2660344
development which will consist of: 41 no. 2-storey housing units, comprising 36 no. 3 bed semi-detached units and 5 no. 4 bed detached units; the formation of a new vehicular access point and a separate pedestrian / cycle access both directly off the Castlelost Road; 56 no. car parking spaces, 41 no. in curtilage ( 5 no. EV and 2 no. accessible) and 15 no. visitor (1 no. EV and 2 no. accessible) and 22 no. visitor cycle parking spaces. The proposal includes all associated hard and soft landscaping, boundary treatments, footpaths, a wastewater pumping station and all other ancillary works above and below ground
Core Refusal Reason
The development is considered an inappropriate, piecemeal, and ad hoc backland development on a constrained site that relies on access through unzoned lands and fails to integrate with the existing settlement structure, negatively impacting residential amenity.
Decision Maker's Conclusion
- The proposal constitutes an unsustainable form of piecemeal backland development on a narrow site, characterized by a lengthy access road traversing unzoned lands which would set an undesirable precedent for fragmented development.
- The layout is excessively dominated by road infrastructure and car parking, resulting in a poor-quality residential environment with fragmented public open space and inadequate boundary treatments that fail to achieve proper placemaking.
- The generic design and scale of the proposed two-storey units are unsympathetic to the established single-storey residential context, creating an overbearing relationship and resulting in a loss of privacy and amenity for existing residents.