| Conditions / Reason for Refusal: |
01
The proposed development would intensify the use of an existing private access drive that is insufficient in width to safely accommodate the additional vehicular and pedestrian movements likely to be generated by the proposed dwelling. The absence of dedicated pedestrian facilities, together with the constrained nature of the access, would increase the likelihood of conflict between vehicles and pedestrians to the detriment of highway and pedestrian safety. Accordingly, the proposal would represent an unacceptable form of development contrary to Local Plan Policy CS14 ‘Accessible Places and Managing Demand for Travel’, Policy SP55 ‘Design Principles’, and the objectives of the National Planning Policy Framework which seek to ensure that developments provide safe and suitable access for all users.
02
The proposal by reason of its siting, scale, layout and relationship with surrounding development, would result in an unduly cramped and overdeveloped scheme. The proposal would provide a poor outlook from proposed habitable room windows and inadequate private amenity space for future occupiers, resulting in substandard living conditions and a poor quality residential environment. As such, the proposal would fail to secure an appropriate standard of residential amenity for future occupants and would be contrary to Policies CS28 ‘Sustainable Design’ and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan, the National Planning Policy Framework, the National Planning Practice Guidance, and the South Yorkshire Residential Design Guide.
03
The proposed development would constitute an incongruous and uncharacteristic form of backland/garden development that fails to respond positively to the established layout and character of the surrounding area. By reason of its siting, layout and relationship with neighbouring properties, the development would appear poorly integrated into the streetscene and would fail to take available opportunities to reinforce local distinctiveness or enhance the character of the area. Consequently, the proposal would be harmful to the visual amenities of the locality and contrary to Policies CS28 ‘Sustainable Design’, SP12 ‘Development on Residential Gardens’ and SP55 ‘Design Principles’ of the adopted Rotherham Local Plan, together with the design objectives of the National Planning Policy Framework.
04
The proposed development would result in the loss of the existing off-street parking provision serving No. 23 Millindale and would leave the property without any dedicated parking facilities or realistic opportunity to provide parking within the curtilage. This would be contrary to the Council’s adopted residential parking standards and would likely increase demand for on-street parking within the surrounding area, to the detriment of highway safety and residential amenity. The proposal is therefore contrary to Policy SP55 ‘Design Principles’ of the adopted Rotherham Local Plan and the Council’s adopted minimum parking standards.
POSITIVE AND PROACTIVE STATEMENT
Whilst the applicant did not enter into any pre application discussions with the Local Planning Authority, the proposals were in accordance with the principles of the National Planning Policy Framework and did not require any alterations or modification.
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