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The application site represents an area north of Patrick Road, St Johns. The site of the proposed garage is located across the River Nebb and accessed via an existing bridge. The site is currently in
use as a garden area to serve Bluebell Cottage, and the garage would be sited on an existing gravelled area.
The application site lies within an area zoned as Open Space in the St Johns Local Plan and as such, Policy OS/P/1 is considered in the determination of the application.
There have been a number of previous planning applications relating to the site, the following of which are considered relevant to this application:
PA 07/00400/B sought approval for the erection of a detached garage to the north of the property. This was approved at appeal 3rd October 2007.
PA 05/01356/B sought approval for the erection of an extension to the side elevation of the property to provide additional living accommodation, Bluebell Cottage, Patrick Road St. Johns. Approved 24th November 2005.
PA 04/00989/C sought permission for the change of use of tourist accommodation (approved under 99/02039B) to a residential dwelling, Bluebell Cottage, Patrick Road, St Johns. This was approved at Appeal 17th May 2005.
PA 99/02039/B sought permission for the conversion of the existing garage to holiday accommodation, Bluebell Cottage (former Garage), Patrick Road, St. Johns. This was approved at Appeal 18th September 2001.
This current application seeks approval to construct a revised garage to that approved under planning application 07/000400/B, proposed to be located to the north of the site across the river. The site is accessed via an existing bridge and is used as an area for the parking of vehicles at the present time.
The garage would be constructed with pitched roof and cavity walls and with 3No. windows to the west elevation and 2No. windows and a door to the east elevation. The garage now proposed would have an increased height of approximately 1.7 metres resulting in a roof pitch of 42.5 degrees. This would provide storage space above the garage accessed by a trap door. A new drive would be created to provide a turning area within the site.
The Department of Transport Highways Division advise of no objection to this application. The Department of Agriculture, Fisheries and Forestry advises of no objection subject to condition. The Department of Drainage Division advise of no objection subject to a condition. Patrick Commissioners advise that they do not wish to comment on the application.
The application site, Bluebell Cottage, Patrick Road, St Johns, has a long planning history dating from 1994 when various applications sought to either build a dwelling or convert an existing garage to tourist accommodation. In 2004, planning approval was granted for the conversion of the property to permanent residential accommodation albeit with Permitted Development Rights removed.
The application now submitted seeks approval for the construction of a detached garage that, by reason of the proposed dimensions, particularly its height, would not been classed as development permitted under the provisions of the Town and Country Planning (Permitted Development) Order 2005. Permitted development rights were for the site were removed under PA 04/00989/C.
The site on which it is proposed to construct the garage is zoned as Open Space within the adopted St Johns Local Plan, and specifically Policy OS/P/1 which states:
"3.7 Other than those areas specifically designated for development or zoned predominately residential on the proposals map, no areas of open space shall be developed."
Notwithstanding that zoning, the area has been landscaped with various garden features, and does not appear as open space within the landscape, but rather as a domestic garden area. It is therefore considered that the construction of a garage would not detract from the open character of the area, and would not, given the planting that exists at present, appear overly dominant within that landscape. Indeed the principle of constructing a garage has been established through the previously approved planning application 07/00400/B. What must now be considered is whether the amendments to the previously approved garage, specifically the raising of the roof height and roof pitch, would result in an adverse impact upon the surrounding area sufficient to warrant refusal.
The difference in height between the approved garage and the proposed garage would be approximately 1.7 metres resulting in a maximum height of 5.7 metres. It is therefore considered that there would be an increase in the visual impact of the structure. Whilst the site offers some screening in the form of surrounding hedging and trees, it is considered that on balance there is not sufficient justification to warrant the increased visual impact that would result from raising the roof of the proposed garage. The building would lose the inconspicuous nature of the structure previously approved which had a low roof height and pitch and would appear as a domestic garage. The garage now proposed would have the appearance and impact of a more substantial building not dissimilar to a small bungalow with accommodation above.
RECOMMENDATION It is recommended that the application be refused. PARTY STATUS
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Recommendation Recommended Decision: Refused Date of Recommendation: 01.04.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
R 1. The proposed garage would by virtue of its height and roof pitch have a dominant appearance not dissimilar to a small residential dwelling to the detriment of an area that is zoned as Open Space by the St Johns Local Plan (Planning Circular 6/99).
Decision Made : Committee Meeting Date :
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