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TCP/04855/N
P/02244/01 Parish/Name: Shanklin Registration Date:
07/01/2002 - Full Planning Permission Officer:
Mr. J. Mackenzie
Tel: (01983) 823567 2 storey extension to form
additional accommodation for nursing home to include 10 en-suite bedrooms,
sitting room and new entrance Springfield Nursing Home, 26
Arthurs Hill, Shanklin, Isle Of Wight, PO376EX |
This application would have been processed by the
delegation system but is before the Committee at the local Member's request.
Representations
Shanklin Town Council recommend approval.
Highway Engineers consider there to be no
implications.
Isle of Wight Joint Registration and Inspection Unit
confirm that they have had discussions with the operator and confirms that the
operator needs to meet all requirements of the Registered Homes Act 1984.
Three letters of objection from adjoining property
owners expressing the opinion that the proposal will adversely affect their
property due to loss of privacy and light in their bathroom which is situated
on the southern side of the property facing the extension; loss of privacy and
light to the garden due to overlooking from the first floor windows, and loss
of light due to the height of the roof; possible extra noise nuisance stating that
noise has been experienced previously from residents and that increased
accommodation could increase the amount of noise and disturbance to their
property. One objector continues that
the extension is too large and too high for this location and it will
overshadow neighbouring gardens; requests a site inspection by the Committee so
that the full effects could be realised and suggests that the increased numbers
of visitors to the Nursing Home due to the increased capacity will impact on
the vehicular access which is at the brow of a busy main road - Arthurs Hill.
Evaluation
Springfield is located on the western side of Arthurs
Hill directly opposite it's junction with Clarence Gardens. It is an existing, two/three storey red
brick pitched roofed building with decorative stone quoins but in a
comparatively long and narrow complex shape contained within a walled
garden. The property has been used for
many years as a Nursing Home and extensions were constructed on the western
side, extensions of two storeys in height and in materials and a style to match
the existing. The centre section of the
building is essentially single storey but also with a pitched and slated roof.
The building is located in a low density area
primarily of residential use, most of the properties fronting Arthurs Hill,
Clarence Road and Wilton Park Road, but on the northern side, behind four
properties fronting Wilton Park Road is a single bungalow accessed off Wilton
Park Road, immediately north of the site of the proposed extension. This dwelling has a single window in it's
southern elevation which appears to be a bathroom as it is obscured glazed.
Plans show the intention to construct two storey
extension at the rear (west); constructed in brick with artificial stone quoins
to match the existing under a hipped, slate roof. All materials are proposed to match the existing. Plans show ground floor to comprise a
sitting room and five bedrooms and the disabled w.c. and boiler room with a
stairwell on the northern side leading to the first floor where a further five
bedrooms are proposed. Ground and first
floor links to the existing building will dictate finished floor levels.
The southern elevation shows there to be three pairs
of patio doors to the ground floor bedrooms to three bedrooms above whilst on
the northern elevation, shows a similar pattern but with only two bedrooms on
that side. Glazing to the stairwell is
included at the west elevation which also contains windows to the corridors on
both ground and first floors. The sitting
room on the southern elevation also contains windows on ground floor. Due to the ground and first floor levels
being fixed by the necessary connection to those included in the existing
building, the site requires some considerable excavation, between 0.46 metre to
1.12 metres. On the northern side the
ground level is excavated to a difference of approximately 0.56 metre to 1.01
metres. The extension projects
approximately 20 metres from the rear of the existing building and has a
maximum width of approximately 13 metres.
Determining factors are considered to be policy and
principle, degree of site coverage and space left around the buildings, matters
relating to access and parking and effect on adjoining properties.
In terms of policy and principle the Nursing Home is
long established and an extension to it to provide additional accommodation is
consistent with policies. There is
therefore no principle objection.
The building is almost centrally sited and there is
substantial space left around it and between adjoining buildings that
immediately adjoin on the northern side.
A dimension of 6.72 metres is shown between the proposed extension and
the northern boundary, the boundary with the property most affected. In terms of site coverage I do not consider
the resultant development would comprise overdevelopment, especially bearing in
mind the use of the premises as a Nursing Home, extensive areas of amenity
space are not required.
The whole of the frontage of the site had already been
set aside for vehicular parking and there is an existing vehicular access,
which although is not ideally placed, has been in existence for some years
serving the premises. The Highway
Engineer considers there to be no implications in the proposal.
Turning finally to the effect on the adjoining
property, the property likely to be affected is the bungalow situated directly
north. This is close to the northern
boundary of the site which, in turn, is as stated previously, 6.72 metres from
the extension. Other properties are
about 40+ metres away.
Due to the existence of the boundary wall and the
reduced ground levels and the fact that the proposed extension is on the
southern side of the property in question, it is unlikely that the property to
the north will be overshadowed as the sun is at it's highest in the south and
the height of the building is not so great as to cast that much shadow. Overlooking from first floor windows is a
possibility as those first floor windows would be in excess of the height of
the common boundary wall. However, I
have suggested a condition requiring the bottom half of the windows to be
obscured glazed with only the top half opening to ensure that privacy is
maintained. I do not consider the
objections raised are of sufficient weight to warrant refusing this proposal.
Reason for Recommendation
Having given due regard and appropriate weight to the
material considerations as described in the Evaluation section above, the
extension to this existing Nursing Home to provide extra accommodation is felt
to be appropriate in terms of siting, massing and effect on adjoining
properties to result in development consistent with Policies D1 and D2 of the
IW Unitary Development Plan.
Recommendation - Approval
Conditions/Reasons:
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Time limit - full - A10 |
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Detail external roofing/facing finishing -
S02 |
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The bottom half of
the first floor windows in the northern elevation of the extension hereby
approved shall be permanently fixed shut and shall be glazed and thereafter
maintained in obscured glass. Reason: To protect the privacy of the neighbouring
property. |
Strategic Director
Corporate and Environment
Services