SD22A/0347
Demolition of 1 residential property and 1 ancillary outbuilding. Construction of a residential development of 42 three-bedroom dwellings in a mix of terraced and semi-detached units. The proposed will comprise of 2 typologies: typology F (21 dwellings) and typology L (21 dwellings) both 2 storey with typology F having a 2nd floor loft accommodation with front dormer windows. Total residential gross floorspace is 5622sqm. Development includes 84 in curtilage surface car parking spaces (3281sqm). Public open spaces in an eastern park and a western park (including proposed play equipment), an additional large parkland to the south of the site (11797sqm) comprising the first phase of linear park. Private domestic gardens. A new vehicular, pedestrian and cycle entrance from Stoney Hill road. An internal road network, including footpaths/cycleways. 3 refuse/bin stores, public lighting, landscaping, boundary treatments, drainage and engineering works and all other associated and ancillary development works.
Core Refusal Reason
The proposal constitutes piecemeal development that fails to provide a comprehensive masterplan for the wider RES-N zoned lands, resulting in a poor-quality urban design with inadequate green infrastructure, SuDS, and hedgerow retention.
Decision Maker's Conclusion
- The development is considered piecemeal and ad hoc, lacking a coordinated masterplan for the wider landholding which is necessary to ensure sustainable development and avoid prejudicing future phases.
- The layout and design are substandard, failing to provide adequate passive surveillance, active street frontages, or sufficient street trees, while also proposing an unacceptable 43% loss of mature hedgerows above the 120m contour line.
- The proposed drainage and green infrastructure are inadequate, specifically regarding the use of underground attenuation tanks beneath public open space and the failure to meet the required Green Space Factor (GSF) for RES-N zoned lands.