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Patricia S. Newton BSc. Dip TP. MRTPT., Town and Country Planning Consultant Phone/3ax: 01624 861560 Email: [email protected]
2 Glen View, South Cape, RECEIVERS of Man, 15 APR 2017 POWN OF NUCLEAR Your ref L01NEW/AP10/0014
1 My client's property is a modest detached 4-bedroom house situated at the head of the cul-de-sac of Gorsecroft in the Abbeyfields area of the Governors Hill housing estate.
2 The bedrooms range in size from the smallest 2.8 x 3.4 sq.m to the largest 3.5 x 3.9 sq.m. None of the bedrooms are en-suite and there is only one bathroom. On the ground floor is a standard lounge cum dining room, kitchen and utility room (ref Drawing no s/1102/1 Plan as existing).
3 My client is expecting her second child and wishes to create more "play space" by virtue of the sun lounge and study space at ground floor level and increase the size of one of the bedrooms to include en-suite facilities at first floor level.
4 Plots 4, 5, 6, 7 at the head of Gorsecroft are wedge shaped with dwellings at No 5 and 6 at a slight angle to one another but those at No 3 and 7 at a considerable angle to their respective neighbours. This results in the front corners of No 4 / No5 and No6 / No7 being relatively close to one another. By comparison the rear corners are a considerable distance apart.
5 No 6 is north / north-west of No 7 and has a considerable amount of open space to the side of the house and to its rear. Extension of the property at ground floor level is proposed to wrap around the western corner of No 6 and takes the form of sunroom providing a relatively light subsidiary structure.
6 Additional space is to be created at upper floor level by building above the existing garage and utility room on the north side of No 6. This will not create any extension of the footprint of the building and both in height and shape the extension will remain subservient to the main part of the existing dwelling.
7 Currently the south-east and south-west garden boundaries of No 6 have a number of shrubs including evergreens upto 2 m high planted along them providing a screen to the garden and the pergola in its corner. They also provide a screen to much of the view that No 7 might have from either its conservatory or its ground floor windows looking across the garden of No 6 . It is the intention of my client to remove the pergola and its adjoining screening. Subject to the condition requiring landscaping of the extension this will open up the view from No 7's garden.
8 The existing garage is for a single vehicle. The design of the dwelling at the outset always included a paved area for parking in front of the house. This can accommodate upto three cars. As the footprint of the dwelling on this side is unaffected by the proposal the same amount of parking space in front of the dwelling will remain.
9 Approval of the proposal has been given by the Planning Department. The appeal has been requested by the occupants of No. 7, the adjacent dwelling.
10 Notwithstanding the Planning Officer's statement that there is no right to a private view my client would wish to emphasise the following:
11 Due to
the sunroom extension will have little impact on the street scene.
12 At the rear the sunroom extension will be 13.5m from the North-west boundary with the A21. There is no access to the latter the actual boundary being formed by a grass bank.
13 This scenario to convert the garage and build above it and the adjoining utility room to the rear is similar to extensions already undertaken at Nos. 4 and 5. It is clearly considered acceptable by the Planning Department in terms of visual impact on the street scene.
14 The upwards extension will have no windows in the gable facing No 5. Of the two windows in the south-west gable of No 5 the centre one is a bathroom window and that to the east a side bedroom window in a room which has its main bedroom window facing eastwards on the front of that property. There will therefore be no impact on daylight or sunlight to the sole source of such light to a habitable room.
15 The alterations still enable parking of up to 3 cars within the property. As above (Paragraph 8) this has always been a design feature of the dwelling. Moreover such an arrangement has also been deemed acceptable at No 4 where a similar conversion and extension has taken place (PA 06/0320). The garage at No 7 has also been converted to a study (PA 02/00023/B). Appendix 1 details a list of planning applications and decisions concerning nearby properties in Gorsecroft.
16 The feature of a wood burning stove is not intended as a primary source of heat. It is a supplement for occasional use in winter. This is a time of year when windows are normally closed. Notwithstanding the above as confirmed by the Environmental Health Officer the design is such that smoke should adequately clear both properties and not cause a nuisance.
17 The flue will be located immediately adjacent to the existing flue stack and therefore largely unnoticeable in the street scene.
18 The alterations and extensions proposed will create no harm. They will fit in with the accepted street scene and will not have a significant adverse impact on neighbouring property. My client is happy to undertake landscaping proposals in compliance with Conditions No. 3 and 4. These may include shrub planting and erection of a 2 m high fence between Nos. 6 and 7 will ensure that privacy is maintained.
19 The proposal overall complies with both Douglas Local Plan and Islandwide Strategic Plan policy. My client trusts that the Planning Inspector will recommend upholding the Senior Planning Officer's decision to approve the application.
Patricia S Newton 22nd March 2010
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