| Conditions / Reason for Refusal: |
01
Due to the introduction of a first-floor balcony, the Council considers that the design and appearance of the proposed dwelling would be out of character with the surrounding streetscene. In addition, the solid design and height of the proposed boundary treatment would result in an overly dominant and visually intrusive feature on this highly visible corner location. As such, the proposal conflicts with Policies CS28 ‘Sustainable Design’, SP12 ‘Development on Residential Gardens’, and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan, as well as the National Planning Policy Framework.
02
The proposed dwelling by virtue of its limited external amenity space, access arrangements and direct overlooking from the Toll Bar would result in unsatisfactory living conditions for the future occupants contrary to Policy SP55 ‘Design Principles’ of the adopted Rotherham Local Plan, and the National Planning Policy Framework.
03
The proposed shared vehicle access located on Leslie Avenue closest to Rotherham Road, is not sufficient in width to accommodate two vehicles, to safely pass each other. This will result in a vehicle having to reverse back into Leslie Avenue, close to the junction with Rotherham Road, which is detrimental to road safety.
04
The second vehicle access located on Leslie Avenue (to the north of the site) used to serve the retail unit from the rear, does not have the facility for a vehicle to turn around and leave the site in a forward gear. This will result in vehicles (potentially large vehicles) reversing back into the highway to the detriment of both pedestrians and vehicles.
05
The shared vehicle access leading to the parking provision for the proposed dwelling, lacks sufficient width (6m) to enable a vehicle to access the parking spaces appropriately. This will lead to residents parking on the highway near to the junction of Leslie Avenue and Rotherham Road, which is detrimental to the free and safe flow of traffic using the junction.
Informative
Please note that this decision relates to the originally submitted plans ref EC-80-20 Received 25 March 2025
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. It is not possible to support a scheme of this nature and no acceptable amendments have been identified at this time 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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