AGENDA - Bassetlaw District Council

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$9 The Planning,Z,- Ins~ectorateAppeal DecisionSite visit made on 5 July 2011by Peter Willows BA DipUED MRTPIan Inspector appointed by the Secretary of State for Communities and Local GovernmentDecision date: 29 July 2011Appeal Ref: APP/A3010/A/11/2149157Riversdale, Main Streetl Dunham-on-Trent, Nottinghamshire NG22 OTYe The appeal is made under section 78 of the Town and Country Planning Act 1990against a refusal to grant planning permission.. The appeal is made by Mr Richard Taylor against the decision of Bassetlaw DistrictCouncil.The application Ref 14/10/00005, dated 22 October 2010, was refused by notice dated30 December 2010.The development proposed is described as 'Existing mid terrace property altered to form2 No dwellings (+ 1 No nett additional dwelling only) including first floor extension torear'.DecisionI. The appeal is allowed and planning permission is granted for Existing midterrace property altered to form 2 No dwellings (+ 1 No nett additional dwellingonly) including first floor extension to rear at Riversdale, Main Street, Dunhamon-Trent,Nottinghamshire NG22 OTY in accordance with the terms of theapplication, Ref 11/10/00005, dated 22 October 2010, subject to the followingconditions:1) The development hereby permitted shall begin not later than three yearsfrom the date of this decision.2) The materials to be used in the construction of the external surfaces ofthe extension hereby permitted shall match those used in the existingbuilding.3) The development hereby permitted shall be carried out in accordancewith the following approved plans: 102010-001A; 102010-002A.Main Issues2. The main issues are the effect of the development on the living conditions ofneighbouring occupiers and its effect on road safety.ReasonsLiving Conditions3. The appeal buildlng is a 3 bedroom house. It has a small rear garden, wh~chcan be reached through a gateway via the rear amenity area to theneighbouring dwelling 'Ingham Villa'. Accessing the rear area in this way
Appeal Decisior~ APP/A3910/A/li/2149157clearly compromises the privacy of this amenity area. Moreover, it allowsviews through windows serving the kitchen and dining room.4. The creation of 2 dwellings from the single existing house could well lead tosome increase in the use of the neighbouring property to access the area to therear for purposes such as refuse collection or fuel deliveries. However, anysuch increase wouid be quite limited in my view. The 2 dwellings would eachbe srnalier than the single dwelling that exists at present. This would limit thesize of the households that would occupy them. Furthermore, the layoutsproposed would retain access to the rear via the dwellings, which could oftenbe used in preference to the external access.5. With this in mind, and given that the access at the rear of Ingham Villa willremain in any event, I am not persuaded that the appeal proposal would resultin significant harm in respect of privacy at that property. The limited additionalmovements likely at the rear of the property also lead me to conclude thatnoise or disturbance would not be materially increased. The proposedextension would align with the existing similar extension at the rear of InghamVilla, and so would not affect that property to any significant extent.Accordingly, I find that living conditions at Ingham Villa would not be materialiyharmed by the proposal, and there would be no conflict with policy 5/3 of theunadopted Bassetlaw Local Plan.Road Safety6. The appeal property fronts the A57 Main Street. The road has double centrelines through the village in order to prevent overtaking. Parked vehicles in thevicinity of the appeal property would force vehicles to cross these lines. It islikely that creating an additional household at the appeal property would resultin an increase in the numbers of cars based there, and there is no specificprovision for off-street parking.7. However, since the proposed units are only suitable for small households, thenumbers of cars they would have would be likely to be limited. Thus, anyincrease when compared to the single, larger dwelling that exists at presentwould be small. Moreover, car parking is available on The Green, a quiet roadclose to the appeal site, and it seems likely to me that many people wouldchoose to park their cars there rather than on the main road.8. Additionally, in the vicinity of the appeal site Main Street is subject to a 30mphspeed limit and has footways and street lighting. It is of a reasonable width atthis point and forward visibility is not excessively restricted. With these pointsin mind, any modest increase in parking on the A57 tnat could result from theappeal proposal would not materially compromise road safety.Other Matters9. I have taken account of the recently published draft National Planning PolicyFramework, but it does not alter my findings on the main issues.Conclusion10. For the reasons given above, and having considered all other matters raised, Iconclude that the appeal should be allowed. I have attached a conditionrelating to the materials to be used in the extension to ensure that itsappearance is satisfactory. I have specified the approved plans for the
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Page 6 and 7: DECLARATION OF INTERESTSHOW TO USE
Page 8 and 9: Other Decisions11. REPORT(S) OF THE
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