| 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 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 proposed dwelling by virtue of its height, overall scale and massing, together with its siting would appear overbearing and oppressive from within the private rear garden areas of properties on Coverleigh Drive and Sandygate Crescent. It would also result in the rear gardens of properties on Coverleigh Drive being overshadowed and a significant reduction in natural daylight / direct sunlight reaching these areas. The proposal would therefore have a detrimental impact on the amenity of those residents. Accordingly, the scheme would be contrary to paragraph 127 (f) of the NPPF which requires development to have a high standard of amenity for existing and future users and Rotherham adopted Local Plan Policy SP55 ‘Design Principles’.
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 the application is almost identical to a recent refusal (RB2020/1833) and as such no alterations are considered possible to make the proposal acceptable due to the issues in respect of the principle of the development and impact on amenity. Therefore 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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