| Conditions / Reason for Refusal: |
01
The Council considers that the combined two-storey side extension and two storey rear extension would create an overbearing and overshadowing harmful impact to neighbouring dwelling no. 73 in terms of failing to meet separation distances to habitable room windows. It is considered the proposal would be harmful in terms of overbearing impact and overshadowing impact to no. 73. Accordingly, the proposal is contrary to Local Plan Policies CS28 ‘Sustainable Design’ and SP55 ‘Design Principles’, the advice set out in the Council’s Supplementary Planning Document, and the guidance in the National Planning Policy Framework.
02
The Council considers that the width of the two storey side extension has the potential to create a visual imbalance in this pair of semi-detached dwellings, due to its excessive width, which would be detrimental to the visual amenity of the host dwelling and the street scene. Accordingly, the proposal is contrary to the aims of Local Plan Policies CS28 ‘Sustainable Design’ and SP55 ‘Design Principles’ as well as the Supplementary Planning Document – ‘Householder Design Guide’ and would also be in direct conflict with the requirements outlined within the National Planning Policy Framework and the National Planning Policy Guidance.
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. Whilst discussions during the determination of the application have identified a possible acceptable alternative to this proposal, the applicant has been unwilling to amend the scheme. This 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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