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the proposed development which will consist of: (1) the construction of two separate buildings consisting of; (a) 'Block A'- 5 storey structure providing (i) 156 no. student bedspaces in 20 no. apartments, with each apartment consisting of a 'common room' kitchen/living area; and (ii) communal laundry facility and reception area at ground floor serving the proposed student housing complex; (b) 'Block B'- 2 storey structure over basement providing (i) 40 no. student bedspaces in 8no. apartments with each apartment consisting of 'common room' kitchen/living area; (ii) water storage tank, sprinkler (fire water) storage, heating and generator plant infrastructure situated at basement level; and (iii) roof mounted building service infrastructure; (2) surface carparking including dedicated disabled bays and electric vehicle charge points, and covered and uncovered bicycle parking; (3) (a) Connection to public water supply in the public road, and connection to foulwater and surface water networks which traverses the site and; (b) on-site surface water management including attenuation tanks, hydro brake and petrol interceptor; (4) modification of existing vehicular access from the existing public link road to facilitate vehicular and pedestrian access/egress to that link road, and associated vehicular signage as necessary; (5) Provision of second pedestrian entrance onto Ashdown situated on the southern boundary of the site, (6) electrical unit substation; (7) landscaping including modification of ground levels and associated planting; (8) public lighting and associated infrastructure; and (9) all associated site development works
Core Refusal Reason
The proposed development was refused primarily due to its excessive scale, height, and massing, which were deemed out of character with the surrounding residential area and would constitute overdevelopment of the site.
Decision Maker's Conclusion
- The proposed 5-storey height and overall massing are considered excessive and would fail to integrate with the existing low-rise residential character of the Courtbrack area.
- The development represents an over-concentration of student accommodation in the locality, potentially leading to an imbalance in the community and exceeding the site's carrying capacity.
- The proposal would have a significant negative impact on the residential amenity of neighboring properties through overshadowing and overlooking, contrary to proper planning and sustainable development.