| Conditions / Reason for Refusal: |
01
The Council considers the proposed development and particularly the northernmost plot would result in an unacceptable and harmful relationship with neighbouring properties on Prospect Close. The combination of two storey height, restricted plot depth, substandard separation distances, and tapered shape of the site, would create a development that is overbearing, visually dominant, and would lead to significant overlooking and loss of privacy to the adjacent bungalows, whose rear gardens are notably short. This is considered to be in conflict with Local Plan policies CS28 Sustainable Design, SP12 Development on Residential Gardens and SP55 ‘Design Principles’ along wit the general advice within the NPPF.
02
The Council also considers that the subdivision of the site into three plots would result in a cramped, over intensive and visually discordant form of development that is wholly at odds with the established pattern, rhythm and grain of the surrounding area. The proposed dwellings would occupy almost the entire width of the subdivided site, leaving insufficient space for meaningful separation, landscaping or visual relief. This would create a harsh and urbanised appearance that contrasts sharply with the predominantly moderate density character of the locality, where dwellings typically benefit from more generous spacing and garden areas. The likely complete loss of the established hedge along Flash Lane would further erode the site’s contribution to the street scene and exacerbate the visual prominence of the development. The proposal is considered to represent overdevelopment of the site in conflict with Local Plan policies CS28 Sustainable Design, SP12 Development on Residential Gardens and SP55 ‘Design Principles’ as well as the general advice within the NPPF.
03
The Council also considers that insufficient ecological and landscape information has been submitted to demonstrate that the development would avoid harm to biodiversity, contrary to Local Plan Policy SP33 ‘Conserving and Enhancing the Natural Environment’ and the NPPF.
POSITIVE AND PROACTIVE STATEMENT
The applicant did not enter into any pre application discussions with the Local Planning Authority. Discussions during the determination of the application have identified that it is not possible to support a scheme of this nature nor would any amendments 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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