| Reasons: | 1)
The development of this site would result in the loss of sports facilities and open space. The application fails to demonstrate that the open space would be surplus to requirements for any community use or that there is any local community support for the proposal. Consequently, the proposal is contrary to the Adopted City of Derby Local Plan Review policies L1 and L6 and is contrary to advice in Planning Policy Guidance Note 17 (Planning for Open Space, Sport and Recreation).
2)
The application contains insufficient information to demonstrate that the development site, which lies within Flood Zone 2, would not be at an undue risk from flooding and is not supported by a 'sequential test' to demonstrate the appropriateness of this site for residential development. The proposal is, therefore, considered to be contrary to policy GD3 of the adopted City of Derby Local Plan Review and the advice contained within Planning Policy Statement 25 (Development and Flood Risk).
3)
In the opinion of the Local Planning Authority, the proposed means of access to the development served off Ascot Drive does not provide an adequate right-turn junction facility or satisfactory visibility splays at the site entrance. The Transport Assessment in its submitted form does not provide the Local Planning Authority with sufficient information to properly assess the impact of the development on the transport network. Accordingly, the proposal conflicts with the Adopted City of Derby Local Plan Review policies T1 and T4.
4)
In the opinion of the Local Planning Authority, the proposed siting of residential development close to the south and west boundaries would result in unacceptable noise intrusion and poor air quality impacts for future occupants of the residential units from the existing traffic on Ascot Drive and industrial / commercial activity adjoining the site. Accordingly, the proposal conflicts with the Adopted City of Derby Local Plan Review policy GD5. The siting could potentially lead to restrictions in the use of those adjoining employment areas and, consequently, the proposal could potentially result in a conflict with policy EP11 of the Adopted City of Derby Local Plan Review.
5)
In the opinion of the Local Planning Authority the outline application referring to access and scale contains insufficient information to determine the impact of the proposal on the setting of the Grade II Listed conference centre building and the Grade II Listed Church of St Osmund's. Notwithstanding that, the proposed indicated density, scale and massing of the development within the curtilage of the conference centre building, would be detrimental to the character and integrity of the setting of the Grade II Listed conference centre building of significant historic importance and architectural merit. For the reasons above the proposal conflicts with policies E19 and E20 of the adopted City of Derby Local Plan Review and guidance contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).
6)
The proposed location and layout of on-site public open space would be of inadequate size and poorly sited in relation to the development, and therefore would be to the detriment of future residents. It would also conflict with the use of open space associated with the conference centre facility, which is outside the application site. Accordingly, the proposal conflicts with policy L3 of the Adopted City of Derby Local Plan Review and guidance contained within Planning Policy Guidance Note 17 (Planning for Open Space, Sport and Recreation).
7)
In the opinion of the Local Planning Authority, the proposed development would create a poor living environment for future residents, in particular the blocks to the west side of the application site. This is because of the proximity of the retained trees to the new plots and the consequent impact on light levels which may well lead to pressure for intensive pruning or the removal of those protected trees. The proposal would therefore compromise the long term retention of these trees and would be in conflict with the aims of the Adopted City of Derby Local Plan Review policy E9.
8)
The proposed development by reason of the scale proposed and as exemplified in the incative layout would be of poor design and form, resulting in a cramped layout, excessive permeability, insufficient provision of domestic amenity space leading to excessive levels of overlooking and loss of amenity within the application site. It is therefore contrary to policies E23, E24, GD4 and GD5 of the Adopted City of Derby Local Plan Review.
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