Planning Support Statement
The following should be considered a Planning Statement in support of the Detailed Planning Application for Proposed Demolition of existing flat roof garage and Construction of New Garage with Study / Guest Bedroom over.
Background to the application:
The existing garage has defects in the concrete flat roof. These defects include structural cracking in concrete roof and water ingress through roof covering. Water ingress persists despite several attempts at rectification. The applicant's car is at risk from leaching of salts etc from the leaking roof structure. After taking professional advice the applicant has opted to replace the garage with a new garage on an almost exact footprint.
Planning History:
06/01436/B: Approval for single storey extension to rear of property. The approval of this application has no bearing on this current application.
05/2712: Refusal at appeal for construction of a roof terrace on the flat roof of the garage.
The reason for refusal for application 05/2712 was that the proposed roof terrace would result in over looking of neighbouring properties. The properties deemed to be affected were the dwelling either side of the application site, No.'s 112 \& 116 Summerhill Road and Strathallen Hall Cottage. Strathallen Hall Cottage is located to the rear of the application site on opposite side of the rear lane.
The Application:
This application seeks to replace the existing garage with a new garage and to include provision for a study / guest bedroom within a raised roof space. The provision of this accommodation within the roof space has entailed raising the roof level by 1125 mm over and above that required by a single storey garage with pitched roof.
In designing the proposed extension the architect \& applicant were mindful of the Appeals Inspectors conclusions with regard to overlooking in application 05/2712.
The first floor accommodation has been designed so that the risk of over looking is very limited. Light to the study room is provided by 2 no. Velux roof lights. The bottom level of
the glazed element of the velux is located approximately 1600 mm above the floor level. This height ensures that overlooking into Strathallen Hall Cottage is not possible. A side window is located on the side elevation to 116 Summerhill Road. However this window is located to the very front of the study and due to it's location directly over the garage / shed of the adjoining dwelling overlooking cannot be considered as a risk. One small velux roof light has been positioned to the rear roof slope of the first floor. This roof window serves a shower room, is located high on the roof slope and will be frosted glass. No overlooking will be possible from this window.
The proposed accommodation is located to the very rear of the property. The distance from the rear of the extension to the main rear walls of the properties on Summerhill Road is 10 m approx. There will no risk of loss of light to windows of these properties.
Conclusion:
At present the applicant generally parks her car in the existing garage and seeks to avoid "on stree" parking on the busy Summerhill Road. The new garage will ease and improve this use.
The design of the proposed extension avoid the risk of over looking. The construction of this $11 / 2$ storey extension would not be out of keeping in the area. Full 2-storey buildings are located directly on the same rear lane e.g. at the rear of 110. Summerhill Road.
We trust the Department will see fit to approve this application. If there are any queries please do not hesitate to contact the undersigned.
Yours Sincerely
Barry Murphy dip. Arch. Tech. M.C.I.A.T., A.C.I.O.B Chartered Architectural Technologist For \& On Behalf of Cor:struction Design Ltd
