2460751
Permission for proposed development to consist of a six-storey over basement mixed-use development comprising: (a) The provision of bin, bicycle and bulky goods storage along with storage and plant rooms at basement level. (b) The provision of a ground floor office and a retail unit. (c) Provision of 10no. 1bed apartments and 10no. 2bed apartments. (d) Provision for foul and surface water drainage. (e) Demolition of the existing two-storey office and retail buildings on the site. (f) All other associated and ancillary works. The application is accompanied by a Natura Impact Statement (NIS)
Core Refusal Reason
The proposal constitutes over-development of a constrained town centre site, resulting in substandard residential amenity due to poor design quality, inadequate internal storage, and the complete omission of communal open space.
Decision Maker's Conclusion
- The development represents over-development of the site, characterized by 'pinch points' and staggered walls that undermine functionality, alongside a failure to provide any communal open space or sufficient internal and bulky storage.
- The proposed internal layout does not comply with Part B of the Building Regulations (Fire Safety), with the Fire Service indicating that a Fire Safety Certificate for the current design would be refused.
- The application failed to meet mandatory requirements regarding Part V (Social and Affordable Housing) and provided inadequate site-specific documentation in the Building Lifecycle Report and Mobility Management Plan.