| Conditions / Reason for Refusal: |
01
The proposed development would, owing to its size, scale, massing and close proximity to the Grade II Listed Building materially harm its setting and would fail to preserve or enhance the Swinton Conservation Area. The proposed development would significantly reduce the open grounds around the property and lead to the loss of important green open space that positively adds to the character of the area and wider Conservation Area. Furthermore, by reason of encroachment, the development would significantly suburbanise its setting and that of the Swinton Conservation Area. As such, the proposal is contrary to Local Plan policies CS23 ‘Valuing the Historic Environment’, SP40 ‘Listed Buildings’ and SP41 ‘Conservation Areas’. Furthermore, the proposal would be contrary to advice contained in the National Planning Policy Framework.
02
The applicant has failed to provide information/evidence to justify the proposed development in terms of enabling development, which would secure the long term future of this Grade II Listed Building. As such, it is considered that an assessment of the public benefits of the proposals to overcome the harm to the setting of this Grade II Listed Building and the Swinton Conservation Area cannot be fully considered. The proposed development is therefore contrary to Local Plan policies CS23 ‘Valuing the Historic Environment’, SP40 ‘Listed Buildings’ and SP41 ‘Conservation Areas’. Furthermore, the proposal would be contrary to advice contained in the National Planning Policy Framework.
03
The proposed development will result in the loss of a number of trees, the loss of these trees will have an immediate detrimental impact on the tree cover of the site and the Conservation Area, whilst also leading to long-term pressures on protected trees. The application is therefore contrary to paragraph 170 of the National Planning Policy Framework and adopted Local Plan policies CS19 ‘Green Infrastructure’, CS20 ‘Biodiversity and Geodiversity’, SP32 ‘Green Infrastructure and Landscape’, SP33 ‘Conserving and Enhancing the Natural Environment’, SP41 ‘Conservation Areas’ and SP55 ‘Design Principles’ of the Local Plan
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. Whilst discussions during the determination of the application have identified a possible acceptable alternative to this proposal, the applicant has been unwilling to amend the scheme. This 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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