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RELATING TO 6 WOODSIDE TERRACE, DOUGLAS, ISLE OF MAXIM2 3AH
Only approval in principle is being sought at this stage. The applicants intend to instruct a structural surveyor in connection with the preparation of detailed plans prior to final permission (following approval of reserved matters) being granted and building regulation approval being sought.
The applicants have been advised that the property falls within the Woodbourne Road Conservation Area. The applicants would propose to comply with any reasonable requests from the Conservation Officer in relation to materials and finishes in order to preserve the character of the property and would suggest that the same be dealt with as reserved matters.
The first aspect of the application concerns the lower ground floor where it is proposed to construct a flat roof single-storey extension at the rear of the property, accessed from the kitchen/dining area. The extension would be built within the confines of the existing patio/yard area and it is intended that the rear of the extension would have doors leading onto a new patio to be constructed where the garden is presently laid to lawn. The opportunity would be taken (with detailed advice from a structural surveyor) to minimise the bulk of the walls (by partial demolition and insertion of RSJ’s) between the kitchen, dining area and new extension to create an open plan kitchen/dining room/sun lounge.
The extension would abut the extension to the rear of Number 7 and the party wall continuing slightly further beyond.
The extension to the lower ground floor would not be clearly visible from any public highway. Although the square footage of the extension is relatively high compared with the usable lower ground floor area, there is precedent for extensions to the rear of properties in Woodside Terrace, since Number 7 has a two-storey extension to the rear abutting this property, albeit that the footprint is slightly smaller.
The opportunity of the lower ground floor extension would be taken to create a roof terrace above, to the accessed from the lounge and study at the rear of the ground floor. This would involve replacing the existing uPVC windows in these rooms with wooden-framed glass-paned double patio doors. It is also proposed that the internal wall between the lounge and the study be removed to create one larger room with one door. Finally on this floor it is proposed to create a cloaks cupboard by re-orienting the ground floor toilet.
The roof terrace would overlook in small areas thereof, the gardens of Number 7 and, to a lesser extent, Number 5; although both gardens are presently more obviously overlooked in any event from the first floor of Number 6. The applicants would be happy to consider the use of potted patio plants to help obscure the gap between the end of the extension to the rear of Number 7 and the hedge between the gardens of Numbers 6 and 7. The existing hedge, which runs most of the length of the boundary, is high enough to obscure most of the view in that direction.
The present layout of the first floor of the property does not maximise the use of space and it is therefore proposed that the layout be changed to convert the present small third bedroom
into an en-suite dressing room accessed only from the master bedroom and to use the hall space thereby created to enlarge the medium-sized second bedroom into more generous sleeping accommodation.
The loss of a bedroom in this fashion on the first floor leads to the second major aspect of the application. This involves the creation of a two-storey extension to the side of the property, comprising a garage and utility area to the rear at ground floor level and guest suite comprising a third bedroom and en-suite bathroom above. This area currently provides a carport and drive abutting Number 5. The extension would not be the full height of the main property since the garage and utility area would not be of the same height as the remaining ground floor rooms. The extension would abut (and slightly overlap in some places) the side-wall of Number 5.
There is presently a wall at the rear of the car port running between Number 6 and Number 5. It is envisaged that this would be demolished prior to construction of the rear extension to provide greater access for the building works and would be rebuilt thereafter as part of the side extension.
The utility area would be accessed from what is presently the side entrance door to the property and the garage would be accessed from the utility. The large window at the side of the property would be converted to a door to provide access to the new third bedroom from the half landing.
The principle of side extensions to the semi-detached properties in Woodside Terrace to link to the neighbouring properties is well established. Most of the properties in the Terrace have garages to the side and a number have extensions above (or planning permission granted in respect thereof).
The window of the new third bedroom at the rear of the property would overlook the gardens of the neighbouring properties, but not to any materially greater extent than the existing first floor windows at the rear.
Finally, permission is also sought for construction of a garden shed of dimensions not exceeding H: 2.50m, L: 3.00m; W: 2.00m in the south-east corner of the garden, where it would be most concealed by the existing trees.
Simon Joel Harding Linda Anne Harding 23 January 2006
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