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REGENERATION & COMMUNITY DIRECTORATE This permission shall relate

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REGENERATION & COMMUNITY DIRECTORATE This permission shall relate Powered By Docstoc
					                                                REGENERATION & COMMUNITY
                                                DIRECTORATE

                                                Development Services

                                                Richard Snow BA (Hons) DipTP MRTPI
                                                Acting Development Manager (Job Share)


Simon Foote Architects Ltd                      Town Hall Long Eaton
                                                Derbyshire NG10 1HU
28 Ashbourne Road                               Switchboard: 0845 907 2244
Derby                                           Fax: 0115 907 2267
                                                   Minicom: 0115 931 6056
DE22 3AD                                        Website: www.erewash.gov.uk

                                                Form TCP3

TOWN AND COUNTRY PLANNING ACT 1990

Town & Country Planning Development Orders 1988 as amended

PERMISSION FOR DEVELOPMENT

Erewash Borough Council in pursuance of powers under the above-mentioned Act hereby
permit

RETROSPECTIVE APPLICATION FOR THE DEMOLITION OF EXISTING DETACHED GARAGE
AND ERECTION OF REPLACEMENT GARAGE

at 48 MANOR ROAD, BORROWASH, DERBYSHIRE, DE72 3LL FOR MR P HALL

ERE/0909/0041 submitted on 28 September 2009

in accordance with the accompanying plans and to the conditions specified hereunder:


1     This permission shall relate only to the development as shown on the
      drawing numbered "09/136 / P01 Revision A" as received by the Local
      Planning Authority on 28 September 2009 and validated by the Local
      Planning Authority on 28 September 2009

      Reason
      For the avoidance of doubt as to what is approved.

2     The external roof materials of the development hereby approved shall
      be of the same type, texture and colour as those used on the existing
      dwelling unless otherwise agreed in writing with the Local Planning
      Authority beforehand.

      Reason
      To ensure a satisfactory standard of external appearance.

      Continued
       ERE/0909/0041 Continued           Page 2 of 2

       Summary of Policies and Reason for Decision

       The development is considered to be of a suitable design that does not
       impact on the amenity of neighbours to a significant degree or cause
       harm to highway safety and so generally accords with the objectives of
       Policies 1 and 2 of the East Midlands Regional Plan (2009) and Saved
       Policies LP1 and DC10 of the Erewash Local Plan (2005), and in the
       opinion of the Local Planning Authority there are no other material
       considerations that indicate the decision should be taken at variance
       to these policies.


The attached report forms part of this decision.


Date                                         Signed _____________________
                                             Acting Development Manager (Job Share)


                       ATTENTION IS CALLED TO THE NOTES OVERLEAF
                            DELEGATED ITEM REPORT

ERE/0909/0041
ADDRESS:
48 Manor Road
Borrowash
Derbyshire

DESCRIPTION

RETROSPECTIVE APPLICATION FOR THE DEMOLITION OF EXISTING DETACHED
GARAGE AND ERECTION OF REPLACEMENT GARAGE

SITE AND SURROUNDINGS

No.48 Manor Road is a two-storey semi-detached dwellinghouse located on the north-
east of the street, where it is set back some 4 metres from the public footway. A
driveway to the side of the property, which is shared with the neighbouring property at
No.50 Manor Road, provides access to the detached rear garage. The surrounding
properties are a mixture of designs and styles.

SITE HISTORY

None.

APPLICATION DETAILS

It is proposed to retain a detached garage to the rear of the property. The garage
measures approximately 7.5 metres (m) in length x 3m in width x 2.4m in height to the
eaves x 3.4m in height to the ridge.

DEVELOPMENT PLAN & PLANNING POLICY

National Policies:-

Planning Policy Statement (PPS) 1: Creating Sustainable Communities
PPS1 is committed to the promotion of sustainable development in the way that it aims
to protect the natural environment, and in locating new development near a greater
variety of travel options e.g. by foot, bicycle or public transport as alternatives to the
private car. It champions high quality design which ensures usable, adaptable and
durable places are created; this is a cornerstone of achieving sustainable development.

East Midlands Regional Plan – March 2009

Policy 1: Regional Core Objectives - Re-emphasises the need to promote high quality
design which reflects local distinctiveness

Policy 2: Promoting Better Design – Seeks the constant improvement in layout,
design and construction.

Erewash Borough Saved Policies July 2008:-

Policy LP1 – Sustainable Development – requires all development to reflect the
principles of sustainable development.
Policy DC10 – Design – states that applications for built development will be permitted
provided that the development respects or enhances the character or appearance of the
building, group of buildings or surrounding area, particularly in scale, massing, and
materials.

Erewash Borough Supplementary Planning Document (SPD) 2005: Extending
Your Home – states that the basic shape and size of the extension should be
subservient to the design of the original building. The document also states that any
effect on neighbours should also be considered and recommends that two storey
extensions should be kept away from property boundaries.

CONSULTATIONS

Derbyshire County Council (Highways) - No objection.

Ockbrook & Borrowash Parish Council - No comments received to date.

Ward Councillors - No comments received to date.

REPRESENTATIONS

Site notice displayed. Adjoining neighbours notified. No representations received.

PLANNING CONSIDERATIONS

The main issues for consideration in the determination of this planning application
relate to the general design of the proposal and its impact on the residential
amenity of the neighbouring residents.
Design
The garage, by reason of incorporating a pitched roof, is considered to be
acceptable in terms of appearance and design. It is noted from the plans and a
site visit that the garage is visible from the front of the house but given that only a
small part can be seen, it is not considered that it is has a significant impact on
the street scene or on the character and appearance of the area.
Neighbour impact
The garage at 7.5 metres in overall length and adjacent to the shared boundary
with the adjoining property at No.50 Manor Road is on the margins of what could
be considered to be an un-neighbourly development. However, it is noted from
the plans and a site visit that the garage is constructed alongside the existing
garage which serves the neighbouring property at No.50 and that No.50 itself is
located approximately 7 metres away from the garage. Additionally, the height of
the garage is limited to 2.4 metres to the eaves and 3.4 metres to the ridge, and
is sited to the north-east of No.50 with a ridged roof which slopes away from
No.50. In this regard, it is considered that on balance, the impact of the garage
on the residential amenity of the occupiers of No.50 is not significant enough to
warrant refusal of this planning application.
With regards to the impact of the garage on the neighbouring property at No.46
Manor Road, it is noted that the garage is sited approximately 4 metres from the
shared boundary. In this regard, and given that its height is limited to single-
storey and it incorporates a ridged roof which slopes away from No.48, it is
considered that the garage will not have a significant impact upon the
neighbouring property at No.46 in respect of significant loss of light or outlook,
and as such, will not significantly impinge on the residential amenity of the
residents of this property.
In light of the above, the retention of the garage is considered to be in
accordance with the thrust of the Erewash Borough Saved Policy DC10, and the
Supplementary Planning Document ‘Extending Your Home’.
RECOMMENDATION                   APPROVE

CONDITIONS & REASONS

   1. This permission shall relate only to the development as shown on the drawing
      numbered "09/136 / P01 Revision A" as received by the Local Planning Authority
      on 28 September 2009 and validated by the Local Planning Authority on 28
      September 2009

      Reason: For the avoidance of doubt as to what is approved.

   2. The external roof materials of the development hereby approved shall be of the
      same type, texture and colour as those used on the existing dwelling unless
      otherwise agreed in writing with the Local Planning Authority beforehand.

      Reason: To ensure a satisfactory standard of external appearance.

SUMMARY OF POLICIES AND REASON FOR DECISION

The development is considered to be of a suitable design that does not impact on the
amenity of neighbours to a significant degree or cause harm to highway safety and so
generally accords with the objectives of Policies 1 and 2 of the East Midlands Regional
Plan (2009) and Saved Policies LP1 and DC10 of the Erewash Local Plan (2005), and in
the opinion of the Local Planning Authority there are no other material considerations
that indicate the decision should be taken at variance to these policies.


                                              Officer:             Victoria Andrew
                                              Signed:
                                              Date:                19 November 2009

                                              Checked By:
                                              Date:

				
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Description: REGENERATION & COMMUNITY DIRECTORATE This permission shall relate