By reason of the position, form, scale and poor design of the proposed replacement dormer window, it is considered that the proposals will result in substantial harm to the character and appearance of the host dwelling and surrounding Robin Hoods Bay Conservation Area. The proposal is considered to be contrary to Strategic Policy C, Strategic Policy I, Policy CO17 and Policy ENV11 of the Authority's Adopted Policies within the NYM Local Plan, together with the Authority's adopted Design Guide Part 2: Extensions and Alterations to Dwellings. These policies and guidance seek to ensure that new development achieves a high standard of design, which reflects or complements that of the local architectural vernacular and does not detract from the character, form and setting of the original dwelling or the wider Conservation Area.
The proposed replacement dormer window is not of sympathetic proportions nor of a traditional vernacular style and as such the Local Planning Authority considers that the proposal would cause signficant and irreversible harm to the special aesthetic, historic and architectural quality of the Grade II Listed building, including the wider setting. The building holds a prominent position in the Conservation Area of Robin Hoods Bay and therefore a much larger dormer would negatively dominate the roof and elevation of the listed building and fail to conserve the building and its setting in a manner appropriate to its significance. The proposal is therefore contrary to Section 16 of the NPPF (paragraphs 195, 200, 201, 205 and 206).