| Conditions / Reason for Refusal: |
01
The proposed development would have a poor relationship with adjacent properties and the surrounding area in general and would fail to take the opportunities available for improving the character of the area. It would have little regard to the layout and character of the neighbouring properties and the immediate surrounding area, and as such the proposal would therefore conflict with the National Planning Policy Framework and policies CS28 ‘Sustainable Design’, SP12 ‘Development on Residential Gardens’ and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan.
02
The unadopted access track to the site is of substandard construction, limited width with no separate pedestrian provision, street lighting or a turning area suitable for use by a refuse/emergency/delivery vehicle. Therefore, a safe and suitable access to the site cannot be achieved for all users. Accordingly the application is contrary to paragraph 108 (b) of the National Planning Policy Framework.
03
The proposed development by virtue of its overall scale, massing and siting would appear overbearing and oppressive from 1a Racecourse Road, it would also give rise to unsatisfactory levels of overshadowing and would result in overlooking and a loss of privacy. This would have a detrimental impact on the existing and future occupants of 1a Racecourse Road and the future occupants of the proposed dwelling. The proposal would be contrary to paragraph 127 (f) of the NPPF which requires development to have a high standard of amenity for existing and future uses and Rotherham adopted Local Plan Policy SP55 ‘Design Principles’.
04
The applicant has failed to submit a Tree Survey and Impact Assessment to assess the impact of the loss of trees on site and what impact the loss would have on public amenity. As such the application would be in conflict with adopted Local Plan policies CS19 ‘Green Infrastructure’, CS20 ‘Biodiversity and Geodiversity’, CS21 ‘Landscape’, SP32 ‘Green Infrastructure and Landscape’ and SP33 ‘Conserving the Natural Environment’, as well as paragraph 170 of the National Planning Policy Framework.
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. No discussions took place during the determination of the application as 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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