| Conditions / Reason for Refusal: |
Reason(s) for Refusal
01
The Council considers that visibility at the proposed vehicular access to Green Street is severely restricted to the right, such that the driver of a vehicle leaving the site, must emerge into the highway before an acceptable degree of visibility is available. The proposed development would be significantly detrimental in terms of highway safety.
02
The Council also considers that the revised design and re-positioning of plot 01 with its cramped appearance and single storey bungalow design in close proximity to the host property, along with the big drop in rooflines has an overall unsatisfactory visual appearance on the street scene and Conservation Area. The proposal is at odds with the character of the surrounding built form on this part of Green Street in conflicts with the general advice within CS28 Sustainable Design, SP12 ‘Development on Residential Gardens’, SP55 ‘Design Principles’ SP41 ‘Conservation Areas’ and the NPPF which advocates high quality design principles.
03
The Council further considers that the overall design and layout of the proposed development has an unsatisfactory relationship with existing properties along Booth Street due to the higher land levels leading to loss of privacy and overbearing impact to already restricted private rear garden areas. The boundary fencing proposed to mitigate this, further increases the dominant impact on neighbours. Accordingly, the development is considered to be of an unsatisfactory design which is in conflict with Local Plan policies CS28 Sustainable Design, SP12 ‘Development on Residential Gardens’, SP55 ‘Design Principles’ and the SYRDG which advocates good design principles with particular emphasis on preventing dominance and loss of privacy to neighbours.
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. Whilst further amendments and clarifications to support the scheme have been submitted, these do not address the highway fundamentals of the existing application to 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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