| No. | Condition Text |
|---|
| 1. | The proposed new building, with its altered form and increased size would result in a change to the appearance of the application site and the settings of the Town Walls scheduled monument and Conservation Area. The increased proportions of the proposed new dwelling would obscure more of the face of the Town Wall than the existing outbuilding did. This would cause harm to the significance of the scheduled monument. The loss of the former outbuilding and replacement with a new building of a different design and proportions would have an adverse impact on the appearance and significance of the Conservation Area. This contrary to policies E5 and CS10 and the requirements of Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. |
| 2. | NPPF paragraph 202 requires that a level of public benefit should be provided to counter any harm to a designated heritage asset. The current scheme would not offer a level of public benefit that could be weighed favourably against the harm that would arise to the scheduled monument and conservation area in accordance with NPPF paragraph 202. |
| 3. | The proposal does not address the public open space demands of the development, whether by on-site provision or through means to secure financial contributions towards off-site provision, as required by adopted policy H4. It has not been demonstrated that it is otherwise unviable to do so, nor that there is a surplus of open space within the ward rendering the requirement unnecessary. As such, the impacts of the development and the pressures the development places on public open spaces have not been mitigated and the proposal is contrary to policy H4 and the application fails to comply with policies CS14 (Securing appropriate contributions from new Developments), CS15 (Providing and protecting community assets and green infrastructure) and GSP8 (Planning Obligations). |
| 4. | STATEMENT OF POSITIVE ENGAGEMENT (REFUSALS): In accordance with the NPPF, in determining this application for planning permission, the Borough Council has approached it in a positive and proactive way and where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above. |
