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The proposal fails to demonstrate a functional economic or social need for a dwelling in an Area of Special Control, occupies a sub-standard site size, and is considered visually incongruous and out of character with the surrounding built environment.

• The applicants have not sufficiently demonstrated a functional economic or social requirement to reside in this specific rural area designated as an Area of Special Control (High Amenity and Restricted Regional Road) under Policy SSP-27.
• The proposed site area of 0.158ha is significantly below the minimum requirement of 0.2 hectares (0.5 acres) set out in Development Management Standard DMS-45 for dwellings in the open countryside.
• The scale and design of the proposed two-storey dwelling are considered at odds with the character of the existing single-storey retirement dwellings and residential estate nearby, representing a visually obtrusive development that would set an undesirable precedent.