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The application site represents an area north of Patrick Road, St Johns. The site of the proposed garage is located across the River Nebb and accessed via an existing bridge. The site is currently in use as a garden area to serve Bluebell Cottage, and the garage would be sited on an existing gravelled area.
The application site lies within an area zoned as Open Space in the St Johns Local Plan and as such, Policy OS/P/1 is considered in the determination of the application.
There have been a number of previous planning applications relating to the site, the following of which are considered relevant to this application:
PA 05/01356/B - Erection of extension to side elevation to provide additional living accommodation, Bluebell Cottage, Patrick Road St. Johns. Approved 24th November 2005.
PA 04/00989/C - Change of use of tourist accommodation (approved under 99/02039B) to a residential dwelling, Bluebell Cottage, Patrick Road, St Johns. Approved at Appeal 17th May 2005.
PA 99/02039/B - Conversion of existing garage to holiday accommodation, Bluebell Cottage (former Garage), Patrick Road, St. Johns. Approved at Appeal 18th September 2001.
This current application seeks approval to construct a garage to the north of the site across the River. The site is accessed via an existing bridge and is used as an area for the parking of vehicles at the present time.
The garage would be constructed with pitched roof and cavity walls and with 3No. windows to the west elevation and 2No. windows and a door to the east elevation. A new drive would be created to provide a turning area within the site.
The Department of Transport Drainage Division advise of no objection subject to condition and the Department of Agriculture, Fisheries and Forestry also advise of no objection subject to condition. The Department of Transport Highways Division advise of no objection and Patrick Commissioners raise concerns regarding the method of construction and possible conversion to accommodation. The SPMCE strongly objects.
The application site, Bluebell Cottage, Patrick Road, St Johns, has a long planning history dating from 1994 when various applications sought to either build a dwelling or convert an existing garage to tourist accommodation. In 2004, planning approval was granted for the conversion of the property to permanent residential accommodation albeit with Permitted Development Rights removed.
The application now submitted seeks approval for the construction of a detached garage that would, by reason if the proposed dimensions, have been classed as development permitted under the provisions of the Town and Country Planning (Permitted Development) Order 2005, had permitted development rights not be removed under PA 04/00989/C).
The site on which it is proposed to construct the garage is zoned as Open Space within the adopted St Johns Local Plan, and specifically Policy OS/P/1 which states:
"3.7 Other than those areas specifically designated for development or zoned predominately residential on the proposals map, no areas of open space shall be developed."
Notwithstanding that zoning, the area has been landscaped with various garden features, and does not appear as open space within the landscape, but rather as a domestic garden area. It is therefore considered that the construction of a garage would not detract from the open character of the area, and would not; given the planting that exists at present, appear overly dominant within that landscape.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not granted Interested Party Status: SPMCE
Recommended Decision: Permitted
Date of Recommendation: 13.05.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the plans and information submitted as part of this application and date stamped 1st March 2007.
C 3. The garage hereby approved may only be used for garaging and storage purposes incidental to the enjoyment of Bluebell Cottage and for no residential purpose.
C 4. The adjoining watercourse is classified as a "Main River" therefore an 8 metre deep corridor along the adjoining river banks must be maintained free of any development under the terms of the Land Drainage Act 1934. This is to enable the Department of Transport (or its successors) to carry out maintenance works on the river.
NOTE: It is recommended that an engineers report should be carried out to ensure that the bridge and abutment are structurally adequate for vehicle access. A copy of the Engineers report should be forwarded to the Drainage Division.
C 5. No development may take place within 8 metres of the adjacent watercourse, to prevent damage and disturbance to the river bank and river bed.
During construction works every effort must be made to safeguard against water pollution to the nearby watercourse from any surface run-off and sedimentation.
Decision Made: Approved Committee Meeting Date: 29.6.07
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 13.05.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the plans and information submitted as part of this application and date stamped 1st March 2007.
C 3. The garage hereby approved may only be used for garaging and storage purposes incidental to the enjoyment of Bluebell Cottage and for no residential purpose.
C 4. The adjoining watercourse is classified as a "Main River" therefore a 30 foot deep corridor along the adjoining river banks must be maintained free of any development under the terms of the Land Drainage Act 1934. This is to enable the Department of Transport (or its successors) to carry out maintenance works on the river.
NOTE: It is recommended that an engineers report should be carried out to ensure that the bridge and abutment are structural adequate for vehicle access. A copy of the Engineers report should be forwarded to the Drainage Division.
C 5. No development may take place within 8 metres of the adjacent watercourse, to prevent damage and disturbance to the river bank and river bed.
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