| 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 result in an incongruous form of development that would 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 height, overall scale, form and massing of Plot 1 and Plot 2 together with its siting would result in a building that would appear overbearing and oppressive when viewed from the gardens of 598 and 598a Upper Wortley Road, which would have a detrimental impact on the existing and future occupants. The proposal would be contrary to paragraph 130(f) of the National Planning Policy Framework and Rotherham adopted Local Plan Policy SP55 ‘Design Principles’.
03
The proposed property at Plot 1 by virtue of its overall scale, massing and siting would appear overbearing and oppressive from the front habitable room windows of Plot 2, it would also by virtue of its siting and orientation result in unsatisfactory levels of overshadowing to the front habitable room windows of Plot 2. This would have a detrimental impact on the future occupants of the proposed dwelling at Plot 2. The proposal would be contrary to paragraph 130(f) of the National Planning Policy Framework and Rotherham adopted Local Plan Policy SP55 ‘Design Principles’.
04
The walk-out balcony / seating area to the rear of Plot 1, would by virtue of its projection, width, height, lack of screening and siting, result in overlooking and a loss of privacy to the future occupiers of Plot 2. Accordingly, the balcony / seating area feature would be detrimental to the amenities of the future occupiers of the neighbouring property and would be in direct conflict with National Planning Policy Framework paragraph 130(f) and Local Plan Policy SP55 ‘Design Principles’.
05
The proposed development would not provide a safe and suitable access for all users due to the number of accesses and existing street furniture which could confuse drivers and result in collisions. The proposal would therefore be in direct conflict with paragraph 110b of the National Planning Policy Framework.
06
The introduction of increased vehicular movements between two existing properties (584 and 594 Upper Wortley Road) and in close proximity to habitable room windows and private amenity spaces will cause a significant adverse impact on the amenity of existing and future occupants of the existing dwellings in conflict with paragraph 130(f) of the National Planning Policy Framework and Rotherham adopted Local Plan Policy SP55 ‘Design Principles’.
07
The proposed development will result in the loss of a number of trees, the loss of these trees will have an immediate detrimental impact on the tree cover of the site that will result in the permanent loss of public amenity. The application is therefore contrary to the National Planning Policy Framework and adopted Rotherham Local Plan policies CS19 ‘Green Infrastructure’, CS20 ‘Biodiversity and Geodiversity’ and SP12 ‘Development in Residential Gardens’.
08
The applicant has failed to submit a Preliminary Ecological Appraisal in order to establish ecological value of the site and the potential of the site to support protected or priority habitats and species and what impact / mitigation would be required to ensure there is no impact on priority species habitats. As such the application would be in conflict with adopted Local Plan policies CS20 ‘Biodiversity and Geodiversity’, SP33 ‘Conserving the Natural Environment’ and SP35 ‘Protected and Priority Species’, as well as paragraph 174 of the National Planning Policy Framework.
09
The applicant has failed to demonstrate that due consideration has been afforded to the mine entries within or within influencing distance of the site; and how adequate separation between the buildings and the mine entries has been incorporated. The application is therefore contrary to Local Plan policy SP54 ‘Contaminated and Unstable Land’ and the Coal Authority’s policy ‘Building on or within the influencing distances of mine entries’.
POSITIVE AND PROACTIVE STATEMENT
Whilst the applicant entered into pre application discussions with the Local Planning Authority no detailed information was submitted and the comments provided were general and requested that further detailed information be submitted prior to an application. No additional information has been submitted and the application was submitted without officers assessing detailed drawings. It is not possible to support a scheme of this nature, nor would any amendments make it acceptable, given the numerous issues set out in the reasons for refusal and as such it was not considered to be in accordance with the principles of the National Planning Policy Framework resulting in this refusal.
|
