75A Hales Road Cheltenham Gloucestershire GL52 6SR

Application Details

Applicant & Agent

Planning Application Dates

Planning Decision

Why it was refused

1. 1.By virtue of the proposed subdivision of the plot, site layout, plot configuration and scale of development, the proposal would appear at odds and out of character with the existing pattern of development and surrounding context. The proposed development would result in an unacceptable overdevelopment of the site that further fails to adequately respond to its context. Furthermore, the proposal would fail to achieve an acceptable design that respects existing development, resulting in a jarring and incongruous addition that would be harmful to the design and character of the area. The proposal is therefore contrary to policy D1 of the Cheltenham Plan (2020), policy SD4 of the Joint Core Strategy (2017), Cheltenham's Supplementary Planning Document - Development on Garden Land and Infill Sites (2009), and Chapter 14 of the NPPF.
2. 2.The application details do not sufficiently demonstrate how the development would provide suitable vehicular and pedestrian access, off street parking or acceptable turning facilities to serve both the new dwelling and existing property at 75A Hales Road. Accordingly, the proposal fails to comply with adopted policy INF1 of the Joint Core Strategy (2017) and Chapter 15 of the NPPF. PLANNING: PLACE AND GROWTH CHELTENHAM BOROUGH COUNCIL • P.O.
3. 3.By virtue of its position within the plot, its scale, form and relationship with neighbouring development, the proposal is considered to result in unacceptable harm to the amenity of neighbouring land users. Specifically, the proposal would result in an unacceptable loss of light, loss of outlook, loss of privacy and an overbearing impact. The application fails to demonstrate how neighbouring amenity would be suitably protected from the harm identified and as such, the proposal is contrary to policy SL1 of the Cheltenham Plan (2020), policy SD14 of the Joint Core Strategy (2017), and Chapter 17 of the NPPF.
4. 4.The application fails to demonstrate how the development can be carried out without resulting in unacceptable land contamination risks. In the absence of an appropriate Contaminated Land Preliminary Risk Assessment, insufficient evidence has been provided to demonstrate that the proposed development would be acceptable. As such, the proposal is contrary to policy SL1 of the Cheltenham Plan (2020), and Chapter 17 of the NPPF.
5. 5.The proposed development, by virtue of resulting in a net increase in dwellings, would have an adverse effect on the integrity of the Cotswold Beechwoods Special Area of Conservation (SAC); however, no mitigation is proposed to address the impacts of the proposal on the SAC. Without appropriate mitigation, the proposed development is likely to have a significant effect on the SAC through increased recreational pressure. The proposed development is therefore contrary to adopted policy BG1 of the Cheltenham Plan (2020), and the aims of The Conservation of Habitats and Species Regulations 2017. This decision notice should be read in accordance with the Planning Officer’s Report which details the material considerations relevant to the proposal and the reasons for the decision made.

From the council's decision notice.

Publicity

Appeal

Additional Information