Proposed demolition of existing buildings and erection of 12 no. 2-bedroom apartments and 2 no. 3-bedroom penthouse apartments with off-street parking.
Mrs Nicola Inchbald BA(Hons) DipTP MRTPI, INCHBALD DAY PLANNING AND DEVELOPMENT LIMITED
Agent Address
The Estate Office
Holdfast Manor
Holdfast
Upton upon Severn
WR8 0RA
Condition Details / Information Notes
The proposal, by reason of its scale, width, massing, rectangular form, symmetrical and uniform design would result in an unduly prominent and intrusive feature in the street scene and a dominant form of development which would be out of keeping with the character and appearance in the area and the pattern of development more generally. Further, the largely solid elevation of the proposal at street level would significantly harm the character and appearance of the street scene in this part of the Malvern Wells Conservation Area. The harm is considered to be less than substantial, however, it is at the upper end of that scale. It is not considered that the public benefits of the development outweigh the significant adverse impact upon this heritage asset and fails to comply with Policies SWDP 6, SWDP 21 and SWDP 24 of the South Worcestershire Development Plan as well as guidance within The Framework, in particular, Paragraphs 8, 192, 193, 194, 195 and 196.
The site lies within the Malvern Hills Area of Outstanding Natural Beauty and Paragraph 172 of The Framework awards these areas the highest status of protection for their 'landscape and scenic beauty.' The proposed development, by reason of its scale, width, massing, rectangular form, uniform and symmetrical design would result in a harmful impact upon the landscape and scenic beauty of the Malvern Hills Area of Outstanding Natural Beauty and cause a significant adverse impact from views from lower ground levels to the east. The development is therefore contrary to Policies SWDP 21 and SWDP 23 of the South Worcestershire Development Plan and guidance within The Framework, in particular Paragraphs 8, 170 and 172.
In the absence of securing an offsite contribution for affordable housing provision, the proposal would fail to fulfil the social role of sustainable development, as set out at paragraph 8 of the National Planning Policy Framework. Accordingly, the proposed development is contrary to Policy SWDP 15 of the South Worcestershire Development Plan and paragraphs 8 and 64 of the National Planning Policy Framework.
The proposal fails to provide the required number of car parking spaces to comply with the adopted Streetscape Design Guide, which is unacceptable in this location. The development would result in additional vehicles being displaced further along the B4218 Wyche Road and this application does not satisfactorily address the overall shortfall in parking. In addition and in the absence of further information, there is insufficient ceiling height clearance to allow safe operation of the car lift system for car parking spaces 5/6 and 15/16. It has not been adequately addressed how this system would be integrated into the site and without an accessible system, the two additional car parking spaces would be unusable, resulting in further displaced parking to the highway.
The submitted Transport Assessment Addendum (TAA), Rev 2 dated March 2018 relates to the previously refused application, 17/01044/FUL, dismissed on appeal 01.05.2019. This included a small alignment of bin storage areas both sides of the car park entrance to provide visibility splays, which does not form part of the current application and any re-alignment may affect parking space No. 11. In addition, Figures 2.3 and 2.4 of the TAA shows a visibility splay to the left as incorrectly plotted to the centre line of the carriageway and Figures 3.1 and 3.2 within the TAA incorrectly show the plans for the previous application. Further, the width of the car park entrance is also reduced compared with the previous application, 17/01044/FUL and would not allow for two-way vehicular movements to access and egress the car park in a safe manner.
Due to the lack of appropriate parking provision within the site and in the absence of further information, the proposal would result in additional displacement of vehicles on to the highway resulting in increased levels of hazard and danger to all users of the road, contrary to Policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan and The Framework, in particular, Paragraphs 108-110.
Refused drawing numbers:
scale 1:1250 site location plan
100, 101, 102, 103, 104, 105, 106, 107, 110, 110B
Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:
- providing pre-application advice
- seeking further information following receipt of the application and considering the imposition of conditions and or the completion of a s.106 legal agreement.
- Provided the applicants the opportunity to amend their proposals prior to validation of the application following the receipt of the Planning Inspectors formal decision in respect of 17/01044/FUL.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. This is in accordance with paragraph 38 of the NPPF. Despite these efforts, the Council still consider that planning permission should be refused for the reasons set out above.
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