Comments on Case | The basis for the request for reconsideration made by the applicant is that decision to refuse the application was unreasonable. The applicant believes that the proposed development would not have an unreasonable impact upon the neighbouring property, 1 South Close, by means of visual intrusion, as the property already experiences overlooking from an adjacent property. In addition the applicant has expressed disappointed that at the pre-application advice stage, the potential impact of overlooking was not stated. One letter of representation has been received from the owners of 1 South Close, concerned that the development would lead to unacceptable overlooking of their property. East Cheam is a one and a half storey, two bedroom cottage, located off La Petit Route des Mielles and is surrounded by neighbouring residential development. The site is located within the Les Quennevais/Red Houses Built up Area, and as such there is no presumption against the proposed development, provided that it is able to satisfy the criteria as set out by Policy G2, G3 and H8 of the Island Plan, 2002. Policies G2 and H8 of the Island Plan, 2002 state that development proposals must not have an unreasonable impact upon on neighbouring uses and the local environment by reason of visual intrusion or other amenity considerations. Policy G3 seeks a high standard of design in all developments and that when considering applications matters of scale, form, massing orientation, siting, density, inward and outward views together with the relationship of existing buildings will be taken into account. The purpose of the proposed development is to provide an additional bedroom and further living space. Various alterations are proposed which include modifying the existing dormer of the front (northern) elevation and the addition of a new large ‘boxed’ dormer spanning the length of the roof in the south elevation. Two new first floor windows will be added to this rear, elevation, of which the bedroom window is considered to be excessively large with a glazed area measuring 2100mm by 900mm. These two proposed first floor windows will face directly towards and overlook the neighbouring property to the rear, 1 South Close. Although surrounded on all sides by development, by virtue of the fact that this property is a bungalow, and because only one existing first floor window of the surrounding properties looks towards the property, 1 South Close currently enjoys a relatively high level of privacy given its location. Given the close proximity of the proposed development, which is located 9.5m away from 1 South Close, together with the size, and its siting, the proposed development would have an unreasonable impact upon the neighbouring property by means of visual intrusion which is contrary to Policy G2 of the Island Plan, 2002. In addition, it should be noted that whilst it is recognised that there are other boxed dormer first floor extensions in the surrounding area, given the design quality of the proposed development; it would not have been unreasonable to have added an additional reason for refusal based on the design criteria set out by Policy G3 of the Island Plan. |