Agenda 7.8 Item
Report PLN/055/19 No
THE HIGHLAND COUNCIL
Committee: North Planning Applications Committee
Date: 4 June 2019
Report Title: 19/00925/FUL: Mr and Mrs Jahan Shahab
2 The Orchard, Ness Road, Fortrose, IV10 8SD
Report By: Acting Head of Development Management
1. Purpose/Executive Summary
1.1 Description: Change of use and erection of extension to garage to form self-contained residential unit
Ward: 09 - Black Isle
Development category: Local Development
Reason referred to Committee: Discretion of Acting Head of Development Management
All relevant matters have been taken into account when appraising this application. It is considered that the proposal accords with the principles and policies contained within the Development Plan and is acceptable in terms of all other applicable material considerations.
2. Recommendation
2.2 Members are asked to agree the recommendationGrant to planning permission as set out in section 11 of the report.
3. PROPOSED DEVELOPMENT
3.1 Consent is sought to extend and convert a detached single garage within the curtilage of 2 The Orchard to a self-contained residential unit. The development is proposed to be used for ancillary accommodation purposes and short term holiday letting.
3.2 Pre Application Consultation: None.
3.3 Supporting Information: Statement in Support of Planning Application.
3.4 Variations: None.
4. SITE DESCRIPTION
4.1 The application site is located at the junction between The Orchard and Ness Road and is bounded by Sandwood and 4 Ness Way to the southeast, 1 The Orchard to the southwest and 3 and 4 The Orchard to the northwest. The 34sqm garage measures 4.4m in height to the ridge of a pitched concrete tile roof and sits to the south of 2 The Orchard. The roller doors, as well as a separate pedestrian access, and single window are located on the northwest and northeast elevations respectively.
5. PLANNING HISTORY
5.1 No relevant history
6. PUBLIC PARTICIPATION
6.1 Advertised: No. Date Advertised: N/A. Representation deadline: 11 April 2019
Timeous representations: 1
Late representations: None.
6.2 Material considerations raised are summarised as follows: Fortrose and Rosemarkie Community Council The proposal to convert a garage into a dwelling house, including extending the building represents overdevelopment of the site. The existing house and garage are of a scale and layout which is compatible with the surrounding development. A separate dwelling in this location would be out of keeping in scale and character, and would result in a congested appearance. A better and more appropriate solution to the applicants' desire to create additional living space would be to extend the existing house, thereby maintaining the current situation of a single dwelling on the site.
6.3 Planning Response: Whilst the built proportion of the application site shall increase, the 18sqm enlargement of an existing single-storey garage is not regarded to be excessive. The development shall be located upon a gravelled area which is currently used as an informal refuse storage area and it would appear that any extension to the house would require the loss of garden ground more suitable for private amenity purposes. There will be no significant increase in height to ridge and the development shall be appropriately screened by the existing house to the north, hedging lining a path outwith the application site to the east and trees within the curtilage of 1 The Orchard to the south. 6.4 Agent Response: The built form of the existing house and garage account for 24.5% of the plot. The proposal will increase the built form to 26%; an increase of 1.5%. Had an extension of a similar scale been proposed to the house, it would have reduced the level of garden ground. Re-use of a garage not being used for its original purpose was considered to be the most sustainable option and the design allows the garage to be returned to its predevelopment condition.
6.5 The house and garage formed part of the initial development of 2 The Orchard. The 3m wide addition to the garage is the only change being proposed in timber cladding and this has been done to accent the current garage. The extension is similar in scale and surrounding developmental character is variable. None of the proposal is overlooked. The 3m wide extension shall be screened by fencing and trees and no windows or doors are proposed on the side or rear elevations.
6.6 All letters of representation are available for inspection via the Council’s eplanning portal which can be accessed through the internet www.wam.highland.gov.uk/wam.
7. CONSULTATIONS
7.1 Development Plans Team - No Response
8. DEVELOPMENT PLAN POLICY
The following policies are relevant to the assessment of the application
8.1 Highland Wide Local Development Plan 2012 28 - Sustainable Design 31 - Developer Contributions 34 - Settlement Development Areas 44 - Tourist Accommodation
8.2 Inner Moray Firth Local Development Plan 2015
2 - Delivering Development Fortrose Settlement Development Area
8.3 Highland Council Supplementary Planning Policy Guidance Access to Single Houses and Small Housing Developments (May 2011)
Developer Contributions (Nov 2018) Sustainable Design Guide (Jan 2013)
9. OTHER MATERIAL POLICY CONSIDERATIONS
9.1 Scottish Government Planning Policy and Guidance Scottish Planning Policy (The Scottish Government, June 2014)
10. PLANNING APPRAISAL
10.1 Section 25 of the Town and Country Planning (Scotland) Act 1997 requires planning applications to be determined in accordance with the development plan unless material considerations indicate otherwise. This means that the application requires to be assessed against all policies of the Development Plan relevant to the application, all national and local policy guidance and all other material considerations relevant to the application.
Planning Considerations
10.2 The key considerations in this case are: a) Compliance with the Development Plan and other planning policy; b) Impact on residential amenity; and c) Any other material considerations.
Development Plan/other planning policy
10.3 Policy 28 of the Highland-wide Local Development Plan sets out the requirement for all development to be designed in the context of sustainable development and climate change. It defines the principles by which all developments are assessed and the most relevant in this case is the extent to which it is compatible with public service provision, impacts on individual and community residential amenity and demonstrates sensitive siting and high quality design.
10.4 Policy 34 of the Highland-wide Local Development Plan states that proposals within Settlement Development Areas as defined by the Inner Moray Firth Local Development Plan will generally be supported if they meet the requirements of Policy 28 and any other policies identified as relevant to the application or land to which it relates. Settlement Development Areas are the preferred locations for most types of development.
10.5 Policy 44 of the Highland-wide Local Development Plan outlines the general support for tourist accommodation within Settlement Development Areas if the proposal can be accommodated without adverse impacts upon neighbouring uses, complies with Policy 28 and does not prejudice the residential housing land supply.
10.6 It is proposed to erect a 3m by 5.8m southwest elevation extension measuring 4.6m in height to the ridge of pitched concrete tile roof. It is to be clad in Larch or Accoya and follow the existing building lines of the garage. A set of French doors and two floor to ceiling windows are proposed on the northwest elevation. The existing window on the northeast elevation shall be removed. A decked area will be formed on the northwest elevation and a 1.5m fence is to segregate the development from 2 The Orchard. Refuse shall be collected by the domestic service and the development will connect to the public water and waste water network.
10.7 The Development Plan acknowledges the benefits of tourism to the economy of the Highlands and recognises the demand for self-catering accommodation within the region. The design of the proposal is considered to be of a good quality and natural materials have been utilised where appropriate. A concrete tile roof is regarded to be the most suitable option in this case as this will match the existing finish of the garage. The curtilage of 2 The Orchard is relatively large and both the proposal, in the form of a decked area, and the parent house shall have a sufficient level of private amenity space for their respective uses and scales. Whilst less than the generally recommended 1m has been retained between the southwest elevation and the boundary, adequate space to access the rear of the development will exist on completion. An informal predominantly gravelled driveway sits to the southwest of the house and to the northwest of the proposal. It is extensive and shall provide sufficient space for parking and vehicular manoeuvrability for both the parent house and the development. Whilst the finishes and range of materials being proposed are generally appropriate given the architectural styles evident across nearby developments of a similar age, it is not clear how the building will ultimately appear as specifics have yet to be finalised. This matter can be appropriately controlled by condition.
10.8 The most significant material planning consideration in this case is whether the introduction of a holiday let to a predominantly residential area shall adversely affect neighbour amenity. Glazing and the decked area has been restricted to the northwest elevation which looks over land within the ownership of the applicant and does not directly face any neighbouring properties. The boundaries of the application site are lined by a screening fence and hedge bordering a path outwith the curtilage of 2 The Orchard to the southeast and mature trees within the garden ground of 1 The Orchard to the southwest. Sufficient separation distances of 35m and 38m exist between the development and 2 and 3 The Orchard respectively. The relatively small scale of the development will prevent its use by large numbers of people and it is unlikely to result in a material intensification in the number of vehicles accessing and egressing the application site. The Orchards junction to Ness Road, which features a service bay, and the application sites access to the private way can accommodate the minor increase in vehicular traffic without further enhancement. It is considered therefore that the development will not significantly adversely affect neighbour amenity. However, this is regarded to only be the case if it remains in the same ownership as 2 The Orchard due to the proximity of the development to the parent house and a condition to this affect shall be attached. This condition will substantially reduce the potential for adverse affects to neighbour amenity as residents of 2 The Orchard, current and future, are unlikely to tolerate noise given that they shall be the most affected by the detrimental impacts which can be associated with holiday lets. A further condition to reinforce that the development is for holiday letting and ancillary accommodation purposes only and not suitable for use as a permanent residence shall also be attached.
10.9 The Developer Contributions Supplementary Guidance was adopted on 2 November 2018 and forms part of the Council’s Development Plan. Contributions to mitigate the impacts of development on local schools will be sought where necessary in areas of identified need. Tourist accommodation developments which are suitable for permanent residential occupancy are not exempt from contributions but one-bedroom properties are. Whilst it would appear from the internal layout that the development could be converted to a two-bedroom development without significant alteration, it is considered that the condition preventing use of the proposal for permanent residential purposes means that there will be no material increase in demand on public services. No contributions were therefore sought in this case.
Other material considerations
10.10 There are no other material considerations.
Matters to be secured by Section 75 Agreement
10.11 None.
11. CONCLUSION
11.1 All relevant matters have been taken into account when appraising this application. It is considered that the proposal accords with the principles and policies contained within the Development Plan and is acceptable in terms of all other applicable material considerations
12. IMPLICATIONS
12.1 Resource: Not applicable
12.2 Legal: Not applicable
12.3 Community (Equality, Poverty and Rural): Not applicable
12.4 Climate Change/Carbon Clever: Not applicable
12.5 Risk: Not applicable
12.6 Gaelic: Not applicable
13. RECOMMENDATION
Action required before decision issued N
Notification to Scottish Ministers N
Conclusion of Section 75 Obligation N
Revocation of previous permission N
Subject to the above, it is recommended that planning permission be GRANTED subject to the following:
1. The development shall be used for ancillary accommodation and holiday letting purposes only and shall not be used as a principal private residence or be occupied by any family, group or individual for more than three months (cumulative) in any one calendar year.
Reason: To ensure that the development does not become used for permanent residential occupation in the interest of the area's residential amenity and in accordance with the use applied for.
2. The development hereby approved shall not be sold, leased, disponed or otherwise alienated from the associated ‘2 The Orchard’ without the prior formal approval of the Planning Authority.
Reason: In order to ensure that the development remains within the same ownership as the parent house in recognition of the proximity of the two developments and in the interests of residential amenity.
3. No development or work shall commence until a detailed specification for all proposed external materials and finishes (including the decked area and fencing and trade names and samples where necessary) has been submitted to, and approved in writing by, the Planning Authority. Thereafter, development and work shall progress in accordance with these approved details.
Reason: To ensure that the development is sensitive to, and compatible with, its context and local architectural styles.
REASON FOR DECISION The proposals accord with the provisions of the Development Plan and there are no material considerations which would warrant refusal of the application.
TIME LIMIT FOR THE IMPLEMENTATION OF THIS PLANNING PERMISSION In accordance with Section 58 of the Town and Country Planning (Scotland) Act 1997 (as amended), the development to which this planning permission relates must commence within THREE YEARS of the date of this decision notice. If development has not commenced within this period, then this planning permission shall lapse.
FOOTNOTE TO APPLICANT Initiation and Completion Notices The Town and Country Planning (Scotland) Act 1997 (as amended) requires all developers to submit notices to the Planning Authority prior to, and upon completion of, development. These are in addition to any other similar requirements (such as Building Warrant completion notices) and failure to comply represents a breach of planning control and may result in formal enforcement action.
1. The developer must submit a Notice of Initiation of Development in accordance with Section 27A of the Act to the Planning Authority prior to work commencing on site.
2. On completion of the development, the developer must submit a Notice of Completion in accordance with Section 27B of the Act to the Planning Authority.
Copies of the notices referred to are attached to this decision notice for your convenience.
Accordance with Approved Plans and Conditions You are advised that development must progress in accordance with the plans approved under, and any conditions attached to, this permission. You must not deviate from this permission without consent from the Planning Authority (irrespective of any changes that may separately be requested at the Building Warrant stage or by any other Statutory Authority). Any pre-conditions (those requiring certain works, submissions etc. prior to commencement of development) must be fulfilled prior to work starting on site. Failure to adhere to this permission and meet the requirements of all conditions may invalidate your permission or result in formal enforcement action
Flood Risk It is important to note that the granting of planning permission does not imply there is an unconditional absence of flood risk relating to (or emanating from) the application site. As per Scottish Planning Policy (paragraph 259), planning permission does not remove the liability position of developers or owners in relation to flood risk.
Scottish Water You are advised that a supply and connection to Scottish Water infrastructure is dependent on sufficient spare capacity at the time of the application for connection to Scottish Water. The granting of planning permission does not guarantee a connection. Any enquiries with regards to sewerage connection and/or water supply should be directed to Scottish Water on 0845 601 8855.
Local Roads Authority Consent In addition to planning permission, you may require one or more separate consents (such as road construction consent, dropped kerb consent, a road openings permit, occupation of the road permit etc.) from the Area Roads Team prior to work commencing. These consents may require additional work and/or introduce additional specifications and you are therefore advised to contact your local Area Roads office for further guidance at the earliest opportunity. Failure to comply with access, parking and drainage infrastructure requirements may endanger road users, affect the safety and free-flow of traffic and is likely to result in enforcement action being taken against you under both the Town and Country Planning (Scotland) Act 1997 and the Roads (Scotland) Act 1984.
Further information on the Council's roads standards can be found at: http://www.highland.gov.uk/yourenvironment/roadsandtransport Application forms and guidance notes for access-related consents can be downloaded from: http://www.highland.gov.uk/info/20005/roads_and_pavements/101/permits_for_w orking_on_public_roads/2
Mud and Debris on Road Please note that it an offence under Section 95 of the Roads (Scotland) Act 1984 to allow mud or any other material to be deposited, and thereafter remain, on a public road from any vehicle or development site. You must, therefore, put in place a strategy for dealing with any material deposited on the public road network and maintain this until development is complete.
Construction Hours and Noise-Generating Activities: You are advised that construction work associated with the approved development (incl. the loading/unloading of delivery vehicles, plant or other machinery), for which noise is audible at the boundary of the application site, should not normally take place outwith the hours of 08:00 and 19:00 Monday to Friday, 08:00 and 13:00 on Saturdays or at any time on a Sunday or Bank Holiday in Scotland, as prescribed in Schedule 1 of the Banking and Financial Dealings Act 1971 (as amended). Work falling outwith these hours which gives rise to amenity concerns, or noise at any time which exceeds acceptable levels, may result in the service of a notice under Section 60 of the Control of Pollution Act 1974 (as amended). Breaching a Section 60 notice constitutes an offence and is likely to result in court action. If you wish formal consent to work at specific times or on specific days, you may apply to the Council's Environmental Health Officer under Section 61 of the 1974 Act. Any such application should be submitted after you have obtained your Building Warrant, if required, and will be considered on its merits. Any decision taken will reflect the nature of the development, the site's location and the proximity of noise sensitive premises. Please contact [email protected] for more information.
Protected Species – Halting of Work You are advised that work on site must stop immediately, and Scottish Natural Heritage must be contacted, if evidence of any protected species or nesting/breeding sites, not previously detected during the course of the application and provided for in this permission, are found on site. For the
avoidance of doubt, it is an offence to deliberately or recklessly kill, injure or disturb protected species or to damage or destroy the breeding site of a protected species. These sites are protected even if the animal is not there at the time of discovery. Further information regarding protected species and developer responsibilities is available from SNH: www.snh.gov.uk/protecting-scotlands- nature/protected-species
Designation: Acting Head of Development Management Author: Graham Fraser Background Papers: Documents referred to in report and in case file. Relevant Plans: Plan 1 - Reference PA-001 Location Plan Plan 2 - Reference PA-002 Garage - Existing Garage Plan Plan 3 - Reference PA-003 Proposed Elevation Plan Plan 4 - Reference PA-004 Proposed Elevation Plan Plan 5 - Reference PA-005 Proposed Floor Plan Plan 6 - Reference PA-006 Proposed Site Layout Plan
SITE
© Crown copyright. All rights reserved 100023369
19/00925/FUL Change of use and erection of extension to garage to form self-contained residential unit at 2 The Orchard, Ness Road, Fortrose Planning & Development Service ¯ Hillside
Kings Burn PC
Shingle
13 MLWS
1 15
2 11 1:5000 Existing Location Plan Mean High Water Springs
DRIVE 1
3 2
A832
8 MACKEDDIE Cemetery Shingle 4
7 2 Shingle
LOWER WARDS 5 4
El Sub Sta
3 1 RODGER CLOSE BRUCE GARDENS
Car Park
Laurel
Bank 1
Garage 10
10 7
N 12 N 9 Telephone
Exchange PC
AppleTree
11 Cottage 1 RODGER COURT Doupac Rosealea
Cottage Caravan EAST WATERGATE
Kevaron Site 5
ROSEMARKIE ROAD
Maceration 4 Plant
Police House Station Canisp Ness 12 Rockcliffe Lodge 2
DOUPAC GARDENS
13 3
60 FS
4 Church 58 ANDERSON DRIVE Pavilion 7
ANDERSON DRIVE 56
27.9m 6
18 54
3 Scorrilea 52 Play Area
12
CHURCH STREET
77 50 King George's Fields 1 Car Park 10
75 2
26.3m 48 Balfour Ct
3 6 18 8 46 27.1m El Sub Sta
4 Strathallan
13 1
25.9m 19 30 29 23 FS Manse 28 22 El 69 to 73 31 21 Sub Sta 16 1
2
18 3 NESS ROAD 25.3m 1 8
65 4 Stonington 67 44 11
42 19 Location Cuil Cheanna 61 STATION ROAD 2
63 Golf Club House 40 5 59
55 1
4
38 ALEXANDER
17 57 6 13 MARIO PLACE
53 36 Lauriston 1 2 DEANS ROAD 1
4 17
33
1 8 BONIFACE GARDENS 26 15 49 COURT 35
9 12 The 1 SEAFORTH DRIVE
Anderson
41 17
24.2m 5 25 11 1a 16
Arches 47 Avalon ROSS CRESCENT 32
LB 15 CHANONRY El Sub Sta Linkside
5
6 5 Eddirdail Ness Farm 32 TCB 1 The Rowans
7 GATE
PO St James 11 House
17 40 10 WATERFURROWS 8
St Martin CASTLE STREET 9 46 13 2
7 6 30 9a
ROSS CRESCENT Redcroft
9 5 6 14
9 5 St. Katherines 14 21 Play Area Taransay 2
3a 1 The Larch 10 1 to 6 Ness Cultra
1 House UNION STREET Playing Fields 8
St Peter and 9 Beech House 12
3 9 TCB St Boniface Church CATHEDRAL SQUARE 23 31 Kinneil Ness
El Sub Sta Cottage 8 1
Camaray 2 FIERY HILLOCK
2
5 3 7 28
22 3
27 4 ESS 3 Bowling Green Chanangich NESS ROAD EAST 2 Court 3 6
Cathedral House 10a 2 Huney
25 21 (remains of) 10 Livoch 1
11 11 Kyrenia 2 1
12 7 THE ORCHARD
6 1 7 1 17 8a Tennis Courts 8
ROSE STREET
13 13a
10a 9
Pav Stone 6 Mardaill
6a 1 10
12 LB 14
24.1m 30 Rosemarkie Bay 12 Army Cadet 5 9 Hall 13 Sandwood
Force 10 4 4
Roman CHANONRY CRESCENT 4 13 Stone 1 9 Cottage 18 11 Shingle
Rose Court 6 2 Aspen Balmerion 9b
CORNWELL CRESCENT14 2 Tigh Ur 2 2
DEANS ROAD Path (um)
5a 22
20 14 17 21.3m Angel Court Tank 10 ACADEMY STREET Roseag 3
Ardnish 1 MATHESON DRIVE
19 Mean High Water Springs
11 Mean Low Water Springs
Westlea BARCLAY DRIVE 11 16
ESS 5 5 NESS DOLPHIN DRIVE WAY 21
14 7 16 11 Path (um)
7 8.7m 21.3m 2 19 7
1 10 Shingle
13 15 The Grove Car Park
Fortrose Academy 16 17 18
Easter Greengate 1 28
20 St Andrew's 18 PLACE Church Cross FS (remains of)
GREENGATES LINKS
Coastal
Slope 2 20a
1 8
5 El 22b Black Isle WESTER Sub Sta
7 22a
22 Leisure Centre 6 6
2 Tigh na Rudha 24 Mean High Water Springs 31 El Sub Sta
5 6 10
24 5 4 19
Coastal Slope 26 1 Chanonry Ness
6b LUMSDEN GARDENS 23 Chanonry Ness
Shingle
1 21 6a
Stone 6c Stone 9 Picnic Area Track WESTER GREENGATES Sand Firthside PC Track Sand & Shingle Coastal Slope Caravan Site
Springs Golf Course Mean High Water
Shingle
Sand Track
Mean Low Water Springs Links of Fortrose
Rock
Craig an Roan
Fortrose Bay 6.6m
Links of Fortrose Path (um)
Mean High Water Springs
Sand
Mean Low Water Springs Shingle
Path (um)
Mean Low Water Springs
Shingle Sand & Shingle
Mean High Water Springs
Path (um) Sand
Chanonry Ness
Links of FortrosePath (um)
Fortrose Bay NESS ROAD Mean High Water Springs
Track 4.5m
Shingle 24
West Shore Mean Low Water Springs Cottage
Chanonry Point 22
Path Sand & Shingle Research Redcroft Facility
Chanonry Lighthouse Path (um) (occulting white)
17
20 Shingle Chanonry Point 5 Buoy Flagstaff 19
Path (um) 18 MHWS
Shingle Springs
Car Park Water Springs Water Shingle Mean High 1 to 6 Ness Mean Low
1 Shingle Jetty House Memorial DW Beech House
TCB Mean Low Water Springs Ness
Cottage 2
3 NESS ROAD EAST
6 2
7 THE ORCHARD 8a 8
Buoy
ADDRESS: 1 Mr & Mrs Jahan Shahab LB 2 The Orchard, Fortrose IV10 8SD
Sandwood TITLE: 4 A2 Location Plan Balmerion
2 SCALE: DATE: 1:5000 / 1:1000 Feb 2019 1:1000 Existing Site Plan DRAWING NUMBER: REV: PA-001 EXISTING PLAN
ROUGHCAST
ROUGHCAST ROUGHCAST ROUGHCAST
EAST ELEVATION NORTH ELEVATION SOUTH ELEVATION WEST ELEVATION
6000mm LATERAL RESTRAINT ANCHOR STRAP BY 'BAT' TO ENGAGE 2NO TRUSSED RAFTERS WITH 100MM TURN DOWN EAVES LINE OVER MASONRY, 2NO STRAPS AT INTERLOCKING CONCRETE ROOF TILES
68MM DIA RWP ON 38X25MM P.I. BATTENS ON EACH GABLE (SARKING TO BE ON REINFORCED ROOFING FELT
GUTTER 110X75MM DEEPFLOW CHECKED OVER) ON TRUSSED RAFTERS AT 600C/S.
75X50MM BINDER
2no ROBESLEE LINTOLS RESTRAINT STRAP AS ROOF PLAN OVER TO ENGS' SPEC 30DEG PITCH
11 ROBESLEE LINTOLS OVER FAI 10 9 8 DOOR
TO ENGS' SPEC STEEL LINTOL OVER 7 200MM THICK DENSE CONCRETE BLOCK WALL TO FRONT WALL, OTHER WALLS BINDER
BINDER 6
5 100MM THICK BLOCK WITH 200MM THICK RIDGE PIERS 4 3 5900mm 2 FAI 100X25MM DIAGONAL BRACING 1 DPC'S DPC'S TO UNDERSIDE OF RAFTERS
REFER TO ENGINEERS' DRAWINGS AT 600MM C/S LINE OF TRUSSES TURN DOWN BUILT INTO MASONRY OF 3NO TRUSSED RAFTERS WITH 150MM BY BAT TO ENGAGE BOTTOM TIE LATERAL RESTRAINT ANCHOR STRAPS FOR FOUNDATION INFORMATION 125MM REINFORCED CONCRETE SLAB ON VISQUEEN DPM FLOOR SLAB ON SUITABLY BLINDED HARDCORE 150MM THICK THICKEN AT SEE ENGINEERS' INFORMATION FOR FULL DETAILS ENTRANCE STRAP BY BAT FIXED TO MASONRY WITH 1000X100MM GALV. MS HOLDING DOWN MIN. 7NO HARDENED NAILS SECTION AA BETWEEN WALL AND TIE P.I. TIMBER PACKING
900 900 815 2285 1100
6000 68MM DIA RWP
3 ADDRESS:
STEEL LINTOL OVER TO Mr & Mrs Jahan Shahab FLOOR PLAN ROOF PLAN ENGINEERS' SPECIFICATION 2 The Orchard, Fortrose IV10 8SD
2 TITLE:
THE ORCHARD A2 Existing Garage Plan
SCALE: DATE:
1:50 Feb 2019 1
DRAWING NUMBER: REV: PA-002
4 PROPOSED PLAN
EXISTING GARAGE CONVERSION
NORTH ELEVATION
EXISTING GARAGE
SOUTH ELEVATION ADDRESS: Mr & Mrs Jahan Shahab 2 The Orchard, Fortrose IV10 8SD
TITLE: A2 Proposed Garage Conversion Elevs
SCALE: DATE: 1:50 Feb 2019
DRAWING NUMBER: REV: PA-003 PROPOSED PLAN
EXISTING GARAGE
WEST ELEVATION
ROUGHCAST
ADDRESS: EAST ELEVATION Mr & Mrs Jahan Shahab 2 The Orchard, Fortrose IV10 8SD
TITLE: A2 Proposed Garage Conversion Elevs
SCALE: DATE: 1:50 Feb 2019
DRAWING NUMBER: REV: PA-004 svp (AAV) SHORT 585 2551 PROJECTION 40Ø TOILET WC Store EnSuite 110Ø 110Ø 40Ø
1577 2021 40Ø
Kitchen Hall
TV
Open Plan Lounge
2852 Bedroom 1 2852
5484 2580
1 BED FLOOR PLAN
ADDRESS: Mr & Mrs Jahan Shahab 2 The Orchard, Fortrose IV10 8SD
TITLE: A2 Proposed Garage Floor Plan
SCALE: DATE: 1:25 Feb 2019
DRAWING NUMBER: REV: PA-005 TCB Ness
Cottage
11
N N
3 NESS ROAD EAST 6
WAY 2 8.7m 7 THE ORCHARD
New 1500 Fence/Gate Sandwood New Decking Existing Garage
1 LB
4
ADDRESS: Mr & Mrs Jahan Shahab 2 The Orchard, Fortrose IV10 8SD
TITLE: A2 Proposed Garage Site Plan
SCALE: DATE: 1:250 Feb 2019
DRAWING NUMBER: REV: PA-006