22484
construction of 27 dwellings (3572m2) in 6 no. blocks with ground floor retail unit of 210m2 with lower ground floor bin and bicycle store with new access road to service subject lands and existing pumping station and adjoining lands to East, North and South of applicant's lands, with realignment and widening of existing road (R772) and provision of new footpath and off street parking with the relocation of existing bus stop, with pedestrian linkage to Main Street with central courtyard space, with 36 no. surface car spaces with associated public open space, landscaping, street lighting, services and associated site works to facilitate this development
Core Refusal Reason
The proposed development represents a poor design concept for a strategic gateway site that fails to establish a high-quality streetscape, provides substandard residential amenities, and lacks essential technical information regarding traffic safety and infrastructure.
Decision Maker's Conclusion
- The design, scale, and layout fail to respect the traditional form of the settlement or create a sense of place, resulting in a substandard urban form that detracts from the streetscape.
- The development provides inadequate residential amenities for future occupants, characterized by deficient public and private open space, insufficient storage, and a lack of sunlight/daylight analysis.
- The application lacks critical technical details and audits concerning traffic safety, DMURS compliance, car parking provision, and the legal implications of relocating existing infrastructure wayleaves.