| Conditions / Reason for Refusal: |
01
The proposed development, by reason of its scale, massing, design, materials and elevated position, would appear as an incongruous feature on the property and within the street scene, causing harm to the character and appearance of both the host property and the surrounding area. Its dominant form would result in an overbearing impact on the visual amenity of the street scene. Accordingly, the proposal is considered to be contrary to the Council’s Householder Design Guide SPD, Local Plan Policies CS28 ‘Sustainable Development’ and SP55 ‘Design Principles’, and the relevant provisions of the National Planning Policy Framework.
02
The proposed first-floor window within the rear elevation of the two-storey extension would be positioned less than 10 metres from the shared boundary with No. 13 Redscope Road and would afford direct and intrusive views into the neighbouring property's private rear amenity space. Furthermore, by virtue of its design, siting and land levels, the proposed external staircase would introduce additional opportunities for overlooking, resulting in unacceptable levels of overlooking and loss of privacy. The development would therefore cause significant harm to the residential amenity and living conditions of the occupants of No. 13 Redscope Road through an unreasonable loss of privacy. As such, the proposal is contrary to Paragraph 135(f) of the National Planning Policy Framework, Policy SP55 'Design Principles' of the adopted Rotherham Local Plan, and the guidance contained within the adopted Householder Design Guide Supplementary Planning Document.
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 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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