| Conditions / Reason for Refusal: |
01
The proposed building by virtue of its height, overall scale and massing, together with its siting would appear overbearing and oppressive from within the private rear garden areas of properties on Arundel Crescent to the south, which would have a severely detrimental impact on their amenity and quality of life. Accordingly, the scheme would be contrary to paragraph 135(f) of the Framework and adopted Rotherham Local Plan policy SP55 ‘Design Principles’.
02
The two first floor windows to the living area and kitchen on southern most apartment would be less than 10m from the boundary with nos 18 and 20 Arundel Avenue. The proposal would therefore result in direct overlooking and a loss of privacy those residents in direct conflict with paragraph 135(f) of the Framework; adopted Rotherham Local Plan policy SP55 ‘Design Principles’ and the South Yorkshire Residential Design Guide.
POSITIVE AND PROACTIVE STATEMENT
The applicant and the Local Planning Authority engaged in pre application discussions to consider a development of this site before the submission of the planning application. The application was not submitted on the basis of the pre-app enquiry as the development was significantly larger and introduced retail and residential which were not included in the pre-app enquiry. Notwithstanding, a solution was proposed by the Local Planning Authority, but the changes were not agreed. Therefore, the development proposed 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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