Decision

Planning permission for application reference 2026/0421/01/DET was refused for the following reasons:

1. The proposed roof terrace extension is of a design which fails to respond to the existing site context, which would not integrate with its surroundings and which lacks any reference to existing surrounding built form, materials and architectural features, the development fails to accord with in accordance with the NPPF, specifically policy DP3 and Local Plan policies CS15 and DM20.
2. The proposed roof terrace extension would present a 13.1 metre long brick wall at first floor level within 2 metres of the boundary shared with the residential premises adjoining the site, 60 Larkspur Terrace.  This is such that the proposed development would create an overbearing and oppressive form of development for occupiers of this property and would impact upon the windows in the rear elevation and the rear yard.  As such, the development is not in accordance with the NPPF, specifically policies L2 and P3 and Local Plan policies CS14, DM20 and DM23.
3. The proposal would introduce a commercial activity, by way of an external dining space, into the front garden of number 28 Acorn Road, which is unrelated to that property.  The introduction of an external dining space remote from the restaurant to which it would relate and resultant need for serving staff to traverse the highway to service and monitor the space is such that the proposal fails to provide a development which would be robust, durable and easy to look after, nor would it clearly set out public and private spaces.  This is considered to be such that the proposal represents poorly designed development.  Furthermore, the proposed location of the garden of number 28, physically separated from the business with which the proposed external seating space would be associated, has the potential to be to the detriment of residential amenity of the nearest dwellings on Larkspur Terrace.  As such, the development is not in accordance with the NPPF, specifically policies L2, DP3 and P3 and Local Plan policies CS14, DM20 and DM23.
4. The proposal fails to provide any on-site refuse storage facilities for the restaurant, meaning that all bins associated with the development would be stored in the rear lane of Larkspur Terrace, which is to the detriment of visual amenity.  As such, the proposal fails to comply with policy DM34 of the Development and Allocations Plan.