Erection of raised decking and boundary wall including removal of sod bank and levelling of ground (retrospective)

Refusal Reasons

• ✗The removal of the sod bank and introduction of hard boundary treatments has resulted in a more abrupt and engineered appearance that is inconsistent with the landscaped character of the existing estate edge. This change has diminished the visual softness and continuity of this boundary, contrary to General Policy 2(b) and (c), Environment Policy 42, and Strategic Policy 5, which require development to respect the character and appearance of its surroundings and retain features of landscape value.
• ✗The raised decking introduces a level of actual and perceived overlooking toward neighbouring properties, particularly Nos. 7 and 9 Cherry Tree Drive, that exceeds what would typically be expected from ground-level amenity space. The elevated position, combined with the absence of effective screening and the proximity to habitable rooms and private garden areas, results in a significant loss of privacy for both properties. This impact is especially pronounced given the direct views into the rear gardens and rear-facing windows of the neighbouring dwellings. The proposal is therefore contrary to General Policy 2(g) and the principles set out in the Residential Design Guide 2021, which seek to safeguard the amenity and privacy of neighbouring occupiers.
• ✗Insufficient information has been provided to support that the proposed development would not impact on the ecology of the site, and as such the development is considered to be contrary to Environment Policy 4(c) and Strategic Policy 1 of the Strategic Plan. The removal of the sod bank has resulted in the loss of a landscape feature that likely supported local biodiversity and contributed to the ecological character of the area. In the absence of an ecological assessment or mitigation measures, the proposal fails to demonstrate that it would avoid adverse impacts on locally important habitats or landscape features of ecological value, as required by General Policy 2(d) and (f), Environment Policy 5, and Strategic Policy 1.