17th January 2006
relatively narrow at 14.5 metres, which dictates that any housing would have to be orientated to face Elm Road. At present, two thirds of the site is occupied by 28 lock up garages, many of which are in poor condition, whilst the remainder is an area of unkempt rough ground.
The houses are positioned in a linear form, facing onto Elm Road, but the layout has been varied to create 4 terraces of 3 units, and a pair of semi detached houses at the northerly end of the site.
External materials are as previously indicated, with facing brick for the walls, a decorative banding at first and second floor cill level, and grey tiles for the roof. None of these cause any adverse visual issue as the surrounding properties are mainly brick with roofs clad in either slate or tiles. All the proposed units are 2.5 storeys, the upper floor now utilising velux windows.
The general internal arrangement still has the ground floor consisting of a garage and utility storage, living accommodation on the first floor and bedrooms above in the roof space. The living area has been revised to minimise any privacy issues for adjacent properties, the kitchen is at the front, whilst the lounge/diner occupies the rear, with a partition wall now dividing the two. In the roof space the main bedroom is at the front, with two smaller rooms at the back, and the bathroom centrally positioned. At second floor level, the gablets originally specified at the front have been replaced by Velux windows.
Members had three areas of concern with the previous application.
The previous scheme provided a parking ratio of 1.5 spaces per unit, which was in the form of integral garages and a common parking area of 8 spaces centrally located within the development. Members expressed concerns that this arrangement could have proven to be inconvenient for some residents who, consequently, would have parked on the highway. In this revised scheme, the parking ratio is slightly higher, (1.75 spaces per dwelling) with 24 spaces provided for 14 dwellings, and the communal parking area deleted. All the houses have integral garages, but the revised layout allows 10 dwellings to have an additional on site parking space at the side. This would give a more convenient arrangement for occupiers, thus reducing the likelihood for any significant increase in the demand for on street parking.
As in the initial scheme, the carriageway of Elm Road would be upgraded, and footways also introduced along both sides of the carriageway. These works would be carried out at the developer’s expense.
The distance between the front elevations of the proposed houses and the gables opposite is indicated as 9.5 metres, a 1.1 metre increase on the previous scheme. For comparison, the distance across the front street between the front elevations of the adjacent terraces is 12 metres. As the development would be set out at right angles to the adjacent terraced houses, there is no adverse impact upon the privacy of either front or rear elevations which contain the principal habitable room windows, due to the acute angles and orientations involved. In terms of the four end terraced properties, all have ground floor windows in the gable elevations. To avoid any potential overlooking of neighbours, the internal arrangement of the new houses now has kitchens at first floor rather than kitchen/ diners, the former not considered to be a habitable room, and velux windows for the upper floor bedrooms. Consequently, there are no habitable rooms overlooking any of the adjacent properties, and the scheme meets with standards accepted in previous approvals elsewhere in the Borough.
Page 9 of 25