| Conditions / Reason for Refusal: |
Reason(s) for Refusal
01
The proposed development in this prominent location within the village would have a poor relationship with neighbouring properties and be at odds with the character of the surrounding area in general. The proposal by virtue of its size, scale, form, design, appearance and siting would fail to take the opportunities available for improving the character of the area, have little regard to the character of the neighbouring properties and the streetscene. It would also have an adverse effect on the setting of the adjacent Thorpe Hesley Conservation Area. The application would be in conflict with the National Planning Policy Framework, National Planning Practice Guidance and policies CS21 ‘Landscape’, CS23 ‘Valuing the Historic Environment’, CS28 ‘Sustainable Design’, SP41 ‘Conservation Areas’ and SP55 ‘Design Principles’ of the Rotherham adopted Local Plan.
02
The Council considers that the proposed food store would be in conflict with the predominantly residential surroundings by introducing a use which would lead to unacceptable levels of noise nuisance and general disturbance to local residents during the evening and night time hours and as such the proposal is considered to be contrary to criterion c. of adopted Local Plan policy SP11 ‘Development in Residential Areas’; Local Plan policy SP52 ‘Pollution Control’ and paragraph 130(f) of the National Planning Policy Framework.
03
The proposed scheme does not provide safe and suitable access for all users as is required by the National Planning Policy Framework (paragraph 110 b). The proposed car parking and manoeuvring facilities are substandard in numbers and size such that cars / delivery vehicles will have to park / manoeuvre in the site access / highway fronting which is not in accordance with Local Plan policy CS28 ‘Sustainable Design’ which amongst other matters requires that new development should provide a safe environment. The proposal would therefore result in unacceptable impact on highway safety.
04
The proposal to build over the culverted watercourse would cause future maintenance difficulties and would also prevent future opportunities to restore the watercourse to an open channel. No information has been submitted to show the site can be developed with the required standoff distance of 5 metres applied. Therefore, the applicant has failed to provide information / evidence to show that the site can be developed without affecting the culverted watercourse. The application is therefore in conflict with the National Planning Policy Framework and policies CS25 ‘Dealing with Flood Risk’ and SP47 ‘Understanding and Managing Flood Risk and Drainage’ of Rotherham’s adopted Local Plan.
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. No discussions during the determination of the application took place as it was considered that the principle of the development proposed was not acceptable and as such no amendments would 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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