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TCP/20710/A P/00732/03 Parish/Name: Brading Registration Date: 15/04/2003 -
Full Planning Permission Officer: Mr. P. Stack Tel: (01983) 823570 Conversion of house into 2 flats 3 Hornsey Rise The Mall, Brading, Sandown, Isle Of
Wight, PO360BS |
REASON FOR COMMITTEE
CONSIDERATION
Report requested by local
Member Councillor P Joyce as he is not prepared to agree to application being
dealt with under the delegated procedure and requests a site visit be
undertaken on grounds that application involves Victorian crescent and may
affect adjacent properties and he considers Committee should see property
before determining application.
PERFORMANCE INFORMATION
Request by local Member to
report this to Committee has taken the determination outside the eight week
period and if determined tonight will total eleven weeks.
LOCATION AND SITE
CHARACTERISTICS
Application relates to a
mid-terrace two storey property situated on eastern side of The Mall equal
distance from junctions with Lower and Upper Adgestone Road.
RELEVANT HISTORY
Planning consent granted in
January 1991 for garage.
DETAILS OF APPLICATION
The property which has
benefit of both front and rear entrance doors presently comprises kitchen,
lounge and hallway at ground floor level with two bedrooms and bathroom
above. Loft has been converted to
provide additional room in 1996.
Application seeks consent
to convert property into two flats comprising single bedroom unit at ground
floor level with one/two bedroom unit on upper floor. Proposal will involve internal alterations
including partition and fire walls and installation of additional separate
doorway entrance to provide access to ground floor flat in eastern elevation of
property.
DEVELOPMENT PLAN/POLICY
The following policies are
considered particularly relevant in this case:
G1 - Development Envelopes for Towns and Villages
D1 - Standards of Design
H4 - Unallocated Residential Development to be Restricted to Defined
Settlements
H7 - Extension and Alterations to Existing Properties.
CONSULTEE RESPONSES
Highway Engineer raises no
comment.
PARISH/TOWN COUNCIL
COMMENTS
Brading Town Council
support application as a means of providing affordable housing for local
people.
THIRD PARTY REPRESENTATIONS
One letter has been received
from an adjoining resident objecting to proposal on grounds of intensification
of use and general disturbance by reason of prospect of more people, more cars,
more noise etc. Comment is also made
that nos. 1 - 4 Hornsey Rise form classic Victorian terrace dating from 1840's
and such conversion will adversely impact on aesthetics and character of
premises.
CRIME & DISORDER
IMPLICATIONS
Relevant Officer has been
given opportunity to comment but no observations have been received.
EVALUATION
Members will be aware that
application should be determined on basis of adopted policies contained within
UDP unless material considerations indicate otherwise. Relevant policies of UDP are considered to
be G1, which expects development to be located within defined settlements and
Members should be aware that application site is located within development
envelope boundary for Brading.
Furthermore, Policy H4
states that planning applications for new residential development including
infill, conversion and redevelopment on sites not allocated within this Plan
will be acceptable in principle where they are within the development envelopes
of defined settlements, whilst Policy D1 seeks to ensure that development will
not detract from reasonable use and enjoyment of adjoining buildings.
Policy H7 is more relevant
in respect of more significant works involving the extension and alteration of
existing premises. The policy does
advise that applications for extensions and alterations to existing property
will be permitted where they are of appropriate size, scale and design to the
property. Members should note that
proposal involves mainly internal alterations with external works involving
only installation of additional separate doorway entrance to provide access to ground
floor flat. The external change is not
considered to be of sufficient magnitude to warrant a sustainable policy
objection.
Members should appreciate
that property itself represents modest Victorian premises and proposal seeks to
maximise use of property and its associated floor space and particular care
will need to be taken in considering any conversion and its implications for
impact on adjoining occupiers.
Again, whilst Policy H4
does support principle of conversions within development envelopes, due regard
must be given to potential impact of such usage on amenities of adjoining
residential occupiers in this instance.
Whilst proposal may intensify use of property it is not felt in
principle that conversion to two separate flats would be so unreasonable as to
warrant refusal. Nevertheless,
opportunity should be taken by way of planning condition to require a survey of
party wall construction in order that the Local Planning Authority may assess
any need for additional sound proofing measures. I am advised that such measures cannot be covered by way of
Building Regulations in this particular instance.
Providing safeguarding
condition is imposed then on balance proposed use of property will provide
opportunity to allow additional residential accommodation which it is
considered not unreasonably impacts on amenities of adjoining occupiers.
HUMAN RIGHTS
In coming to this recommendation to grant planning permission
consideration has been given to the rights set out in Article 8 (Right to
Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of
Possessions) of the European Convention on Human Rights. The impacts this development might have on
the owners/occupiers of the other property in the area and other third parties
have been carefully considered. Whilst
there may be some interference with the rights of these people this has to be
balanced with the rights of the application to develop the land in the manner
proposed. Insofar as there is an
interference with the rights of others it is considered necessary for the
protection on the rights and freedom of the applicant. It is also considered that such action is
proportional to the legitimate aim and in the public interest.
REASON FOR RECOMMENDATION
Having given due regard and
appropriate weight to all material considerations referred to in this report I
am of the opinion that there is no sustainable planning objection to use of
premises as two flats and recommend accordingly.
RECOMMENDATION
- APPROVAL
Conditions/Reasons:
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Time limit - full
- A10 |
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Prior to any development being carried out in accordance with this
approval a detailed survey of both party walls shall be carried out and
presented to the Local Planning Authority for consideration. Reason: To allow the Local
Planning Authority to assess the adequacy of the existing property to provide
sound attenuation. |
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Should, within one month of receipt of the information required by
condition no. 2 the Local Planning Authority determine that sound proofing measures
are required, such details shall be submitted and approved in writing prior
to any development commencing on site.
Such an agreed scheme shall be implemented prior to any development
commencing on site and be maintained thereafter. Reason: In the interests of the
neighbouring property and to comply with Policy P5 (Reducing the Impact of
Noise) of the IW Unitary Development Plan. |
Head of Planning Services