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56 Knollbeck Lane Brampton Bierlow 0056

RB2026/0081Refused

Refused on 12 May 2026

Delegated (officer decision)3 reasons for refusal

Proposal

Erection of two storey side extension to form new shop unit on ground floor and extension to existing flat on first floor

Received
20 January 2026
Decision level
Delegated (officer decision)
Ward
Hoober Ward
  1. Received20 Jan
  2. Validated16 Mar
  3. Consult.13 Apr
  4. Target
  5. Decided12 May

Decided in 57 days

About this application

This is a planning application for a two storey side extension at 56 Knollbeck Lane Brampton Bierlow 0056. Rotherham has handled 2,491 applications of this type. This one was decided in 112 days, 9 weeks longer than Rotherham's typical decision time. There have been 2 other applications at this address. In the past year there have been 50 applications across Hoober Ward. We hold 666 applications in total for the S73 postcode area.

Why it was refused

  1. The submitted Sequential Test does not accurately reflect the proposal presented in this application and fails to consider the availability of retail units in nearby local centres. As such, it is considered that the development is contrary to adopted Local Plan Policies CS12 ‘Managing Change in Rotherham’s Retail and Service Centres’, SP11 ‘Development in Residential Areas’ and SP23 ‘Out-of-Centre Retail Parks and Other Out-of-Centre Developments’ and the National Planning Policy Framework (2024).
  2. The proposed retail unit within a residential location would not be ancillary or complementary to the residential nature and function of the area and it has not been demonstrated how the proposed retail unit would be of benefit to the health and well-being of the local population. As such, it is considered to be in direct conflict with policy SP11 ‘Development in Residential Areas’.
  3. By virtue of siting, scale and massing, the proposed two storey side extension would result in an overbearing and oppressive impact to the surrounding street scene and public realm which does not complement local distinctiveness or create a positive sense of place. Accordingly, the application is contrary to Local Plan Policies CS28 ‘Sustainable Design’ and SP55 ‘Design Principles’ and the National Planning Policy Framework (2024).

From the council's decision notice.

Application details

Postcode
S73 0TR
Scale / size
Small
Parish
Non-Parished
District
North

Planning application dates

Date validated
16 March 2026
Consultation expiry
13 April 2026
Consultation start
16 March 2026
Consultation end
13 April 2026
Application expires
11 May 2026

Applicant and agent

Agent address
Linwood Barnsley Road Dodworth Barnsley

Planning decision

Statutory period
56 days

Publicity

Site notice start
16 March 2026

Appeal

Appeal result
No

Additional information

Documents
12

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 and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (22)

flood storage areas, conservation 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, heritage coasts and brownfield registers.

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: Rotherham

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