260489FUL

The proposed development, by reason of its backland siting, scale, layout, orientation and proximity to site boundaries, would result in an overly dense and contrived form of development that is out of keeping with the established pattern of development in the area, which is characterised by street facing dwellings with generous rear gardens. The proposed dwellings would not be subordinate in scale to the surrounding frontage buildings and would fail to integrate appropriately with the prevailing urban form. Furthermore, due to the siting and massing of the proposed dwellings and the limited separation distances to neighbouring properties, the development would result in unacceptable impacts on the amenities of adjoining occupiers, including loss of daylight, outlook and privacy, as well as overbearing effects to neighbouring rear gardens. The proposal would therefore fail to deliver a design led approach that optimises site capacity in a manner responsive to local character and would not achieve a high standard of residential amenity, contrary to Policies D3 and D6 of the London Plan (2021), Policies 7.4 and 7B of the Ealing Development Management DPD (2013), and Policy DAA of the Draft Ealing Local Plan (2024).

It has not been demonstrated on the submitted plans that there would be adequate provision of outdoor amenity space for the new development contrary to London Plan (2021) policy D6 and Ealing's Adopted DPD (2013) policy 7D.

The proposed development would involve the construction of new dwellings on land with existing habitat value, with a combined building footprint exceeding 25 square metres. In accordance with Schedule 7A of the Town and Country Planning Act 1990 and Schedule 14 of the Environment Act 2021, development of this nature is required to demonstrate the achievement of a minimum 10% Biodiversity Net Gain. No Biodiversity Net Gain assessment, metric, or biodiversity gain plan has been submitted with the application to demonstrate that the statutory requirement can be met, nor has it been shown that the proposal would qualify for any exemption. As such, the Local Planning Authority cannot be satisfied that the development would secure the required biodiversity net gain, and the proposal therefore fails to comply with the statutory biodiversity requirements contrary to Schedule 14 of the Environment Act 2021 and Schedule 7A of the Town and Country Planning Act 1990.

The submitted plans do not indicate any refuse storage provision and the proposed houses would be over 40m from the street with no information provided on how bins could be collected by refuse vehicles contrary to London Plan policy SI7. DEC_NOT Page 2 of 4

No provision for cycle storage is shown on the submitted plans contrary to London Plan policy T5.