Page 412 - All files for Planning Inspectorate update

(k) Ensuring that lighting schemes will not cause unacceptable levels of light
pollution particularly in intrinsically dark areas'

Taking these criteria in turn, it is considered that the proposal does not fully accord
with part a) for the same reasons that have been outlined earlier in the design
section of this report, namely that the proposal is of a significantly greater scale that
the more domestic scale housing around the site

With regards to part b) the proposed development would be well self-contained and
would not be particularly visible from the wider area. The existing building is a
substantial structure and is of no architectural merit.

With regards to parts c) and d) it is felt the proposed materials themselves are
reasonable and there are no issues regarding building lines. As such it is not felt
there is a conflict with parts c) and d) of policy ASW14.

With regards to criteria e) and f) the site would have a safe access for vehicles and
pedestrians and provide adequate refuse and recycling, thus complying with these
elements of the policy ASW14.

The scheme proposes sustainable drainage methods which can be secured by a
condition, thus complying with criteria g) of policy ASW14.

As the scheme is a flatted development, it does not propose individual gardens.
Criteria h) is therefore not complied with because the scheme does not propose
dwelling houses.

With regards to criteria i), the scheme does not meet the car parking standards in the
Neighbourhood Plan and this is set out later in the report. Criteria f) of policy ASW14
is therefore not met.

Criteria j) relates to safeguarding the living conditions of adjoin residents and this
issue is assessed later in the report, with the conclusion that there would not be a
significant adverse impact on neighbouring occupiers amenities.

Finally with regards to criteria k) the internal lighting of the site can be conditioned so
that it does not result in any unacceptable light pollution. As such there is no conflict
with part k) of policy ASW14.

Overall conclusions on design and layout

To conclude, overall it is considered that in their own right, the proposed
development is reasonable in terms of the design of the buildings. It is acknowledged
that they would be of a greater scale than the two storey dwellings around the site.
Whilst it could be said that this conflicts with elements of the Neighbourhood Plan
policy it should be recognised that there is a substantial building on the site at
present and the replacement buildings are of greater architectural merit than the
current building.