| Conditions / Reason for Refusal: |
01
The Council considers that the two storey rear extension projecting 3.8m with a gable roof design has an excessively dominant impact on the outlook of the adjacent property at No. 37 East Avenue which results in an unacceptable level of overshadowing and overbearing impact due to its large projection and massing. The extension projects beyond a 45 degree angle from the neighbouring window at No. 37 East Avenue as recommended in the Householder Design Guide and this is further exacerbated by having a gable style roofline. The extension therefore conflicts with the National Planning Policy Framework, Local Plan policies CS28 and SP55 and the Supplementary Planning Document - ‘Householder Design Guide’.
02
The Council also considers that the two storey side extension has not been set down at first floor level which results in an increased bulk and massing to the property and unsatisfactory visual appearance when viewed from the street scene. The extension does not appear as a subservient addition and conflicts with the National Planning Policy Framework, Local Plan policies CS28 and SP55 and the Supplementary Planning Document - ‘Householder Design Guide’.
03
The Council further considers that the front extension which projects across the full width of the property along with its 3m high dual-pitched gable roof dominates the front elevation of the property and is of a poor quality design that both restricts the outlook of the adjoining property as well as having a detrimental impact on both the host property and the visual appearance of the street scene, contrary to National Planning Policy Framework, Local Plan policies CS28 and SP55 and the Supplementary Planning Document - ‘Householder Design Guide’.
(B) That the Chairman and Vice Chairman in conjunction with the Director of Planning Service, authorise the service of an Enforcement Notice under Section 172 of the Town and Country Planning Act 1990, on the OWNER / OCCUPIER of, and anyone else having an interest in, the land at 35 East Avenue, Rawmarsh, requiring the reduction of the first floor rear extension from 3.8m to 3m with a hipped style roof, along with the setting down of the side extension in accordance with planning permission granted under reference RB2020/0775. In addition, the demolition of the existing front extension with a compliance period of 3 months.
POSITIVE AND PROACTIVE STATEMENT
Discussions during the determination of the application have identified that it is not possible to support a scheme of this nature and that the scheme should be implemented as previously approved. It was not considered to be in accordance with the principles of the National Planning Policy Framework and resulted in this refusal.
|
