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1)

The proximity of the proposed basement immediately adjacent to the footings of the listed building would fail to preserve the special architectural or historic interest of the listed building contrary to policies CL4 and CL7 of the Consolidated Local Plan and the guidance contained within the Basements SPD.

2)

By reason of its design, appearance and juxtaposition with the property, the proposed side extension would fail to preserve the special architectural or historic interest of the listed building contrary to policies CL1 and CL4 of the Consolidated Local Plan.

3)

The application fails to demonstrate that the proposed development would not result in unacceptable harm to pedestrian, cycle, vehicular and road safety, contrary to the Council's policies, in particular policies CT1 and CL7 of the Consolidated Local Plan and the guidance contained within the Basements Supplementary Planning Document.

1)

Refused despite pre-app advice
To assist applicants in finding solutions to problems arising in relation to their development proposals the Local Planning Authority has produced planning policies, and provided written guidance, all of which are available on the Council's website, and offers a pre-application advice service. Pre-application advice was sought and provided. Unfortunately, this advice was not adhered to. Nevertheless, the Council is ready to enter into discussions with the applicants through the advice service to assist in the preparation of a new planning application.