| Conditions / Reason for Refusal: |
01
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).
02
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’.
03
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).
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. It is not possible to support a scheme of this nature nor would any amendments make it acceptable. It was not considered to be in accordance with the principles of the National Planning Policy Framework and resulted in this refusal
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