Change of use from dwelling house to 2 no self contained flats

1. The proposed subdivision of the property by reason of the intensification of use would create an extremely high density that would be out of keeping within the context of the established residential setting and would not be reflective of the surrounding settlement pattern, and would fail to improve the distinctiveness, character and quality of the area and the way it functions. As such the proposal would conflict with the NPPF, the National Design Guide, Policies ENV2, HOU2, and CSP4 of the Black Country Core Strategy; Policies S1 and L1 of the Dudley Borough Development Strategy, the advice given in the Residential Design Guide SPD and the relevant policies contained within the emerging Dudley Local Plan.
2. The proposed development, by reason of its substandard internal space standards would fail to secure adequate and good quality residential accommodation to serve the future occupiers of the proposed dwellings. As such the proposed development is contrary to the NPPF and policies HOU2 and CSP4 of the Black Country Core Strategy; Policies S1, and L1 the Dudley Borough Development Strategy and the advice given in the Residential Design Guide SPD and the relevant policies contained within the emerging Dudley Local Plan.
3. The development would fail to provide any off street parking provision to serve the needs of the proposed units which has the potential to increase parking demand and further compromise the free flow of traffic and highway safety in the locality. As such the proposed development is contrary to the guidance contained within NPPF, together with the Black Country Core Strategy Policy TRAN2; Policy S17 and L1 of the Dudley Borough Development Strategy; the relevant policies contained within the emerging Dudley Local Plan, and provisions of the Parking Standards SPD. The Local Planning Authority is aware of the requirement of paragraph 39 in the National Planning Policy Framework to work with the applicant in a positive and proactive manner, seeking solutions to problems arising in relation to dealing with the application. In this case, after careful balanced consideration the LPA/Officers considers that there are insurmountable technical issues relating to design, amenities and highways safety that have not been satisfactorily resolved to demonstrate that the scheme would result in the creation of a sustainable form of development and thereby failing to improve the economic, social and environmental conditions of the area. IMPORTANT – COMMUNITY INFRASTRUTURE LEVY This development is exempt from the Community Infrastructure Levy (CIL) and therefore you are only required to comply with the conditions attached to this notice.

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