| Conditions / Reason for Refusal: |
01
The proposed development, by way of the level of accommodation provided and lack of meaningful links to the main dwelling, is not ancillary accommodation and would be likely to result in the formation of an additional dwelling in a backland position contrary to SPD Householder Design Guide and Local Plan Policy SP12.
02
The proposed development would have a poor relationship with adjacent properties and the surrounding area in general, failing to take the opportunities available for improving the visual appearance of the area and resulting in harm to the character of the area overall. The proposal would therefore conflict Local Plan Policies CS28 ‘Sustainable Design’ and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan and the general design guidance in the NPPF.
03
The scheme, if implemented, would introduce additional vehicular and pedestrian traffic along a narrow, unadopted road to the detriment of both road and pedestrian safety which would have an unacceptable impact on highway safety as noted in paragraph 111 of the NPPF.
04
The proposed car parking facilities are deficient in terms of layout such that cars would be unable to access / egress some of the bays which is likely to result in vehicles for both the proposed and existing dwellings being parked in either the highway fronting or private drive to the rear, compromising the operation of both the private drive and highway fronting, contrary to Policy SP56 of the adopted Local Plan.
05
The proposal, if approved is likely to encourage the submission of further applications of a similar nature which would also require access / servicing from the substandard rear service road, such applications would exacerbate the road safety concerns associated with introducing additional vehicles and pedestrians along the narrow, unadopted road.
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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