Location
, ADELAIDE PLACE AND DOVE COTTAGE, MARSKE, TS117DD
Proposal
CONVERSION TO FORM 2 NO. DWELLINGS INCLUDING SINGLE AND TWO STOREY EXTENSIONS
Application Type
Conservation Area
Status
Refused
Parish(es)
Saltburn, Marske and New Marske CP
Applicant
G R LINCE AND J COOPER
Applicant's Address
THE COACH HOUSE
REAR CLIFF TERRACE
MARSKE BY THE SEA
REDCAR
TS117LX
Agent
P RUDSDALE
Agent's Address
20 CHURCH STREET
CASTLETON
WHITBY
YO212EQ
Agent's work phone
Agent's email
Case Officer
Miss J Horne
Case Officer Telephone
Case Officer Email
Janet.Horne@redcar-cleveland.gov.uk
Consultation Start
16/02/2004
Weekly List Expiry Date
-
Date Received
04/02/2004
Date Valid
04/02/2004
Expiry
31/03/2004
Consultation Expiry
12/03/2004
associated_bldreg
-
Decision
REFUSED
Decision Date
15/04/2004
Decision Level
Committee
Committee Date
15/04/2004
| # | Condition Details |
|---|---|
| 1 | (1) The proposed development would be likely to create loss of privacy by way of overlooking of nearby residential property to the detriment of the living conditions they may reasonably expect to enjoy. The proposal is therefore contrary to the aims of the Police GEN1, H3 and H4 of the Redcar and Cleveland Local Plan 1999. |
| 2 | (2) The development would result in the intensification of the use of a substandard access located in close proximity to a pedestrian crossing at High Street, Marske to the detriment of the free and safe flow of both pedestrain and vehicular traffic. The proposal is therefore contrary to the aims of Policies GEN1, H3, H4 and T6 of the Redcar and Cleveland Local Plan 1999. |
| 3 | (3) The proposed development due to its proximity to existing buildings and the proposed layout and design would provide a poor residential environment for future occupiers and is thereby contrary to the aims of Policies GEN1, H3 and H4 of the Redcar and Cleveland Local Plan 1999 |
| 4 | NOTE: Redcar and Cleveland Local Plan Policies GEN1, GEN2, ENV1, ENV4, H3, H4 & T6 were relevant to this decision. |
| 5 | REASON FOR DECISION: Permission is sought to convert a retail unit and storage to two dwellings at Adelaide Place and Dove Cottage, Marske a pair of properties located between a residential terrace, King Edward Terrace and the High Street, Marske. The site is within the shopping centre and Marske Conservation Area. It is considered that Policies GEN1, GEN2, ENV1, ENV4, H3, H4 & T6 provide the basis for determining the current proposal. These policies seek to achieve development that respects the character and appearance of the area (and where that area is a conservation area, the Authority has a duty to preserve or enhance that area); that respects local residential amenity (especially where backland or tandem development is proposed); that does not compromise highway safety or the crime prevention aims of the Local Plan. With regard to the character and appearance of the area the conservation officer has advised that. “The existing brick built buildings appear to have been outbuildings/workshops formerly serving adjacent dwellings and businesses. They date from the late 19th Century when they may have comprised a single storey mono-pitched row, later raised to two storeys. The elevations show that the fabric has been extensively altered over the last hundred years and possess little of their original character. The brickwork is in poor condition and will probably have to be rendered to achieve the conversion.” The conservation officer suggests redevelopment rather than conversion respecting the character of the conservation area. However, for the reasons referred to below this is considered inappropriate. The close proximity of the buildings to adjacent residential properties and its layout and design is such that it is considered that the proposal would result in loss of privacy by way of overlooking of existing property and a poor residential environment for future residents. Increasing the height and extending buildings would serve to compound the cramped impression of the existing built form. The submitted plans indicate areas for parallel parking with the building; two spaces to the east; one space to the west. A number of objectors have advised the land is not in the ownership of the applicant. Members will be aware that disputes over land ownership are not matters dealt with under the Town and Country Planning Acts. Access would be from the High Street, close to a pedestrian crossing and along a narrow single width lane. It is considered that the creation of two dwellings and the resulting vehicle movements to and from the dwellings would create an unacceptable intensification of the use of a substandard access and increase the chance of unacceptable reversing movements detrimental to the free and safe flow of traffic and a danger to pedestrians. The creation of two dwellings at this site would be unlikely to create conditions prejudicial to crime prevention. |
| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Housing & Health Services Division | 13/02/2004 | - |
| Northumbrian Water Ltd | 13/02/2004 | - |
| Technical Services (Regulatory) | 13/02/2004 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 100-100A HIGH STREET MARSKE-BY-THE-SEA REDCAR TS117BA | 16/02/2004 | - | 08/03/2004 |
| 102-104 HIGH STREET MARSKE-BY-THE-SEA REDCAR TS117BA | 16/02/2004 | - | 08/03/2004 |
| DR C BANKS DENTAL CARE 106 HIGH STREET MARSKE-BY-THE-SEA REDCAR TS117BA | 16/02/2004 | - | 08/03/2004 |
| 108 HIGH STREET MARSKE-BY-THE-SEA REDCAR TS117BA | 16/02/2004 | - | 08/03/2004 |
| 1 KING EDWARD TERRACE MARSKE-BY-THE-SEA REDCAR TS117BB | 16/02/2004 | - | 08/03/2004 |
| C ANDERSON 2 KING EDWARD TERRACE MARSKE-BY-THE-SEA REDCAR TS117BB | 16/02/2004 | - | 08/03/2004 |
| MRS J A BARKER 3 KING EDWARD TERRACE MARSKE-BY-THE-SEA REDCAR TS117BB | 16/02/2004 | - | 08/03/2004 |
| 4 KING EDWARD TERRACE MARSKE-BY-THE-SEA REDCAR TS117BB | 16/02/2004 | - | 08/03/2004 |
| 3 THE WYND MARSKE-BY-THE-SEA REDCAR TS117LD | 16/02/2004 | - | 08/03/2004 |
| 5 THE WYND MARSKE-BY-THE-SEA REDCAR TS117LD | 16/02/2004 | - | 08/03/2004 |
| 110-112 HIGH STREET MARSKE-BY-THE-SEA REDCAR TS117BA | 16/02/2004 | - | 08/03/2004 |
| 7 THE WYND MARSKE-BY-THE-SEA REDCAR TS117LD | 16/02/2004 | - | 08/03/2004 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | CONSERVATION AREA SEC 73 | 20/02/2004 | 12/03/2004 |