| Conditions / Reason for Refusal: |
01
The Council considers that the proposed dwelling is an affected pastiche design with no historical justification in this location and would materially harm the context and setting of the Grade II Listed Buildings known as High Trees and the Old Coach House and the Grade I Listed Church of All Saints’. Furthermore, the proposal would materially harm the character and appearance of the Aston Conservation Area leading to less than substantial harm to all the designated heritage assets. Furthermore, the Council is of the opinion that the public benefit of this additional dwelling would not outweigh this less than substantial harm to these designated heritage assets in this instance. As such, the proposed dwelling is contrary to Local Plan Policies CS23 ‘Valuing the Historic Environment’, CS28 ‘Sustainable Design’ SP40 ‘Listed Buildings,’ SP41 ‘Conservation Areas,’ SP46 ‘Conserving and Recording the Historic Environment,’ and SP55 ‘Design Principles’ as well as advice contained in the National Planning Policy Framework.
02
The Council considers that the proposed dwelling has the potential to harm the tress protected on the site under Tree Preservation Order (No.2) 1988 and Tree Preservation Order (No.13) 1975, which would be harmful to the visual amenity of the Aston Conservation Area. Furthermore, the proposed dwelling would lead to pressure for the pruning or removal of the protected trees on the site to the detriment of the protected trees and to their visual amenity. As such, the proposed dwelling is contrary to Local Plan Policies SP34 ‘Nature Conservation’ and SP41 ‘Conservation Areas’ as well as guidance in the NPPF.
03
The applicant has failed to provide sufficient information in the form of an archaeological desk-based assessment specifically addressing the potential archaeological interest at the site. As such, the proposed dwelling is contrary to Local Plan Policies SP42 ‘Archaeology and Scheduled Ancient Monuments’ and SP43 ‘Conserving and Recording the Historic Environment’ as well as advice contained in the NPPF.
04
Due to the presence of protected trees adjacent to the proposed dwelling the future occupiers would be overshadowed during much of the year to the detriment of their residential amenity. As such, it is considered that the proposals are contrary to Policy SP55 ‘Design Principles’ as well as guidance in the NPPF.
POSITIVE AND PROACTIVE STATEMENT
Whilst the applicant entered into pre application discussions with the Local Planning Authority these identified that it is not possible to support a scheme of this nature nor would any amendments make it acceptable. The application was submitted on the basis of these discussions and it was not considered to be in accordance with the principles of the National Planning Policy Framework resulting in this refusal.
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