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TCP/25638 P/01136/03 Parish/Name: Newport Registration Date: 06/06/2003 - Full Planning Permission Officer: Mr. A. White Tel: (01983) 823550 Construction of end of terrace house land adjoining 10, School Lane, Carisbrooke, Newport, PO30 |
REASON FOR COMMITTEE CONSIDERATION
Two employees of the Council have an interest
in this application.
PROCESSING INFORMATION
The processing of this minor application has
taken nine and a half weeks to date. It
has taken more than eight weeks because of negotiations on design, completion
of consultations and the need to take this application to Committee.
LOCATION AND SITE CHARACTERISTICS
This application relates to an irregular
shaped plot of land adjacent to and forming part of 10 School Lane. School Lane is a narrow highway running
between Priory Road and Carisbrooke High Street.
Application site is situated on the eastern
side of School Lane which currently comprises of five identical pairs of
semi-detached houses and two chalet bungalows elevated above highway
level. The land in question sits
between the first of the ten semis and an elevated chalet bungalow at
No.8.
RELEVANT HISTORY
None.
DETAILS OF APPLICATION
This application seeks detailed consent for a
three bedroom end of terrace house. The
site is long and narrow with frontage onto School Lane of approximately six
metres. It is proposed to set the
proposed house back from the front wall of No.10 by some 2.9 metres, whilst
having its roof at a slightly higher level to and totally independent from
No.10.
Land rises quite steeply from the application
property to the adjoining chalet bungalow at No.8 meaning that excavation and
subsequent retention work will be necessary to facilitate this
development. Finished floor levels have
been confirmed as 100.00 datum at 10 School Lane, 100.750 for the proposed
dwelling and approximately 102.3 at 8 School Lane.
The proposed dwelling is "T" shaped
with the majority of accommodation situated on two floors within the wider
section at the front, with a kitchen/diner, bedroom and bathroom arranged in a
narrow two storey element to the rear.
Submitted plans show the proposed dwelling to have a single storey front
facing bay window, materials to match the adjoining house and window proportions
that are not untypical of other houses in the immediate locality. Plans show two parking spaces directly in
front of the proposed dwelling, one for the existing and one for the proposed
house.
DEVELOPMENT PLAN/POLICY
The site is shown as being within the
development envelope for Newport as identified on the Isle of Wight Unitary
Development Plan. Relevant policies are
considered to be:
S1 New development to be concentrated
within existing urban areas.
G1 Development Envelopes.
G4 General Locational Criteria for
Development.
D1 Standards of Design.
D2 Standards for Development Within Site.
H4 Unallocated Residential Development to
be Restricted to Defined Settlements.
CONSULTEE RESPONSES
Highway Engineer recommends conditional
approval.
PARISH/TOWN COUNCIL COMMENTS
Not applicable.
THIRD PARTY REPRESENTATIONS
Local Member makes reference to identity of
applicant and has provided a copy of a recent petition (copy attached),
referring to traffic concerns due to problems experienced in School Lane and
the visual impact of the proposed dwelling.
Further letter from local Member, on behalf
of Carisbrooke West Forum commenting that application was not drawn officially
to the attention either of herself or the Forum and indicating her intention to
ask Committee for a deferral until it can be considered by the Forum at its
meeting on 5 September. She feels sure
that the Forum will object on grounds of over development; inadequacy of School
Lane to accommodate vehicles and additional traffic flow and to infill
development detrimental to village character of this part of Carisbrooke and
seriously detract from amenity of neighbourhood.
Islandwatch object on grounds of
inappropriate design for the area, and particularly the adjoining terrace. It also represents overdevelopment of the
site.
Six letters have been received from local
residents objecting to the proposal on the following grounds:-
Backland
development.
Loss of
light.
Devaluation.
Impact upon
the street scene.
Change the
character of School Lane.
Upset the
symmetry of the street scene.
The limited
width of School Lane does not lend itself to further development.
Exacerbate on
street parking problems.
Increase in
traffic generation.
Structural
integrity of the boundary wall between site and No.8 School Lane may be
undermined.
CRIME AND DISORDER IMPLICATIONS
No crime and disorder implications are
anticipated.
EVALUATION
Given the location of the application site
within the development envelope, there can be no objection to the principle of
this development. The main
consideration is whether this site can accommodate the proposed dwelling
without having an adverse effect on the amenities currently enjoyed by
neighbouring property occupiers or the character of the area in general.
The design of the proposed dwelling has been
carefully conceived so that, on the one hand, it relates relatively well to the
adjoining pair, but on the other, is sufficiently different so that it does not
compete with the established rhythm of development along this side of School
Lane. The proposed dwelling is shown to
be set back from the recognised building line by almost three metres. With this in mind, I am duly satisfied that
the proposed dwelling would not appear prominent in the street scene, neither
would it compromise the integrity of the semi-detached houses along this side
of School Lane.
The one property that would be most affected
by this development is 10 School Lane which is under the control of the
applicant. Revised plans have been submitted
showing a single storey extension to the rear of the property in order to
eliminate an existing courtyard to no. 10 that would become very enclosed and
overshadowed by the proposed dwelling.
The other neighbour (No.8) is on the southern side of the proposed
dwelling, has limited openings facing into the application site and is situated
at a higher level. It is therefore my
opinion that this property would not be adversely affected. The neighbour next door but one at No.12
referred to the potential for loss of light.
Whilst noting that the proposed dwelling is due south of this objector,
I am satisfied that the proposed dwelling would have an acceptable spatial
relationship with this property by reason of the sufficient distance between
the two and the intervening dwelling at No.10.
It has been suggested that the construction
of this house may undermine the stability of a brick wall (partly retaining)
running along the southern boundary of the application site. The developer is ultimately responsible for
ensuring the safe development of this site and will have to comply with any
requirements as laid out under the Party Wall Act 1996. I therefore see no reason why this objection
should carry significant weight in the determination of the application.
School Lane does not appear to carry a large
volume of traffic. Any vehicular
activity along School Lane is naturally calmed by the narrowness of this
highway coupled with on street parking.
Additional vehicular activity as a result of this development would not,
in my opinion, be significant. The
Highway Engineer is satisfied that the proposed parking and access arrangement
is acceptable. I therefore see no
reason why this development should fail on highway grounds.
In terms of other objections that have been
raised in respect of this proposed development, the application site has
sufficient frontage onto School Lane and would not therefore constitute
backland development. Concern
relating to property devaluation is not a valid planning objection and should
not carry any weight at all when determining this application.
With regard to comments made by the Local
Member, this application has been publicised in the normal way and all parties
given ample opportunity to comment.
Highway Engineer raises no objection and recommends conditions if
approved; design and relationship with adjoining properties are discussed in
this report.
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 applicant to develop the land in
the manner proposed. Insofar as there
is an interference with the right 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.
JUSTIFICATION FOR RECOMMENDATION
Having given due regard and appropriate
weight to all material considerations referred to in this report, I am
satisfied that the proposed dwelling is acceptable in principle and that this
development will not detract from the character of locality or have an
unacceptable impact upon the amenities of neighbouring properties.
RECOMMENDATION - APPROVAL
Conditions/Reasons:
1 |
Time limit - full - A10 |
2 |
Detail external roofing/facing finishing - S02 |
3 |
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order revoking and
en-enacting that Order) (with or without modification), no windows/dormer
windows (other than those expressly authorised by this permission) shall be constructed
unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the character and amenities of the area and to comply with Policy D1 (Standards of Design) of the IW Unitary Development Plan. |
4 |
No development shall take place until there has been submitted to and
approved in writing by the Local Planning Authority a plan indicating the
positions, design, materials and type of boundary treatment to be
erected. The boundary treatment shall
be completed before (the use hereby permitted is commenced) (before the
building(s) is/are occupied) (in accordance with a timetable agreed in
writing with the Local Planning Authority).
Development shall be carried out thereafter in accordance with the
approved plans. Reason: In the interests of maintaining the amenity value of the area to comply with Policy D1 (Standards of Design) of the IW Unitary Development Plan. |
5 |
The proposed first floor bathroom window in the southern elevation
shall be finished in permanent obscure glazing all of which shall be retained
and maintained thereafter. Reason: To protect the privacy of the neighbouring property and to comply with Policy D1 (Standards of Design) of the Isle of Wight Unitary Development Plan |
6 |
The lower part of the first floor bathroom window shall be
permanently fixed shut. Reason: To protect the privacy of the neighbouring property and to comply with Policy D1 (Standards of Design) of the Isle of Wight Unitary Development Plan. |
7 |
The dwelling hereby approved shall not be brought into use until the
single storey extension to 10 School Lane has been substantially completed. Reason: To protect the amenities of the neighbouring property and to comply with Policy D1 (Standards of Design) of the Isle of Wight Unitary Development Plan. |
8 |
The access and crossing of the highway verge and/or footway shall be
constructed in accordance with the following vehicular crossing specification
for light vehicles before the development hereby approved is occupied or
brought into use: Footway Construction (strengthening) for light vehicles 1. Excavate to a minimum
depth of 150mm 2. Construct the vehicle
crossing in Class C30P/20 concrete to a minimum thickness of 150mm, properly
compacted with float and brush finish. Reason: To ensure adequate access to the proposed development and to comply with Policy TR7 (Highway Considerations) of the IW Unitary Development Plan. |
9 |
Notwithstanding the provisions of any Town & Country Planning
General Permitted Development Order, no part of any boundary wall or fence
erected on the site frontage, nor any hedge planted to mark the boundary or
alongside any such boundary, wall or fence, shall at any time be permitted to
be more than 1.05 metres above the level of the carriageway and the resultant
visibility splays shall be kept free of obstruction. Reason: In the interests of highway safety and to comply with Policy TR7 (Highway Considerations) of the IW Unitary Development Plan. |