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PLANNING COMMITTEE

17th January 2006

OFFICERS REPORT:

The application site is a mid terrace house, second one in from the junction of James Watt Terrace, and Siemens Street. This particular side of James Watt Terrace forms part of the Barrow Island Conservation Area. The majority of the dwellings along the street benefit from single storey outriggers to the rear.

The proposal involves the erection of a two-storey extension, forming ground floor kitchen, WC and storage room and first floor sun lounge and patio. The extension will be built right up to the rear boundary wall and will have a width of 3 metres. It will feature a mono-pitch roof with a ridge height of 6.5 metres, which will fall just below the eaves of the main building. The extension will be constructed from rendered block with a duracem slate roof. Within the side elevation, there will be a ground floor window serving the kitchen and a high level window. Velux roof-lights and patio doors in the rear elevation would serve the sun lounge. The patio area will feature a stepped wall at both sides, the height of the wall varies between 1.6 and 1.3 metres. At the rear, the patio wall will be 0.9 metres, allowing views across Walney Channel.

Local Plan Policy B14 relates to two storey side extensions. The supporting text states that the Planning Authority seeks to prevent the amenities (of those living within terraced houses) from being further eroded by the creation of two storey extensions. These by virtue of their height and proximity to neighbours have a major adverse impact upon the aspect and natural lighting of neighbouring properties. The policy requires that two storey extensions will not be permitted where they adversely affect the amenities of neighbouring properties by virtue of a loss of sunlight or privacy or by creation of an overbearing impact.

Local Plan Policy B21 relates to the creation of patios over house extensions. It states that these will be refused if they are considered to represent an unacceptable loss of privacy for the occupiers of neighbouring properties or where they occupy a prominent position and are a detrimental intrusion into the street-scene.

Local Plan Policy D15 states that development within or affecting the setting of conservation areas will only be permitted where it preserves or enhances the character or appearance of the area.

Representations have been received from the occupiers of both adjoining dwellings. The first is concerned about the overall height of the development. The second is concerned about the developments impact on both sun-lighting and views.

With regards to sunlighting, the extension, due to its height and proximity to the neighbouring property, will result in a loss of sunlight to the large staircase/landing window of no. 43. It will also result in the loss of some morning light to the first floor bedroom window, although it will still receive sunlight in the afternoon hours.

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