| Conditions / Reason for Refusal: |
01
The Council considers that visibility at the proposed vehicular access to Doncaster Road is severely restricted in a southerly direction such that the driver of a vehicle leaving the site must emerge into the highway before an acceptable degree of visibility is available to the detriment of road safety.
02
The Council also considers that the proposed new two storey dwelling will result in an unacceptable level of overlooking to the surrounding properties. The plot would also have restricted outlooks on its north eastern elevation some of which would be well below the minimum recommended distance of 10m (as indicated in the SYRDG) and result in poor living conditions for future occupiers along with loss of privacy to the property to the east. Consequently the plot is considered to represent an unsatisfactory form of development that has an overdeveloped and cramped layout with poor living conditions in conflict with Local Plan policies CS28 Sustainable Design, SP55 ‘Design Principles’, the provisions of the NPPF and South Yorkshire Residential Design Guide (SYRDG).
03
The Council further considers that the application would introduce a new detached two storey dwelling in a garden in close proximity to the highway boundary in a prominent location which is considered to have a cramped appearance that is visually at odds with the surrounding urban grain of Doncaster Road with houses set well back from the road with long gardens. This would also result in the loss of the boundary hedge which would further exacerbate its visual prominence on the street scene. The proposal is considered to be in conflict with Local Plan policies CS28 Sustainable Design, SP12 Development on Residential Gardens and SP55 ‘Design Principles’ as well as the general advice within the NPPF.
04
The Council further considers that a two storey property would be excessively dominant to the property to the south at 2 Lilac Cottage due to the siting in close proximity to the southern boundary of the application site and being of a full two storey scale. This is also considered to be in conflict with Local Plan policies CS28 Sustainable Design, SP12 Development on Residential Gardens and SP55 ‘Design Principles’.
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. Discussions during the determination of the application have identified that 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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