Alterations and erection of a rear extension and erection of a detached 2 storey garage with upper floor living accommodation

Refusal Reasons

• ✗The proposed garage with ancillary accommodation over would, by virtue of its proximity and height, result in unacceptable levels of actual and perceived overlooking from the proposal site into 'Mussoorie', to the detriment of the residential amenity. In this respect, the proposed building is considered unacceptable when assessed against General Policy 2 (g).
• ✗The siting, layout, scale, form, and arrangement of the new building on the site, would have a deleterious impact both on the application site and the wider street scene, by resulting in a particularly intrusive feature within the site when viewed from the surrounding area. This aspect of the proposal would be at odds with General Policy 2 (b&c).
• ✗Although the design is traditional (to ensure it ties in with the existing building), the two storey element and orientation with gable facing Main Road would be out of keeping with the dominant character of the area which is dominated by side-on single storey dwellings with accommodation in the roof. Also, the layout of the site together with the lack of suitable amenity space for occupiers indicate that the proposal is an inappropriate backland development and would result in over-development of the site. As such it is considered contrary to policy GP2 (b, c & h) and Environment Policy 42.
• ✗The size of the new building, the fact that the new building has an independent access, the broad layout of the building, and the separating distance between the new building and the main dwelling, would make it difficult to ensure that the new building remains ancillary to 'Capella'; facilitating future severance from this dwelling, which would be at variance with the character of the area and contrary to General Policy 2 (k) of the Strategic Plan and Landscape Proposal 7 of the Area Plan for the East.