| No. | Condition Text |
|---|
| 1. | Policy CS9 of the Core Strategy encourages well-designed, distinctive places and Policy H9 of the Local Plan Part 2 states that residential extensions will be permitted both within and outside of development limits where they comply with criteria.
In terms of the impact of the proposal on the surrounding area, the proposed front extension does not relate well to the host dwelling and is considered to be poorly designed and given its forward siting will have a harmful effect on the character and appearance of the host dwelling and the street scene.
Both retained bay windows on the existing property fronting Victoria Road and which are features of character will be partially hidden. The existing dwelling has hipped roofs and two gable roofed bay windows. The flat roofed and rectangular layout of the extension does not respond well or contribute to the dwelling's appearance and character and is not considered to maintain or enhance the character of the dwelling.
The forward prominence of the flat roofed extension is not in keeping with the character of the extended dwelling and surrounding area. The positioning of the extension will result in views of the bay windows being partially obscured within the street scene which will be visually detrimental and obstructing these views with in essence a flat roofed rendered block results in the extension being an alien feature to the existing dwelling and is visually harmful.
As such the design, form and character the proposed front extension does not accord with Local Plan Part 2 Policy H9 and Core Strategy Policy CS9. |
| 2. | Policy CS9 of the Core Strategy seeks to protect the amenity of existing and future resident's and Policy A1 of the Local Plan Part 2 seeks to protect or promote a high standard standard of amenity to ensure a suitable living environment in the locality.
In terms of loss of light and overshadowing of the existing dwelling it is considered that the amount of light received by the two west facing bay windows at the front of the dwelling will be reduced by the front extension and the orientation of the extension and its link to the main dwelling will also result in overshadowing of these windows at various times of the day.
The extension being so close to the two bay windows of the existing dwelling will significantly curtail the outlook from these principle feature windows and is considered to have an overbearing relationship with these habitable room windows also obstructing views out from the internal living space.
The proposal is therefore considered harmful to the amenities of the host dwelling contrary to local plan policies A1 and CS9(f). |
| 3. | For the reasons given above the proposed development is also considered at odds with guidance in both the Councils adopted Design Guide relating to Borough wide design requirements relating to 'context and identity' and 'built form'; and section 12 in the NPPF - Achieving well-designed and beautiful places, particularly paragraphs 135 and 139. |
| 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. |
