| Conditions / Reason for Refusal: |
01
The Council considers that the proposed density and layout of the development for 6 no. additional residential units would represent overdevelopment of the site that is visually at odds with the medium density suburban character and landspace setting of the surrounding area. The proposed development would have an increased level of hard surfacing and more car dominated frontages with further units putting increasing pressure on the previously approved Public Open Space and fails to take the opportunity to establish or maintain a strong sense of place. It would have a negative impact on the overall character of this part of Brecks Lane and the new development by way of its higher density and increased urban layout. The development is therefore considered to be contrary to Local Plan policies CS28 Sustainable Design, SP37 ‘New and Improvements to Existing Green Space’, SP55 ‘Design Principles’, SP56 ‘Car Parking layout’, the provisions of the NPPF and South Yorkshire Residential Design Guide (SYRDG).
02
The Council also considers that the increased density along the southern side of the site has the potential to have an increasingly dominant impact to the rear garden areas of the existing properties along Belcourt Road by virtue of the additional numbers of units located within a fixed site area. The proposal would be contrary to paragraph 127(f) of the NPPF which requires development to have a high standard of amenity for existing and future uses and Rotherham adopted Local Plan Policy SP55 ‘Design Principles’.
POSITIVE AND PROACTIVE STATEMENT
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 within the scope of the existing application 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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