1)
The proposed development, by reason of its unsympathetic design, excessive scale, depth, size, bulk, siting and projection beyond the rear wall of the host property spanning the full length of the rear garden, and poor visual relationship with existing detached adjoining rear garage building, would result in an unduly bulky, dominant, obtrusive, and incongruous form of development that would appear cramped within the site, and fail to be subordinate to the host building and its context. As a consequence, the proposal would fail to preserve or enhance the character and appearance of the existing building, group of buildings, and the conservation area and views enjoyed within it, contrary to policies of the Consolidated Local Plan 2015, in particular policies CL1, CL2, CL3, CL6, CL9, and CL11 and guidance in the Boltons Conservation Area Appraisal.
2)
The proposed development does not provide any tree information or assessment of the likely harm it would cause to the trees of townscape and amenity value. In the absence of that critical tree assessment information, it has not been possible to objectively assess the likely impact of the development on trees. To that end, the applicant has failed to demonstrate the feasibility of carrying out the development without resulting in damage or loss of trees, and further fails to demonstrate their retention and protection, contrary to the Council's policies in particular Consolidated Local Plan policies CR6, CL3, and CL11, and guidance within the Trees and Development Supplementary Planning Document 2010.