Erection of detached ancillary outbuilding.

1. Insufficient information has been submitted to demonstrate that the proposed outbuilding would function as ancillary accommodation to the host dwelling. The scale, layout and level of facilities, together with the inclusion of a basement workshop, indicate that the building could operate as an independent dwelling within the residential garden. Therefore, the Local Planning Authority cannot be satisfied that the proposal would not result in the creation of a separate planning unit, which would be inappropriate within a residential garden and fails to demonstrate compliance with the NPPF, the National Design Guide, Policies CSP4, ENV2 and ENV3 of the Black Country Core Strategy, Policies S1, S6, S8 and L1 of the Dudley Borough Development Strategy, and the Residential Design Guide SPD.
2. Insufficient information has been submitted to demonstrate that the development, by virtue of its overall design, siting, height and proportions, would create a high quality addition within the garden of the host dwelling. Based on the details provided, the outbuilding would appear excessively large and discordant, forming an incongruous and visually intrusive addition within the residential setting that fails to respond to the established character and appearance of the surrounding area. The proposal therefore fails to demonstrate compliance with the NPPF, the National Design Guide, Policies CSP4, ENV2 and ENV3 of the Black Country Core Strategy, Policies S1, S6, S8 and L1 of the Dudley Borough Development Strategy, and the Residential Design Guide SPD.
3. Insufficient information has been provided to establish if the proposed development would by virtue of its overall layout, design, height and siting would result in unacceptable impacts on neighbouring amenities in terms of noise and disturbance, loss of privacy and overlooking to the detriment of their residential amenities and provide adequate provision for the future occupiers in terms of outlook. Thereby being contrary to guidance within the NPPF, Policies L1, D2 and D5 of the Dudley Borough Development Strategy, and the Residential Design Guide SPD.
4. Insufficient information has been provided with respect to the impact of the development on the local highway network, as the development is likely to increase the parking demand at the property which has the potential to result in the displacement of parking onto the highway which has the potential to have a detrimental impact on highway safety and the safety of pedestrians, which would be contrary to the NPPF, Policy TRAN2 of the Black Country Core Strategy, and Policy S17 of the Dudley Borough Development Strategy, the Parking Standards SPD, and guidance contained within the Residential Design Guide SPD. Refusal Statement Informative The Local Planning Authority is aware of the requirement of paragraph 39 of the National Planning Policy Framework to work with the applicant in a positive, proactive and creative 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 the use, amenity and highway safety and the wider area 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.

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