| Conditions / Reason for Refusal: |
01
The proposed extension represents a disproportionate addition to the host property which would substantially exceed 33% of the volume of the original house. The proposal is inappropriate development in the Green Belt which by definition is harmful and would have a materially adverse effect on the openness of the Green Belt. No very special circumstances have been demonstrated to overcome the harm caused by the inappropriate development, and other harm caused, and consequently the proposal is in conflict with Policy CS4 ‘Green Belt’ and SP2 ‘Development in the Green Belt’ of the Local Plan and the guidance contained within the NPPF.
02
The proposed extension to the side and front of the property represents substantial addition which dominates the original cottage property and is not a subservient addition. The extensions are inappropriate in terms of the design, roof form, scale, siting and fenestration and bear no relationship to the host property. Furthermore, the property is located within a Conservation Area where the traditional cottage property of typical local vernacular makes a positive contribution. The extensions would be harmful to the local vernacular and materially detrimental to the appearance of the Conservation Area contrary to Local Plan Policies CS28, SP41, SP55, SPG Householder Design Guide and the NPPF.
03
There are a significant number of trees within the site which are important within the Conservation Area. No tree survey or other information relating to the potential impact of the extension on the trees has been received. It is likely that the extension could directly and indirectly impact on the trees which would be significantly materially detrimental to both the street scene and wider Conservation Area. Consequently the proposal is in conflict with Policy CS19 ‘Green Infrastructure’, Policy CS20 ‘Biodiversity/Geodiversity’ and Policy SP33 ‘Conserving and Enhancing the Natural Environment’ of the Local Plan and the guidance contained within the NPPF.
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. It is not possible to support a scheme of this nature and no amendments have been identified at this time to 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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