-scale, mixed-use developments designed to bring activity back into the heart of the town centre.

Plans include office and retail space alongside new residential units, with Snail Yard centred around a courtyard concept and Corporation Street featuring duplex apartments above ground-floor commercial uses.

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John Moffat, joint managing director at Capital&Centric, said: "We’re buzzing about the opportunity to bring the Capital&Centric approach to Rotherham. All five sites are brimming with potential, and our ambition is to create a connected neighbourhood that complements Rotherham’s best bits and feels characterful, independent and full of life.

“The mix of riverside homes, green spaces and commercial space for residents and local businesses to do their thing is how we plan to create a lasting community.”

Cllr. John Williams, Cabinet Member for Transport, Jobs and the Local Economy at Rotherham Council, added: “These plans represent what could be a major step forward for Rotherham town centre and show just how much ambition we’ve got for these sites. We’ve been working closely with Capital&Centric, and we’re absolutely delighted to be continuing that partnership - they’ve brought real creativity and energy to the plans so far.

“What I’d say is, this isn’t just about buildings, it’s about creating new communities, new homes and new opportunities right in the heart of Rotherham. We’re looking at a future where people choose to live, work and spend time here, and that’s something we can all be proud of.

“This is all part of our commitment to creating thriving town centres.”

Capital&Centric website

Images: Google Maps

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News: Capital&Centric's initial proposals for Rotherham town centre regeneration

Rotherham Council has published further details of a multimillion pound regeneration scheme that involves social impact developer Capital&Centric, leading on construction projects across a number of council-owned sites.

Rothbiz revealed earlier this month that the Manchester company, a specialist in unlocking and transforming "unloved" brownfield sites into vibrant, design-led neighbourhoods, had been awarded a contract that could reach up to £100m in value.

The sites include:

- the cleared site of the burnt-out buildings on Corporation Street
- Snail Yard - the cleared site of the former Primark store on High Street, currently a small pocket park
- The Statutes - the cleared site of the former Magistrates Court, currently used as a car park
- two sites along Sheffield Road in the area designated as Riverside Residential

A cabinet paper explains that the design concepts for The Statutes and the sites on Sheffield Road are for residential schemes that are estimated to deliver 225 new homes including both apartments and houses.

The paper adds: "At this stage of the feasibility work, the option proposed by Capital and Centric on which the current funding strategy is based is for the new homes to be developed for private rent with Capital & Centric acting as landlord.

"Capital & Centric are exploring a proposal to fund the development of these sites through their Impact & Places Partnership, which is a joint venture between Swiss Life Asset Managers, Homes England and Capital & Centric. It should be noted that while some viability modelling has taken place and that this indicates the development can be fully funded through this partnership, there remains a risk that the schemes will require additional capital funding outside of the partnership."

The Corporation Street and Snail Yard sites are considered best suited to a development of mixed uses. For Snail Yard, the concept proposes office, retail and four residential units around a courtyard space. Concepts for 3-7 Corporation Street consists of ground floor commercial space with ten duplex residential properties above.

A previous £6m council scheme with 19 1-bed and 2-bed flats and three commercial units on Corporation Street received no interest from the market when it went out to tender.

The latest cabinet report states that these schemes are not considered viable without some form of public sector funding and the council is set to work with Capital&Centric to find gap funding.

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With the first phase underway, the second phase involves the creation of full business cases for each site and stage three is the actual development.

Following cabinet approval, Rotherham Council is proposing to meet the pre-development costs at stage 2 of £2.42m from its remaining Local Regeneration Grant secured from the government. The outcome of Stage 2 feasibility work will be reported to Cabinet in Summer 2027.

Risks have been identified relating to viability, finding gap funding and disposing of the land at nil value. The cabinet report states: "In considering these risks it is important to understand the rewards that are possible to be gained for Rotherham Town Centre should the development of these 5 Strategic Sites be supported. In contrast, doing nothing would leave 5 prominent Town Centre sites undeveloped and unable to achieve their full potential to transform the town centre offer and potentially undermine the ability of other key regeneration projects to generate the greatest impact. Cabinet will have the opportunity to decide whether to proceed or not after the completion of the Stage 2 development work."

Other options, such as putting the land up for sale on the open market, or proceeding to development led by the authority are not recommended.

The report concludes: "In developing the procurement strategy for the 5 Strategic Sites the Council determined that the procurement of a Developer Partner, as opposed to in house or consultancy developed proposals, was the most effective route to ensuring buildability from the outset given the complexity of the sites. The phased approach gives the Council greater control over the evolution of the schemes.

"It enables the Council to ensure proposals are fully tested, costed, and aligned with the agreed vision for Rotherham. Advancing to Stage 2 at this time maintains the original plan and keeps momentum, maintains Council influence over the sites, and ensures decisions are based on detailed evidence rather than assumptions, giving the town centre the best chance of achieving high-quality, coordinated development in line with the Council’s Placed Based Investment Strategy, Town Centre Masterplan and Town Investment plan."

Capital&Centric website

Images: Google Maps

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News: Big changes made to Waverley scheme

Waverley in Rotherham, often cited as being Yorkshire's largest ever mixed-use development, may not be as big as originally envisioned, with master developers confirming that over 1,000 less homes will be built at its flagship site.

The changes are in response to "evolving site circumstances, changes in surrounding highway infrastructure, and updated development forecasts."

Harworth Group submitted a planning application for the new community on the site of the former Orgreave Colliery & Coking Works in 2007 and consent was granted in 2011 for 3,890 new homes, alongside over two million sq ft of advanced manufacturing space at the Advanced Manufacturing Park (AMP). Following the adoption of the overall masterplan, Harworth has since continued to develop design codes for each area of Waverley along side its housebuilding partners and made changes to aspects of the scheme.

A new updated masterplan submitted to Rotherham Council by Harworth explains that the overall number of homes at Waverley will not reach the original maximum capacity of 3,890 homes.

This then has implications for "trigger points" and other commitments secured through the original planning approval using a Section 106 agreement (a mechanism which makes a development proposal acceptable in planning terms, that would not otherwise be acceptable). A proposed second school, for example, now looks unlikely to be built.

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The documents, drawn up by planning consultants, Stantec, state: "The original outline consent was based upon the provision of up to 3,890 homes, however due to market changes, design standards and housing needs, the overall homes at Waverley will not reach the modelled maximum capacity (3,890 homes).

"By the completion year of 2036, it is assumed that the residential development at Waverley will be fully completed with a total of 2,783 new homes under the outline consent, along with 254 additional homes at Highfield Commercial, development at the Advanced Manufacturing Park, Highfield Commercial comprising 32,515 sq.m [350,000 sq ft] of additional employment floorspaces and a mix of local centre uses at Olive Lane being open and constructed."

Harworth has already sold 2,727 plots to housebuilders. The AMP is almost full, 1.9m sq ft of commercial space has been built or sold from the 2.1m sq ft consented.

The scheme for Highfield Commercial replaced the original 645,000 sq ft office scheme designed to house government departments relocating out of London. Plans for Olive Lane were scaled back in 2021 after "a contraction in investment in new retail developments following a recession, Brexit and the COVID pandemic."

Developers are now asking to amend transport obligations, where work has already been carried out to J33 of the M1 nearby and relating to a link road that was scrapped after Rotherham and Sheffield Councils could not agree on a route.

The original scheme and legal agreement also included two, two-form entry primary schools. Waverley Primary Academy opened in 2020 and was extended last year.

The latest plans remove reference to a second school.

In its Full Year Results for the year ended 31 December 2025, Harworth Group saw its total revenue drop 29% to £129.8m, down from £181.6m in the previous year, while pretax profit reduced 75% to £14.7m from £69.4m.

Harworth Group website

Images: Harworth

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News: Capital&Centric awarded £100m Rotherham regeneration contract

Leading social impact developer Capital&Centric, is set to play a key role in delivering "high quality, legacy developments" in Rotherham town centre.

Rothbiz reported in March that Rotherham Council was appointing a private sector developer for the next phase of large scale house-building in the town centre.

The contract, which could reach up to £100m in value, has been awarded to Capital&Centric.

The Manchester company specialises in unlocking and transforming "unloved" brownfield sites into vibrant, design-led neighbourhoods. It is currently working on £2bn of development across commercial, residential, hotel and leisure sectors. In neighbouring Sheffield it has secured millions to progress plans at the Cannon Brewery site.

Rothbiz reported last month on John Moffat, joint managing director of Capital&Centric taking part in a panel at UKREiiF – The UK’s Real Estate Investment & Infrastructure Forum, which was entitled: "Next Stop Rotherham - The Gateway To The Future."

In Rotherham town centre, the first phase of the contract will involve the creation of Strategic Regeneration Plans which will then be used to identify the methodology to bring various council-owned sites forward.

The sites include:

- the cleared site of the burnt-out buildings on Corporation Street
- Snail Yard - the cleared site of the former Primark store on High Street, currently a small pocket park
- The Statutes - the cleared site of the former Magistrates Court, currently used as a car park
- two sites along Sheffield Road in the area designated as Riverside Residential.

To be completed by next month, the contract for stage one is worth £397,442.

The second phase involves the creation of full business cases for each site and stage three is the actual development.

Tender documents show that a total estimated contract value across all stages is given at £100,000,000 but add "however this final sum will be determined as approvals to progress into Stages 2 and 3 are agreed." A total contract duration at this stage is not yet known and will also be determined by the first two stages.

Tender documents state: "This arrangement relates to the appointment of an experienced developer to work in partnership to accelerate the development of key town centre sites in the pursuance of the physical, social and economic regeneration of Rotherham town centre. The chosen partner will be expected to bring a commercial skill set, excellent track record and innovative concept and vision to enable the development of these strategic sites at pace.

"The partner requires a strong track record of working in similar locations and share the Council's vision to create a legacy of high-quality mixed-use developments. This will mean a commitment to creating communities, not just homes and demonstrable evidence of embedding a social value approach in all activity to ensure local people and businesses will benefit from this investment."

Earlier this year, the Government announced a £2.3bn City Investment Fund that will bring together different types of finance, deployed flexibly to accelerate projects, expand city-centre housing and office markets, and support major regeneration schemes across the North. Documents show that it is expected to be used in "developing projects in the Don Valley Corridor, Sheffield city centre Innovation Spine, and Rotherham Town Centre."

South Yorkshire has also secured £85m from a new City Densification Fund.

The projects stem from the Rotherham town centre masterplan of 2017 which confirmed the need for more housing and leisure uses as a way to develop economic vitality, bringing more life, activity and spending back into the town centre, moving away from the traditional retail market. It also highlighted the need for derelict and long-term vacant sites to be brought into public ownership.

The aim is "to bring forward new development, diversify the town centre offer and establish a new residential community" with the latest plans leading "to the development of a pipeline of detailed and deliverable schemes which align with market demand and secure the Council’s ambitions for high quality, legacy developments."

Rothbiz reported in 2024 on the potential sites and funding for redevelopment. The Council's most recent major housing development was the £30m+ "Trilogy Collection" - Westgate Riverside, Wellgate Place and Millfold Rise - that has seen 171 new homes built in partnership with Willmott Dixon. However, a previous tender exercise for the £6m scheme on Corporation Street received no interest, likely due to the smaller size of the scheme.

Capital & Centric website

Images: RMBC / ESH

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News: Rotherham Council in £4.5m deal with developers

Rotherham Council are close to concluding a deal that will net them £4.5m and enable a controversial 450 house development to go ahead.

Rothbiz reported in April that new developers had stepped in at Whiston after Avant Homes pulled out.

A residential allocation was made for nearly 50 acres of greenbelt land off Lathe Road / Worrygoose Lane through the development of the borough's Local Plan.

Miller Homes and St. Modwen Homes are now set to develop the site with a phased approach.

The new developers are now set to purchase a piece of surplus land on Worrygoose Lane from Rotherham Council, described as a "ransom strip."

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The council's cabinet is being asked to sign off the deal. A report explains: "The land is required to provide lawful access to a residential site allocated within the Council’s adopted Local Plan and therefore represents a ransom strip, without control of which the wider site cannot be developed.

"During the course of negotiations, a number of offers were made by the developer and adjoining landowners. At one stage, all offers were withdrawn while alternative options for accessing the site were explored, resulting in a period of limited engagement with the Council. At a later stage, a change in developer and a refreshed commercial approach led to negotiations being re-opened and ultimately concluding in a final agreed offer of £4.5m for the Council’s land.

"The disposal enables the realisation of value from a Council-owned asset and also enables delivery of a wider residential development, including affordable housing, as already identified within the Council’s Local Plan and wider objectives to deliver new residential and affordable residential across the Borough."

A reserved matters application for the site has never been approved. It detailed where the houses would go, the types of houses, and the location of things like attenuation basins and play areas. Miller Homes are now updating plans to reflect the incoming housebuilders’ product ranges.

With outline approval, the scheme comes with a number of conditions, such as contributing to £225,000 for transport improvements plus a financial contribution to the proposed works at Worrygoose roundabout, £100k per annum for a period of three years for bus services, and 25% on site affordable housing provision.

Miller Homes website

Images: Google Maps

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News: Howard Building plans approved

Plans have been approved that would bring back into use a historic building in Rotherham that has been empty for over a decade and wrapped up in a legal battle.

Rothbiz reported in February on plans submitted by Manchester-based SH Capital for the Howard Building in Rotherham town centre.

Through its SH Care brand, SH Capital works in the vulnerable accommodation sector in the UK and works with leading care home providers. A key completed project for the firm was for Rotherham-based Exemplar Health Care and its 40-bed care home, Leger Grove in Doncaster.

Work related to previous applications for the Howard Street property has never been carried out, and so planning permission lapsed. The new plans concentrate on a change of use for part of the lower ground floor and full second floor of the existing building from office use to residential use under permitted development rights.

The application proposes a total of 23 units over the two floors (six on lower ground floor and 17 on second floor floor) - a mix of one-bed studios, one-bed 2-person units, two-bed 3-person units and two-bed 4-person units.

The building is within the Rotherham Town Conservation Area, but no external changes are proposed. However, mitigation measures include upgraded glazing to windows facing Howard Street, with standard glazing deemed sufficient to other elevations.

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Approved without going before Rotherham Council's planning board, officers confirmed that the proposed change of use from Commercial, Business and Service Use (Class E) to Dwellinghouse is permitted.

Having secured permission for lower ground floor and full second floor, a second planning application was submitted relating to the the ground floor, first floor (including mezzanine level), and part of the lower ground floor for the creation of 49 self-contained residential apartments, with all matters reserved except access and layout. However, this application was later cancelled.

In 2018, Rothbiz reported that quick progress on converting the Howard Building was unlikely after a court injunction was granted that prevented its sale. Liquidators were trying to prove that sham charges related to a number of properties were being used to wrongfully divert funds away from investors. Claims from creditors were in excess of £68m.

A year later, the Insolvency Service concluded an investigation into Absolute Living Developments Limited which sold apartments in England off-plan to investors who were largely based in Asia.

In Rotherham, with little evidence of the conversion of the former college building into twelve, one bed apartments and 60 studio apartments at "Howard Residencies", applicants, AVRO Developments headed into insolvency and the property passed to another connected company.

That company, 2380 REVERSIONS LTD, has now been renamed as Waverley Residencies Limited with the charges satisfied and the directors replaced.

SH Care website

Images: Tom Austen

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News: Capital&Centric timetabled to talk up Rotherham regeneration

The managing director of social impact developer Capital&Centric is set to share a stage with officials from Rotherham next week at the UK’s leading forum for real estate, investment and infrastructure.

Although it has not been announced why, the appearance suggests that the Manchester company is in line to take forward more development opportunities in the region.

Capital&Centric specialises in unlocking and transforming "unloved" brownfield sites into vibrant, design-led neighborhoods. It is currently working on £2bn of development across commercial, residential, hotel and leisure sectors. In neighbouring Sheffield it has secured millions to progress plans at the Cannon Brewery site.

John Moffat, joint managing director of Capital&Centric is due to take part in a panel at UKREiiF – The UK’s Real Estate Investment & Infrastructure Forum, which is entitled: "Next Stop Rotherham - The Gateway To The Future."

Moffat is set to join John Edwards, chief executive at Rotherham Council, Katharine Hammond, chief executive of South Yorkshire Mayoral Combined Authority (SYMCA) and Henri Murison, chief executive of the Northern Powerhouse Partnership (NPP), to discuss how Rotherham is delivering an ambitious growth agenda, uniting major regeneration with world-leading innovation at the Advanced Manufacturing Park (AMP).

Property professionals, investors, developers and senior decision-makers are set to discover "how Rotherham is helping shape Northern Powerhouse Rail and South Yorkshire’s future - creating a national transport hub, accelerating housing delivery, and unlocking prime opportunities for investment."

A 20-year masterplan for Rotherham Gateway Station at Parkgate shows how a transport improvement scheme can act as the catalyst for a much wider regeneration project supporting thousands of new jobs.

Rotherham Gateway will reconnect the town to the mainline rail network for the first time since the 1980s, delivering faster connections to major cities including Sheffield, Leeds and Birmingham, while unlocking new regional and national routes.

Representing a long-term investment in Rotherham’s future, the £300m project is expected to create up to 1,000 jobs locally, with a further 8,000 across the wider South Yorkshire Investment Zone - delivering an economic uplift of over £100m through new employment opportunities.

The project is a key part of SYMCA's portfolio for UKREiiF. The mayoral authority describes it as having "the potential to offer the most significant growth and regeneration opportunity across the North of England.

"A new main line rail station with tram-train stop situated within the heart of a new advanced manufacturing innovation campus, and in an area of housing growth, will ensure rapid and reliable connectivity to regional and national economies, providing ease of access outside the Borough."

Investors and developer interest is being sought to deliver the necessary infrastructure for a new Station Anchor Building and Innovation Campus.

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Investors and developers are also being courted to take on the opportunity for around 400 new homes adjacent to a new mainline station. Rotherham Council offers the opportunity to acquire land and de-risk investment while seeking developer and investor interest in the creation of a new residential led community.

The station is also being positioned as the scheme that unlocks the wider Bassingthorpe development nearby - a proposed 2,000 home development on former greenbelt land. Rotherham Council recently approved the appointment of a specialist consultant to provide commercial advice for the scheme in order to "progress the delivery of a residential development scheme on the strategic allocation site of Bassingthorpe Farm jointly with the majority landowner."

Rothbiz reported last month that following the announcement on Rotherham Gateway being in the first phase of Nothern Powerhouse Rail, a developer signed an agreement to start investment.

Homes England, the government’s housing and regeneration agency, has also been active in relation to Rotherham Gateway, entering into a £70,000 contract for a feasibility study.

Homes England has also been looking to appoint a solicitor to act on its behalf on "entering into an Investments Loan Agreement with a borrower where providing finance for residential development in Rotherham."

Homes England recently entered a strategic joint venture with Swiss Life Asset Managers and Capital&Centric to deliver more than 2,250 homes in underinvested areas in England.

In March, Rothbiz reported that Rotherham Council was appointing a private sector developer for the next phase of large scale house-building in the town centre.

The "Strategic Sites" programme "aims to bring forward high-quality mixed-use development across the Council’s strategic town centre sites, creating a new community supported by integrated services, leisure uses and commercial opportunities. Its objectives include securing a long term positive legacy for the town centre, accelerating progress on complex brownfield sites, attracting credible private sector partners, and addressing viability challenges in a low value market through targeted public sector intervention."

Rotherham Gateway Station website
Capital&Centric website

Images: RMBC / Capital&Centric

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News: Plans in for former Wetherspoons in Rotherham town centre

A large vacant pub building in Rotherham town centre could be brought back into use, if newly submitted plans are approved.

At the top of the heritage High Street, the distinctive marble-covered former bank at 35-37 was for many years a fixture on the nighttime circuit in Rotherham town centre, having been converted into a pub and operated by Wetherspoons and others until it closed for good in December 2024.

Known previously as the Litten Tree and the Corn Law Rhymer, new owners are hoping to secure a change of use so that residential uses can be introduced on all floors.

The plans from Rhythm Properties Ltd show that 27 apartments will be created over the four floors and a new retail unit will be created at ground floor level.

A company called Foundry Housing, a social and supported housing provider, has recently launched from the premises.

The apartments will be laid out around two staircases. The High Street entrance provides an existing staircase to first floor level (to be retained, although handrails will be provided) with the existing stair to second floor level to be removed and replaced with a new staircase.

The Moorgate Street entrance will be altered and the existing staircase in this area removed. A new compliant staircase is to be provided and three ground floor apartments will be created that are designed to be wheelchair accessible units.

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A balcony and a private courtyard will be created for some of the units on the upper floors.

Externally, the 1960's design will remain with the glazing on Moorgate Street set to be replaced by a new façade to be added on the inside to provide a thermal wall and windows, with the new façade to be rendered. The cash machine point that is no longer in use would be reconfigured to provide refuse storage.

The building is not a listed building but sits within the town centre conservation area.

Planning policies don't generally permit housing on the ground floor in shopping areas of Rotherham town centres. The applicant plans to convert the main pub area into a smaller commercial unit and three flats, arguing that the alternative would just create more vacant commercial units in the area or be abandoned until policies change.

Built for Yorkshire Bank and opening in 1968, the building is on the site of the long-standing Crown Inn which was first recorded in 1605.

At 15,195 sq ft, the applicant states that pub operators have found the building unviable due to operating costs and its size.

The plans state that since Wetherspoons put the pub up for sale in 2015 there has been "various attempts to open the building for hospitality from large pub chains to smaller independent operators and has failed as a viable enterprise at every hurdle, with the businesses lasting a very short amount of time until forced to closed given the buildings operating overheads and local competition."

The freehold of the building was last up for sale with offers in the region of £295,000 expected.

Rothbiz reported in January on plans to introduce residential units at the historic buiding next door known as Essoldo Chambers.

Foundry Housing

Images: Savills / Everard Cole

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News: Housing plans for Rotherham town centre building

A new set of plans have been submitted that would enable more vacant commercial space in Rotherham town centre to be converted into flats.

The Rotherham town centre masterplan of 2017 confirmed the need for more housing and leisure uses as a way to develop economic vitality, bringing more life, activity and spending back into the town centre.

On Doncaster Gate, the Royal Chambers building is the latest in line for conversion.

Known by many as part of Cooper's Toy Shop, 8 - 12 Doncaster Gate has been used for a number of years as commercial units - a tattoo studio and offices for a recruitment firm.

Now an application has been submitted that would enable a change of use of the upper floors.

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Following on from 2024 plans, the new application from AHA21 Properties Ltd proposes the change of use and conversion of the first and second floors to a house in multiple occupation (HMO) whilst the ground floor is to remain as commercial.

Plans show five, 1-bed flats on the first and second floors, with both floors having a kitchen and shower.

There are no plans to change the external appearance of the building.

Commercial property agents, CPR, had been advertising the building for sale at £295,000. Their advert read: "Royal Chambers comprises of a detached three-storey office building and benefiting from rear car parking. The property provides an attractive stone façade, offering modern offices to all three floors with the ground floor providing a mixture of open-plan offices together with private glass-wall partitioned offices to the rear.

"The building offers a useful self-contained separate access from Doncaster Gate which leads to the first and second floors. There are further offices at second floor level. The top floor has been used as a gymnasium and could easily be converted back to office accommodation."

If approved, the new flats would sit alongside The Cinema House residential development and opposite to the successful conversion of a former department store and pool hall.

Images: Haybrook

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News: Further funding for new houses on brownfield land in Rotherham

More than 3,700 new high-quality homes are being built on brownfield land across South Yorkshire, thanks to £65m from the South Yorkshire Mayoral Combined Authority’s (SYMCA) Brownfield Housing Fund (BHF).

After six years of operation, the fund is supporting 45 developments - unlocking land, funding infrastructure, accelerating construction, and enabling homes that simply wouldn’t have been built without SYMCA’s backing.

The fund has a focus on supporting work including early infrastructure, site clearance, decontamination and installation of the necessary utilities – and has included the building of more than 700 social and affordable homes.

In Rotherham, the most recent awards included £640,000 for the redevelopment of the former Fosters Garden Centre site in Thrybergh. Approved plans from Avant Homes incorporates the erection of 25 dwellings with the conversion of the former agricultural buildings and listed building into an additional seven dwellings in a town house arrangement.

At Waverley in Rotherham, Yorkshire's largest brownfield development, £1.55m was awarded for one of the last remaining plots. Brought forward by Strata, the £8.44m project involves 177 dwellings on a plot of land known as Plot 4 or Waverley Railside.

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South Yorkshire’s Mayor Oliver Coppard said: “We know we need more homes to offer the strong foundations our families and communities deserve across South Yorkshire.

“Through our Brownfield Housing Fund we’re creating thousands of better homes. I want developments that attract investment, create spaces for new businesses and offer more affordable housing – and that’s exactly what we’re doing.

“Transforming derelict sites and bringing buildings that reflect our heritage back into use opens up new opportunities to unleash our communities’ full potential.

“We’re rebuilding the pride, purpose and prosperity of South Yorkshire -making sure thousands more people can get on the property ladder, so even more can stay near and go far.”

Environmentally friendly homes have been at the heart of the BHF to help reduce energy bills and minimise negative environmental impacts, with 2,400 of the homes having solar panels and 1,400 homes having heat pumps installed.

Nine schemes of around 1,000 homes also have Sustainable Urban Drainage Systems to help reduce the impacts of surface water flooding, with other schemes adopting more traditional drainage schemes to reduce flood risk.

SYMCA has recently secured a further £118m from April this year from the National Housing Development Fund, to continue supporting the development of new housing across South Yorkshire.

SYMCA website

Images: Avant

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