2560544
for a residential development of 19 dwellings comprising as follows:- 4 no. 3-storey, 4-bedroom end-of-terrace houses; 9 no. 2-storey, 3-bedroom mid-terrace houses; 2 no. 2-storey, 3-bedroom end-of-terrace houses & 2 no. maisonette units containing 2 no. 1 Bedroom dwellings in each; together with new vehicular & pedestrian entrance from Church St, new ramped pedestrian connection to the Royal Canal Greenway to the south of the site, 9no. additional carparking spaces, covered short-term bicycle parking area for 10no. bicycles, site landscaping including all boundary works & walls, site services & drainage
Core Refusal Reason
The development was refused due to a poor urban design response that failed to address the site's unique constraints and the Royal Canal Greenway, combined with a lack of critical ecological information and a failure to implement Sustainable Urban Drainage Systems (SuDS).
Decision Maker's Conclusion
- The proposed layout and standard suburban unit types fail to provide an appropriate architectural response or passive surveillance for the Royal Canal Greenway, contravening the specific urban design requirements of the Kilcock Local Area Plan.
- The applicant failed to submit an Appropriate Assessment Screening or Ecological Impact Assessment, leaving the Planning Authority unable to rule out significant adverse impacts on the Rye Water Valley/Carton SAC and local biodiversity.
- The proposal does not comply with mandatory sustainable drainage policies as it lacks nature-based solutions and incorrectly proposes a large attenuation tank under public open space.