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The site represents the curtilage of "The Sycamores" - a large detached house situated on the corner of main road (Douglas Road - A5) and the Balthane Industrial Estate (A12).
The site is designated as mostly Predominantly Residential with a small section designated as Predominantly Industrial on the 1982 Order, acknowledging the existing land uses on the site and those on adjacent land.
Previously, permission was also denied for the development of an apartment block (01/2010) on the basis of inadequate drainage, parking, adverse impact on the streets cene and on the adjacent building and over-development of the site. Permission was then refused for a subsequent proposal for a new apartment building (03/01029). The decision on appeal related to the adverse impact on the trees at the front of the site as a result of the car parking thereabouts, over-intensive development which is harmful to the street cene, unreasonably low levels of amenity to the units in the basement of The Sycamores, exacerbated overlooking of "Sycamore Cottage" and adverse impact on the said property from the new building.
Now proposed is the conversion of the existing building to 5 apartments (7 were proposed previously) and the erection of a new apartment block containing ten apartments (13 proposed previously). The layout of the site is much the same as previously except that there will be no parking at the rear of the site, near Sycamore Cottage although access through the site is still available, existing onto Balthane Estate road.
No change is proposed to the existing surface at the front (I think it is gravel) thus providing no threat to the frontage trees - a factor which was expressed as a concern by the Inspector.
The basement of the existing building is now to be used only for bedroom space in conjunction with the living accommodation above, not as a whole apartment in the basement as proposed previously.
There are fewer and smaller windows in the side of the new building. The new building is also now a floor lower.
The streets cene as viewed from Douglas Road is much improved from the previous scheme - the new building is much less over-bearing, as it is from the rear (the eastern elevation).
From Balthane estate road, the massing of the new building is obviously less than that of the main house and much less dominant in the streets cene. From Sycamore Cottage too the impact is significantly less due to the reduction in height.
Mr and Mrs Reynolds of Sycamore Cottage have acknowledged in the letter from their agent, dated 27th November (I think it is meant to be October 2004) that this scheme is better than the previous one. However, they still feel it would be detrimental to their amenities in terms of noise and smell, an increase in traffic, privacy, "unreasonable natural blight" (although I am not sure what this means) and loss of trees and amenity although the loss of trees referred to by the Inspector was not that which affects their property.
Whilst the Inspector's concerns regarding the existing property windows have not been amended - it would be difficult to do much about the existing windows in the existing building - the other concerns have been, to my mind.
Other concerns about traffic on Balthane Road should be addressed by the new access and parking arrangements. In summary, I feel that the scheme overcomes the objections raised previously and is acceptable.
Recommended Decision : Permitted
Date of Recommendation : 06.12.2004
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the conversion of the existing building into five apartments and the erection of a new building containing ten apartments, all as shown in drawings SC709/P/10-04, SC709/P10-10, SC709.P12-10, SC709.P12-11, SC709.P10-12, SC709.P10-14 and SC709.P10-15 all received on 30th September, 2004.
C 3. No unit shall be occupied until the car parking and turning area has been completed in accordance with the submitted drawings.
C 4. No water from the site shall be permitted to flow onto the highway.
C 5. There must be no discharge of surface water to the main foul sewer.
C 6. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 7.
At least two of the parking spaces must be designed for use by disabled persons and be at least 3.6m in width and located as close to the main entrance to the buildings as possible.
N 8.
The proposed apartments must comply with the provisions of the Housing (Flats) Regulations 1982 and on completion be registered therewith: the advice of the Environmental Health Division of this Department is recommended in this respect.
Decision Made : ... Committee Meeting Date : ...
+ SC 0011 Fire Precaution (Flats) Regs 1996
| Application No: U4 2036 | Page of | |
| Views Expressed - Name | Invite | Inform |
| App | ☑ | |
| CastleTown Comm (Malew) | ☑ | |
| DOT Highways | ☑ | |
| newspapers | ☐ | ☑ |
| Gov Health offices | ☑ | |
| Fire | ☑ | |
| MFP D | ☐ | ☑ |
| Mrs H Pinkerton Eagle, Balthane Rd | ☑ | |
| Water | ☑ | |
| Zoe Ellis Thie Air, Balthane Rd. | ☑ | |
| Mr & Mrs Reynolds (agent Plonnghian) | ☐ | |
| (G A Clark.) | ☐ | |
| Syracuse College | ☑ | |
| Dranage | ☑ | |
| 1+5+ 10 | ☐ |
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