| No. | Condition Text |
|---|
| 1. | The application site already benefits from a flat roofed extension on its western elevation, but this retained the properties original sloping roof plane on the eastern elevation. The proposed dormer roof extension is large taking up much of the east facing roof slope, thus being a dominating top-heavy feature, out of scale with the existing dwelling and over prominent as a result. This is compounded by the flat dormer roof tying into the flat roof of the addition on the west side such that the dwelling would have the appearance of a flat roofed house, that is out of character for the area. Furthermore, the proposed first floor dormer extension would be in close proximity to the bungalow to the east of the application site (14 Hickory Gardens) and would cause an unacceptable overbearing and dominating effect on the neighbouring property affecting the outlook from its rear garden amenity area.
The effect of the proposed development would be harmful to the street scene and the character and appearance of the surrounding area, and this public harm outweighs the personal benefits of the scheme. The proposed development is therefore contrary to Local Plan Policies CS09 a) and H9 a). Furthermore, the proposed development is not reflective of good design and is therefore contrary paragraphs 126 and130 of the National Planning Policy Framework [NPPF]. |
| 2. | Whilst the dormer is unlikely to cause any significant loss of light and overshadowing of no 14 Hickory Gardens, the structure is in close proximity to its rear garden amenity area, and it is considered that the dormer structure given its position, height and proximity to the boundary will have an overbearing relationship and would cause an unacceptable overbearing and dominating effect on the neighbouring property affecting the outlook from its rear garden amenity area. As such the development would be contrary to Local Plan policies H9 b) and A1 c). |
| 3. | 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. |
