North Ayrshire Council

May 2007 to April 2012

Department Legal and Regulatory Services

1. Description

The application relates to the side garden of a two-storey semi-detached house, which is located at the corner of Beech Avenue and Watson Terrace. There is an existing single garage in this part of the garden, which is presently accessed from Beech Avenue. Around the perimeter of the side garden, is a 1m high brick wall, behind which are recently planted conifer trees.


It is proposed to erect a replacement double garage along the boundary with No. 18, sited 1m from the boundary. The proposed garage would be 6.250m wide x 7m deep in size, which was reduced from 6.5m x 8m, as the garage is now sited level with the front building line set by the dwellings in Watson Terrace. This required both a reduction in size and the garage moved back 1m into the rear garden of No. 4 Beech Avenue. The pitched roof would be 4.9m high at the ridge. The replacement garage would be finished in smooth render to the walls with tiles to the roof, both to match the existing. A replacement double width access would be formed from Watson Terrace.

The original plans have been amended so that the new garage is level with the building line of the adjoining house and the overall size of the garage has been reduced.

The site is allocated for housing purposes on the proposal map of the Adopted North Ayrshire Local Plan (Excluding Isle of Arran). There are no specific policies regarding house extensions, but such developments are required to be assessed against the criteria listed in the Development Control Statement of the Adopted Plan.


2. Consultations and Representations

The applicant has certified that the necessary neighbour notification was undertaken. The proposals did not require to be advertised. One letter of objection has been received from Mr C Quinn and family, 21 Watson Terrace, Irvine (located opposite the proposal).


Grounds:

1. The orientation of the proposed double garage directly impacts on the objector's property the most. If the garage remains on the same orientation with the access from Beech Avenue this objection would be withdrawn.

Response: The existing single garage is sited at the same location as the proposed double garage albeit the front elevation of the replacement garage is 1m wider than the existing length of the existing garage and 2.4m closer. No. 21 Watson Terrace would still be sited 24m from the front of the double garage. It is not considered that the replacement double garage would have an adverse visual impact and the re-location of the access from Beech Avenue to Watson Terrace would not have a significant impact.

2. There would be a loss of privacy to the lounge and upstairs bedrooms due to people hanging around their cars and privacy to the front lawn and driveway would be reduced.

Response: It is not considered that the siting of the replacement garage at this location would have any adverse impacts on the privacy presently enjoyed by the residents of No. 21.


3. There would be an increased risk to our four children aged between 6 and 11 as they play out the front and cycle. The proposal is near to a 'T 'junction and any vehicles accessing and egressing pose a safety risk directly opposite our house.

Response: It is not considered that the proposal would have any adverse impact on road safety given the limited number of vehicles which would be involved. The proposed replacement access is located 20m from the 'T' junction whereas the existing access is only 12m from the junction .

4. There would be an increase in noise opposite our house from motor vehicle engines, car doors being opened and closed and garage doors being opened and closed.

Response: It is not considered that the proposal would lead to a significantly noticeable increase in noise.

5. The area at the front of our house is easily congested and there are difficulties accessing and egressing the driveway due to the parking habits of other residents and other road users.

Response: The garage is set back 7m from the edge of the footway and this would allow two cars to be parked on the driveway outwith the garage. There were no cars parked on the street at the time of the site inspection. Any congestion arising from parking would be a matter for the Police to deal with.

6. There is a concern that any security lighting would shine directly into the lounge and upstairs bedrooms.

Response: Given the separation distances of some 24m it is unlikely that security lighting would have an adverse impact.


Consultations


Roads and Transportation Services - have no comments, but require conditions regarding the formation of a drop kerb footway, the hard-surfacing of the driveway and the prevention of surface water from the driveway issuing onto the public road. The existing drop kerb should also be reinstated to a full-height footway.

Response: These matters can be dealt with by a condition.


3. Analysis

As there are no policy issues to consider, the main issue is compliance with the criteria set down in the various headings of the Development Control Statement of the Adopted North Ayrshire Local Plan (excluding Isle of Arran). In terms of these criteria and in relation to:



(a) Siting, design and external appearance - it is considered that the removal of the existing single garage and its replacement with a new double garage would be acceptable in terms of its siting, design and external appearance. The garage has been reduced slightly in size and set back 1m into the existing rear garden of No. 4 in order to ensure that it is behind the existing building line set by the properties on this side of Watson Terrace. The external finishes would match the existing which are red buff coloured rough cast.


(b) Amenity - It is not considered that the proposal would have any adverse impact on the adjoining properties.


(c) Landscape Character - the development site is within an urban area and would not affect the landscape character.


(d) Access, road layout, parking provision - The proposal to relocate the access may improve road safety given that more traffic uses Beech Avenue as a short cut rather than Watson Terrace. Roads have deemed the proposals to be acceptable provided certain matters are complied with.


(e) Water and sewerage - A note should be applied regarding the applicant to contact Scottish Water regarding the dispersal of surface water. Roads also require no surface water to issue onto the public road.

The criterion headings of (f) safeguarding zones and (g) the precautionary principle are not applicable.

On the basis of this assessment, it is considered that the proposal would comply with the Development Control Statement and, as such, it is recommended that the proposal be granted, subject to the conditions as discussed.


4. Full Recommendation

See Appendix 2.

For further information please contact Tom Parish, Planning Officer , on 01294 324316. TSP/JW

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