| Conditions / Reason for Refusal: |
01
The Council considers that the application site is of an inadequate size to accommodate the proposed building. The proposed development would have a poor relationship with the host property and the surrounding area in general and would have little regard to the layout and character of the neighbouring properties and the immediate surrounding area, and as such the proposal would therefore conflict with the National Planning Policy Framework and policies CS28 ‘Sustainable Design’, SP12 ‘Development on Residential Gardens’ and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan.
02
The proposed development by virtue of its overall scale, massing and siting would appear overbearing and oppressive from the Pumping Station Cottage and its amenity area. It would also give rise to unsatisfactory levels of overshadowing and would result in overlooking and a loss of privacy to adjacent land areas. This would have a detrimental impact on the existing and future occupants of both the host property as well as to the future occupants of the proposed building where proposed windows have a poor standard of amenity. The proposal would be contrary to paragraph 135 (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’.
03
The Council considers that the proposed amenity space in piecemeal form is limited and results in areas which would have limited value and usability contrary to Local Plan policies SP12 ‘Development on Residential Gardens’ and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan.
POSITIVE AND PROACTIVE STATEMENT
Whilst the applicant entered into pre application discussions with the Local Planning Authority on an earlier application these identified that it is not possible to support a scheme of this nature and no amendments have been identified at this time to overcome the principle concerns on spacing standards. The application was submitted on the basis of these discussions and it was not considered to be in accordance with the principles of the National Planning Policy Framework resulting in this refusal.
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