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The application site represents a dwelling known as 'Middle House', Parsons Glebe St Johns. The property is a detached, two storey dwelling and is the middle of three properties accessed from a shared roadway. All three dwellings are situated in an elevated position to the north of Peel Road.
The application site is located in an area zoned as Residential in the St Johns Local Plan 1999.
There have been a number of previous applications relating to the site, however, none of these are considered relevant to this application.
The occupiers of the adjacent property, 3 Parsonage Glebe have submitted representations which relate to loss of privacy and overlooking which they consider would occur should the proposal be granted approval.
German Parish Commissioners raise no objection, and the Chief Fire Officer, MEA and Department of Transport Drainage Division raise no objection subject to standard conditions.
The application seeks approval to extend the dwelling by the raising of the existing garage roof and the creation of ancillary accommodation. Access to the accommodation would be via a hallway created within the existing playroom to the front of the garage, which is accessed either through the dwelling or via an external door on the east elevation. A rooflight and dormer window would be inserted in the western roof slope which would overlook the application site. Materials proposed would match the existing dwelling.
The application site is a detached property, situated in an elevated position. Adjacent properties are constructed on varying ground levels, and are situated at some distance. To the west, the dwelling is located some 24m to its nearest point, and to the east, 22m. Due to the topography, there is an existing element of mutual overlooking between the dwellings, however, given the separation distances, this is not considered to be significantly adverse, a view confirmed by the relatively recent grant of approval for the dwelling to the east of the application site in 2000.
The dwelling the subject of this application, currently benefits from a double garage and playroom that are attached to the main dwelling by a single storey hallway. Access to the garage is gained via garage doors in the east elevation. The proposed extension would raise the garage by 1.7m to the ridge, and provide a living room/kitchen/dining room, single bedroom, dressing room and bathroom and is considered to be acceptable in terms of size in relation to the ancillary nature of the accommodation. A roof light and dormer window are proposed in the west elevation with windows in the north and south gables and a doorway adjacent to the existing garage doors.
It is considered that taking account of the orientation of adjacent properties, difference in ground levels and position of windows in the proposed extension, the proposal will not result in a reduction in the level of residential amenity currently enjoyed by occupiers of adjacent dwellings, by reason of overlooking or disturbance.
The application has been amended to take account of the comments of the neighbouring occupier and the occupiers of No. 3 Parsonage Glebe have advised that whilst they consider the current application to be an improvement on the previously submitted plans, they remain concerned that the current or future occupiers may, through the provisions of the Permitted Development Order insert roof lights into the eastern elevation of the garage as extended. To overcome this concern, they have requested that a condition be attached to any approval, removing Permitted Development Rights.
In attaching conditions to a planning approval, a condition must be considered: necessary, relevant to planning; relevant to the development to be permitted; enforceable; precise; and reasonable in all other respects.
It is not considered that the attachment of a condition that restricted the future insertion of roof lights by the removal of Permitted Development rights is necessary or reasonable, in that it is not considered that roof lights in this elevation would result in overlooking to the adjacent dwelling. This view being confirmed by a site visit to the neighbouring property where it was observed that overlooking currently occurs from No.3 Parsonage Glebe over the application site, due to the orientation of that dwelling and the higher ground level. In addition, comments. With regard to the disturbance and overlooking originating from the proposed doorway, again, given the position of the adjacent dwelling, it is considered that there would be a negligible impact on amenity levels.
The proposal is considered to be acceptable within the street scene and without detriment to visual or residential amenity.
It is considered that all parties who made representations to the planning application comply with the requirements of Planning Circular 1/06 – Determination of Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 07.09.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to Drg. No's WL/06/981/1 and WL/06/981/2B, submitted as part of this application.
The external finishes of the extension must match those of the existing building in all respects.
The accommodation hereby approved may be used in association with the main dwelling only and not as a separate unit of residential accommodation.
There must be no discharge of surface water to the main foul sewer.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 8/9/06
Signed : M. I. McCauley Director of Planning and Building Control
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