For the reasons set out in this report it is considered that the adverse effects of the proposed development could not be overcome with the use of planning conditions or the completion of a Section 106 agreement.

1. The proposed development, due to the height, scale, and bulk of the buildings fails to respect the context of this town centre site . It would have a significant adverse impact upon the character and appearance of the town centre in general and the surrounding nearby buildings in particular. This would be contrary to policies CS2, of the Core Strategy and saved policy EV/1 of the Local Plan and guidance contained in the approved Town Centre Masterplan 2018 and paragraph 124 of the National Planning Policy Framework.