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The site represents the curtilage of an existing dwelling located on the western side of the Glen Road past Ballachrink. The existing house sits at the top (northern) end of the site alongside another dwelling, "Glenarm" to the east and an electricity substation to the west. To the west of the garden is the rear of three dwellings - 2, 3 and 4, Ballachrink.
PA 98/1490 proposed approval in principle for the erection of two dwellings to replace existing dwelling, Silverbeech, Glen Road, Colby, Arbory and was refused initially and on appeal. The reasons for this decision was related to the increase in density, the Inspector noting that the PC's view was that "the proposed replacement of Silverbeech by two dwellings on the gently sloping site would change that character to the detriment of the visual amenity of the area, particularly when viewed from Glen Road when travelling north. The proposals would result in overdevelopment which would be detrimental to the residential amenities enjoyed by surrounding properties due to increased usage of the site and the movements generated on or around the site" (his paragrsph 4). The Inspector agreed with this and refused the principle of two dwellings on the site although not specifically agreeing with the neighbour's concern regarding the replacement of "Silverbeech" with a dormer property.
Proposed now is the replacement of the existing dwelling with a new property. The existing dwelling faces north, the replacement would face west/east with dormers in the front and rear pitches. Once tree would need to be removed and is shown on the site plan. There are other trees very close to the house.
The neighbour at "Glen Arm" has expressed concern not at the principle but at the suggested size of the new property and its possible height and the new garage, with an implication on light on their property which lies to the east/north east of the new dwelling.
The neighbour at 4, Ballachrink expresses concern at the location of the new dwelling, its height, trees to be lost as part of the replacement and the asbestos tiles on the roof. The neighbour across the road to the north of the existing dwelling, is also concerned about the asbestos on the existing roof.
The views of DAFF Forestry would be helpful in this respect. I have written to PW - 11/7/05.
I visited the site and spoke with Dr. Paul at 4, Ballachrink. His rear garden has as its eastern boundary only a low hedge which gave little privacy now: in the winter months there is unlikely to be substantial coverage to provide any privacy at all. The current situation does not pose a problem as the property on the site looks down the site towards the south. The replacement dwelling as proposed would, however look towards and have its longest elevation towards both this property and to "Glen Arm" affording little privacy either to the existing two dwellings or the new one. The property would also have fewest of its windows facing south, towards the best view and the most light. The proposal does not seem to be a very good idea for anyone, including those who would live in the new house.
The existing ash tree which is the second into the site on the boundary with 4, Ballachrink stretches across almost half of the existing house. This would, I fear be affected by the proposed works.
The Forester has visited the site and advises that the most important of the trees on the site is the left behind the existing building and that more than one tree would be compromised by the development either during construction or after occupation.
For reasons relating to neighbourliness, privacy and tree loss I recommend that the application is refused.
Recommended Decision: Refused
Date of Recommendation: 12.09.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed dwelling would be detrimental to the area and those who live in adjoining properties by virtue of:
a) the tree loss which would result from the building of a property with a footprint larger than that of the existing property and b) the design of a dwelling with so many of its windows facing the private garden areas of number 4, Ballachrink and "Glenarm".
Note 1: Whilst the application is in principle only, the plans submitted show quite specifically how a new dwelling could be accommodated on the site and in the absence of any further drawings, the Planning Committee cannot be satisfied that their concerns are possible of resolution.
Note 2: The Planning Committee would recommend that consideration be given to the utilisation of the existing footprint rather than expanding the extent of built development and therefore coming closer to and endangering the existing trees which are a significant element in the immediate environment.
Decision Made : ... Committee Meeting Date : ...
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