| Conditions / Reason for Refusal: |
01
The Council considers that the proposed remodeling and two storey front extension by virtue of its size, design, height, and location would not represent a subservient addition to the host property. The proposal would create a scheme that would not be subservient to the host property and would create an incongruous feature which is highly visible within the street scene therefore, being harmful to the character and appearance of the host property and the streetscene in general. As such the development is contrary to Local Plan Policies CS28 ‘Sustainable Development’ and SP55 ‘Design Principles’, as well as the Council’s SPD ‘Householder Design Guide’ and the guidance in the National Planning Policy Framework and the National Planning Practice Guidance.
02
It is further considered that the proposal will have a detrimental effect on the residential amenity of adjacent occupiers due to its excessive scale and massing, resulting in an overbearing presence. Furthermore, the inclusion of balconies introduces the potential for increased overlooking, which would negatively impact the privacy of neighbouring properties. As such, the proposal is contrary to the National Planning Policy Framework (NPPF), Policy CS28 ‘Sustainable Design’, Policy SP55 ‘Design Principles’ of the Local Plan, and the adopted Supplementary Planning Document – ‘Householder Design Guide’.
Positive and Proactive Statement
The applicant and the Local Planning Authority engaged in pre application discussions to consider the development before the submission of the planning application. The application was not submitted on the basis of these discussions. 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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