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The application site is Highcroft situated on the western side of Station Road, St. Johns. The application site is designated as Predominantly Residential Area and Open Space.
The proposal is to erect a single storey extension and conservatory to rear elevation, raise the existing bungalow and carry out engineering works to raise the rear bank.
In respect of the impact on the visual amenities of Station Road, the only real impact from the proposal is the raising of the roof on the existing property. To the north of the application site is a
two storey dwellinghouse while situated to the south of the site are two bungalows of a similar height to the Highway. The proposal will increase the height of the property from 4m to 4.8m. This new height will sit between the height of the two storey dwelling and the other bungalows. I feel the increase in height would appear out of keeping with the setting of the street scene and would be disproportionately out of scale with the other bungalows. I therefore the proposal would introduce an prominent and incongruous feature into the street scene to the detriment of the visual amenities of the locality.
In order for the applicant to extend to the rear of the property, the applicant would need to carry out engineering works to construct new levels at the rear of the property. However, these new level would be constructed in within an area of open space as designated in the St. John's Local Plan Order 1999. The supporting written statement to the Order states in Policy: OS/P/1 that "Other than those areas specifically designated for development or zoned predominantly residential on the proposals map, no areas of open space shall be developed. Therefore the proposed works would be contrary to the Local Plan.
It is proposed in the Local Plan to improve the visual amenities of the area by undertaking environmental and landscape improvements of this open space by making provision for screen planting regime to protect the adjoining countryside and present a soft edge to the village. This application site being in an elevated position would be against the aims of the Local Plan by not protect the adjoining countryside.
Furthermore, insufficient details about the proposed engineering works have been submitted and therefore it is not possible to accurately assess the impact of the works onto the adjoining landscape.
In respect of the impact on Hillbre View, the application site is set to the north of the neighbouring property. The proposal is set approximately 2.5m from the boundary of the neighbouring property. The nearest window to the boundary of the application site appears to serve a kitchen. This is the only source of light to the room. This window is set approximately 2m from the boundary. The neighbouring property has a shed positioned next to the boundary of the application site. I do not feel the proposal will cause any significant impact from overshadowing. There are windows to be installed in the side elevation of the extension and conservatory which will face towards the neighbouring property. I consider a condition requiring the windows to be obscure glazed is necessary to reduce any impact from overlooking.
In respect of the impact on Clairville, the application site is set to the south of the neighbouring property. The extension is set approximately 5m from the boundary of the neighbouring property while the conservatory is set approximately 9m from the boundary. The neighbouring property is set 4m off the boundary of the application site. I feel the proposal is set a significant distance away from the neighbouring property that any impact from overshadowing and overlooking to be significantly reduced.
Recommended Decision: Refused Date of Recommendation: 06.09.2005 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposed raising of the roof by reason of its height, siting and design would introduce a prominent and incongruous feature, disrupting the rhythm of development and would cause demonstrable harm to the visual amenities of the locality.
R 2. The proposed development would be contrary to Policy OS/P/1 of the St. John's Local Plan 1999 in that engineering and building operation will occur in an area of open space. Where it is the Department's policy that no areas of open space shall be developed.
Furthermore, the construction of the rear extension and conservatory in an elevated position and within an area of open space would not be protected from the visual amenities of the adjoining countryside.
R 3. Insufficient information has been submitted to allow an accurate assessment of the proposed engineering operations onto the surrounding locality.
Decision Made : ... Committee Meeting Date : ...
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