| No. | Condition Text |
|---|
| 1. | By virtue of its scale, the two-bedroom proposed annexe is not considered to offer an ancillary form of accommodation to the main dwelling. The annexe fails to appear subordinate to the main dwelling, and in terms of its use and appearance the proposed unit of accommodation would be tantamount to creating an independent dwelling within the site, evidenced by the fact that the accommodation would capable of providing its own kitchen/living facilities along with a two bedrooms and shower room. As such, the annexe would be capable of providing independent accommodation separate to the main dwelling and therefore would fail to remain an ancillary use, or be subordinate in scale, to the principal dwelling, as is required to be considered an annexe. The proposal would therefore be considered to be contrary to policy H10 of the Local Plan Part 2 (2021). |
| 2. | Due to the size of the proposed building and in combination with its likely use being equivalent a two bedroom bungalow, the resultant development would appear cramped on the plot and will amount to overdevelopment. This overdevelopment would be harmful to the surrounding local character, notwithstanding its position to the rear of the premises and plot. The harm to local character will be exacerbated by the contrasting use of hardiplank cladding which would further appear alien in the local context. The size of the annex would also result in a cramped and compromised rear garden for the host dwelling which would be left as a smaller area of useable amenity space than what would be expected or considered acceptable for a dwelling of this size. The proposal would therefore be considered to be contrary to policies H9, H10 and A1 of the Local Plan Part 2 (2021) and Core Strategy Policy CS09 of the adopted Core Strategy (2021) along with along with Paragraphs 130 and 134 of the National Planning Policy Framework (July 2021). |
| 3. | Due to the size of the annexe, its position on the plot and the close proximity to the neighbouring properties, especially that to the north (no.53 Whitby Road), the proposed annex would create unacceptable conditions of enclosure to the neighbours, including the garden of the neighbour to the north, creating a relationship which would be overbearing and harmful to their amenity and enjoyment of their garden. This is considered to be contrary to policies H9, H10 and A1 of the Local Plan Part 2 (2021) and Core Strategy Policy CS09 of the adopted Core Strategy (2021). |
| 4. | Due to the intensity of the proposed use, with the annexe expected to effectively function as an independent dwelling, there would be insufficient parking available to serve both the donor dwelling and the annexe, requiring a total of 4 parking spaces, when in practice there exists only two. This increased intensity would likely result in increased on-road parking pressures which would inconvenience other road users on the estate, including pedestrians and families requiring wheelchairs and buggies due to the lack of footpaths, along with being detrimental to the free flow of traffic, increased noise and disturbance to neighbours from additional comings and goings and harm to visual amenity through contributing to a car-dominated environment. This is considered to be contrary to policies A1 and A2 of the Local Plan Part 2 (2021) and Core Strategy Policies CS09 and CS16 of the adopted Core Strategy (2021) along with along with Paragraphs 130 and 134 of the National Planning Policy Framework (July 2021). |
| 5. | 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. |
