23/4259
The development will consist of: a) conversion of existing commercial building to residential use consisting of 2 no. studio apartments totaling 80.6m2 including elevational upgrades, b) demolition of existing derelict out building, c) construction of new 2 storey residential building to the rear consisting of 4 no. studio apartments totaling 172m2, d) construction of all ancillary site features including communal courtyard, service connections, boundary treatments, landscaping, refuse stores and site layout alterations and associated site works
Core Refusal Reason
The proposal was refused due to non-compliance with national apartment mix standards, over-development of a constrained site lacking essential amenities, and the location of a vulnerable use within a high-risk flood zone.
Decision Maker's Conclusion
- The development fails to meet the unit mix requirements of SPPR 2 by proposing 100% studio apartments, which exceeds the maximum 50% threshold set by national guidelines.
- The scheme constitutes over-development of a physically constrained site, resulting in excessive residential density and a failure to provide adequate car parking and private amenity spaces for future occupants.
- The proposed residential use is classified as highly vulnerable and is located within Flood Zone A, which materially contravenes local policy and national flood risk management guidelines.