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The dwelling 6 Woodside Terrace, Douglas, is part of a pair of two storey semi detached properties which are located on the southern side of Woodside Terrace (residential cul-de-sac), and east of the junction with Woodbourne Road. The site has been zoned under the Douglas Local Plan Order as being within a predominately residential area; the site is also within Woodbourne Road Conservation Area.
The boundary treatment along the side boundary which is shared with the neighbouring property 7 Woodside Terrace consist of approximately 2.5 to 3 metre high hedge row which runs along the entire boundary. The side boundary with 5 Woodside Terrace comprises of 2 to 3 metre high bushes.
The application is an Approval in Principle for the erection of a lower ground floor extension with flat roof terrace over to the rear elevation, a two storey side extension with garage to side elevation and a garden shed in south east corner of garden.
The Douglas Corporation have considered the application and have no objection.
The Department of Transport Highways Division have considered the application and have objection on the grounds that the development proposal reduces the off road street parking provision from two to one space and locates the garage on to the edge of the public highway.
We have received no privately written representations objecting to the application.
The rear single storey extension which includes a roof terrace above could encourage overlooking into the neighbouring rear gardens 5 & 7 Woodside Terrace, however due to the side boundary treatments on both boundaries I believe the treatments would prevent the majority of overlooking. I would however, recommend the inclusion of an additional adequate screening along the sides (NE & SW elevations) of the roof terrace, again to help prevent overlooking, these should be included in any Reserved Matters Application. With these preventative measures in place I therefore consider that the proposed roof terrace would seem to be appropriate in this location.
The concern with the application is the side extension, whilst in principle the erection of a two storey extension would seem to be acceptable, there are concerns from the Highways Division regarding the loss of an off road parking provision. I have spoken to the applicant regarding these matters and subsequently received a letter stating their concerns with the Highways objections. The issue of the garage opening directly onto the highway has been resolved by having a roller shutter door, which would need to be shown in any Reserved Matters Application. However, although the application is for an Approval in Principle, the submitted drawings and plans are detailed and they do not show any adequate off street parking provisions, as the garage shown would only accommodate a small car. As the development proposed reduces the off road street parking provision from two to one space, the proposal would seem unacceptable on the grounds of inadequate off road parking provision and any future Reserved Matters Application is recommended to include two off road parking provisions.
A second concern with the side extension is the possible terracing effect the proposal might cause. As there is no first floor setback from the front elevation, this would close the gap between the properties and would cause a possible continuous façade detrimental to the properties and to the Conservation Area. It would be recommended that any future application should include an adequate setback from the front elevation at first floor level to prevent the terracing effect occurring.
For these reasons the proposal would seem to be inappropriate in this location and therefore my recommendation is for a refusal.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Douglas Corporation The Department of Transport Highways Division
Recommended Decision: Refused
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposed two storey side extension reduces the off street parking area which is available for this dwelling. This would increase the level of on street parking in this location to the detriment of road safety.
R 2. As there is no first floor setback from the front elevation this would close the gap between the properties and would cause a possible continuous facade causing a terracing effect which would be detrimental to the properties and to the Conservation Area.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : ...
Signed : ... M. I. McCauley Director of Planning and Building Control
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