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Arley House, 13 The Green, Shafton, Barnsley, S72 8PQ

2025/0675FullRefused

Refused on 3 November 2025

Council decision: RefuseDelegated (officer decision)3 reasons for refusal

Approximate location: the centre of the postcode, not the exact property.

Proposal

Conversion of existing domestic dwelling into 7 bedroom HMO

Received
30 July 2025
Decision level
Delegated (officer decision)
Ward
North East Ward
  1. Received30 Jul
  2. Validated
  3. Consult.2 Sep
  4. Target24 Sep
  5. Decided3 Nov

Decided in 96 days (council typically 70)

About this application

This is a full planning application at Arley House, 13 The Green, Shafton, Barnsley, S72 8PQ. Barnsley has handled 3,131 applications of this type. This one was decided in 96 days, 4 weeks longer than Barnsley's typical decision time. There are no previous applications recorded at this address. In the past year there have been 24 applications across North East Ward. We hold 985 applications in total for the S72 postcode area.

95% of full applications at Barnsley Metropolitan Borough Council were approved. Across all application types, the council typically decides in about 10 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. In the opinion of the Local Planning Authority the proposal to change the use of the building to a House of Multiple Occupation is contrary to the aims of Local Plan Policy H9, which seeks to protect larger homes and to enable the re-establishment of single-family sized houses. The application property is within a predominantly residential area and is capable of becoming a larger home without significant adaption.
  2. The proposed internal layout fails to meet the minimum space standards set out in the South Yorkshire Residential Design Guide and the external amenity space is also below the requirement, compromising the quality of living for future occupants. Therefore in the opinion of the Local Planning Authority the proposal is contrary to Policies GD1 and D1 of the Local Plan.
  3. In the opinion of the Local Planning Authority, the application lacks sufficient detail regarding the operation of the property in terms of the proposed occupiers and staffing, as well as clarity on parking arrangements and legal rights to use the rear land. This prevents a full assessment of the impact on neighbouring residential amenity and highway safety. The constrained access and informal use of the rear courtyard raise further concerns about vehicle manoeuvrability and highways safety. The proposal is therefore contrary to Policies GD1, D1, and T4 of the Local Plan. PO Box 634, Barnsley, South Yorkshire S70 9GG Pursuant to article 35 (2) of the Town and Country Planning (Development Management Procedure) Order 2015 (as amended), the Local Planning Authority have, where possible, made a pre- application advice service available, and otherwise actively engaged with the applicant in dealing with the application in a

From the council's decision notice.

Application details

Postcode
S72 8PQ
Application type
Full
Scale / size
Small
Parish
Shafton

Planning application dates

Validated
30 July 2025
Consultation expiry
2 September 2025
Consultation end
2 September 2025
Target decision date
24 September 2025

Planning decision

Statutory period
56 days

Additional information

Documents
8

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: conservation areas, tree preservation orders and brownfield registers.

Also checked, none recorded (20)

flood storage areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves and heritage coasts.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Barnsley

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