Proposed 2 bedroom Bungalow / Dwelling with car parking, and amenity space

1. The design of the proposed dwelling, by virtue of its elevated siting and orientation, would result in a relatively blank and inactive side elevation, incorporating limited openings and fixed obscure glazing, being presented towards the High Street. This would fail to respond positively to the established character and pattern of development within the locality and would result in a visually incongruous and obtrusive form of development within the streetscene. The proposal is therefore contrary to Policies STR4, PC2 and PC3 of the Flintshire Local Development Plan and the principles of good design and placemaking set out within Planning Policy Wales Edition 12.
2. The siting of the proposed dwelling, within approximately 11 metres of and at a lower level than the existing three-storey dwellings at Feathers Court, would result in an unacceptable degree of overlooking of the proposed dwelling and its private amenity space. The resulting lack of privacy would fail to provide an acceptable standard of residential amenity for future occupiers of the development, contrary to Policies STR4, PC2, PC3 and HN2 of the Flintshire Local Development Plan and Supplementary Planning Guidance Note 2 - Space Around Dwellings.
3. The proposed dwelling would result in the loss of an area of soft landscaping forming part of the approved layout of the existing residential development under planning permission 064168, which provides an important landscaped setting and visual buffer between the existing development and the High Street. The introduction of an additional dwelling within this area would result in a cramped and overly intensive form of development, eroding the openness and landscaped character of the approved layout and causing harm to the character and appearance of the streetscene. The proposal is therefore contrary to Policies STR4, PC2, PC3 and HN2 of the Flintshire Local Development Plan.
4. Insufficient information has been submitted to demonstrate that a viable and acceptable surface water drainage solution can be achieved for the development. In particular, the proposed reliance upon infiltration drainage has not been adequately demonstrated having regard to the identified ground conditions, flood risk and other site constraints. In the absence of sufficient evidence to demonstrate that the development can be satisfactorily drained without increasing flood risk elsewhere, the proposal is contrary to Policies EN14 and EN15 of the Flintshire Local Development Plan and Technical Advice Note 15: Development, Flooding and Coastal Erosion.

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