Loading document...
==== PAGE 1 ====
17/01238/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01238/B Applicant : Mr Roy Tilleard Proposal : Conversion of two properties to form a single dwelling including the erection of a first floor extension and a double garage Site Address : Arbory House Glen Road Colby Isle of Man IM9 4HW
Case Officer : Miss Lucy Kinrade Photo Taken : 23.02.2018 Site Visit : 23.02.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.04.2018 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The mitigation planting must be carried out in accordance with the details set out in drawing number 001 Rev A date stamped 12/03/2018.
Reason: To ensure suitable mitigation for the loss of the two cherry trees to be removed.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
Plans/Drawings/Information:
This approval relates to drawing numbers 100, 101 and 050 date stamped and received 30/11/2017 and drawing number 001 Rev A date stamped and received 12/03/2018.
==== PAGE 2 ====
17/01238/B Page 2 of 5
__
Interested Person Status - Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of two existing dwellings, used as tourist accommodation, Arbory House and attached accommodation Arbory Cottage. Both are situated on the eastern side of Colby Glen Road between Earystane and Colby Glen. The site accommodates two linked properties: one is a traditional Manx stone cottage that has a western gable abutting the highway and a series of rear extensions which link to a second unit of accommodation in a stone barn. The properties form a stepped, stone edge to the highway with interesting shapes and pitches.
1.2 Both of the properties are accessed via a shared driveway to the north. The properties have a combined curtilage of approx. 2.6 acres within which sits an existing agricultural building in the north-west corner.
1.3 To the south of the site is a detached dwelling, Reayrt Aalin, opposite, on the western side of the road is Nhee Aalin, whose nearest elevation (main dwelling) is approx. 30m from Arbory House. The closest distance between them is between Nhee Aalin's detached garage and the application site which is approx. 21m.
2.0 THE PROPOSAL 2.1 The application comprises three main elements, the proposal to convert the two dwellings into one, the upwards extension of the existing single storey link to provide additional first floor accommodation and the creation of a new detached garage.
2.2 A number of other external alterations are also proposed including the replacement of doors for windows, the installation of an entrance canopy and the installation of bi-folding doors at the rear.
2.3 The first floor extension is to be finished and clad in timber boarding, two long thin windows both 0.4m wide and 1.8m high are proposed on the road side elevation, one window serves the bedroom space dressing area and one the en-suite bathroom. The roof is to be finished in slate to match the existing.
2.4 The detached garage is to be located north of the main house part way between the north elevation and the existing access. The garage is to be single storey and finished in Manx stone to match the existing dwelling. The 7.5m x 7.5m garage will have a central ridge height of 4.7m its gable ends will face east and west with the main garage door facing into the site.
2.5 Following discussion with the agent following a site visit and comments raised by DEFA Forestry, a supplementary drawing was submitted on 12/03/2018 detailing the existing trees located on the site and annotating two for removal. The drawing included a mitigating planting scheme for 2 new trees (dwg 001 RevA).
==== PAGE 3 ====
17/01238/B Page 3 of 5
3.0 PLANNING HISTORY 3.1 The site has been the subject of a number of applications for alterations and extensions. Most relevant in the assessment of the current application is a similar scheme under PA 13/00196/B for the conversion of two properties to form a single dwelling including the erection of a first floor extension and a double garage. This application was granted full approval in March 2013 where the reporting officer concluded the following in their assessment:
"6.1 The proposed alterations will result in a change to the roadside elevation but not one which is considered to adversely affect the appearance or character of the existing buildings. A section of non-slate tiles will be replaced with slate roofing at a higher level and it is considered that the timber boarding will not adversely affect the appearance or character of the buildings or the streetscene.
6.2 The works will ensure the maintenance and occupation of an attractive building with no adverse impact on any neighbours or other material concern. As the two long windows in the first floor of the roadside elevation are to serve a dressing room and an en-suite bathroom it may well be that they will be fitted with obscured glazing. Whilst Horizon House sits on the other side of the road from the application building, it is over 30m from these windows and at an angle. As such, and as the view is across a public highway it is not proposed that obscured glazing is required by condition. The application is recommended for approval."
4.0 PLANNING POLICY AND STATUS 4.1 The site lies within an area designated on the Area Plan for the South as Residential. It is not in a Conservation Area.
4.2 As a general policy, "in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general" as indicated in paragraph 8.12.1 of the IOM Strategic Plan.
4.3 The most relevant policy to consider in the assessment of the current application is General Policy 2 where it states (in part): "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways."
5.0 REPRESENTATIONS 5.1 Arbory Commissioners had not provided comments on the application at the time of writing the report (30/01/2018).
5.2 DOI Highways Services indicate that they do not oppose the application stating that the site is accessed off Glen Road, approximately 0.674 miles from Colby village centre. There is currently off road parking for several vehicles and the proposed application will not increase traffic flow or parking at the site. The existing access will remain unchanged. Therefore, Highway Services does not oppose this application (21/12/2017).
==== PAGE 4 ====
17/01238/B Page 4 of 5
5.3 The owners of Nhee Aalin have written in on the application indicating that while they do not object to the principle of combining Arbory House and Arbory Cottage they are concerned about the invasion of privacy resulting from the first floor extension due to the two large windows overlooking the back of their property where the bedrooms are situated. They indicate that while there are some trees and foliage providing screening in summer, there is little to no screening in winter. In addition to this they feel that they will suffer from light pollution from the two windows across the back of their property (18/01/2018).
5.4 Comments were received from DEFA Forestry on 28/02/2018 stating that there is a risk that the cumulative impact of tree removal approved under different applications for the site is overlooked. The 3 Cherry trees sited near the proposed garage are in a generally poor condition with minor defects clearly apparent however they make a moderate contribution to the amenities of the area and are likely to be prominent in the spring whilst in flower. Given their condition the Department would not object to their removal. DEFA suggested that a planting scheme could be provided to mitigate the loss of the trees this plan would specify the replacement species/cultivar, size of tree(s) to be planted, the planting specification, the timing of when the planting will take place and the type of post-planting maintenance that will take place.
6.0 ASSESSMENT 6.1 The current application mirrors that of the previous approval of PA 13/00196/B which has now lapsed its 4 year validity period for commencement. There have been no changes to the Development Plan policies in which the application was previously assessed on to which it is being assessed on now, equally there are no other matters to take in to consideration.
EXTENSION 6.2 While the upwards extension of the existing property will be visible from the road side it is unlikely that this will have an adverse impact on the character or appearance of the existing dwelling. The extension is of reasonable size, design and form and seeks to retain the stepped approach of the existing roof scape. The installation of the proposed timber board cladding will not adversely affect the appearance or character of the buildings or the street scene.
IMPACT ON NEIGHBOURS 6.3 The owners of Nhee Aalin are concerned that the two long windows in the first floor of the extension on the roadside elevation are to impact on their privacy and generate light pollution. These two windows will serve the main bedroom/dressing room and an en-suite bathroom it may well be that these are fitted with obscure glazing although there is no annotation with the drawings to indicate this. However given that Nhee Aalin is located on the adjacent side of the main road and almost 30m from the nearest elevation of the site it is not considered that these windows whether obscured or not would have an adverse impact on the neighbours to warrant a concern or a refusal.
SINGLE DWELLING 6.4 The change of use of a building from use as 2 or more dwellings to use as a single dwellinghouse is covered within the Town and Country Planning Permitted Development Order 2012. Nonetheless the works in the case of this application will have no adverse impact on the amenities of any neighbours and will help towards ensuring the maintenance and occupation of an attractive building.
PROPOSED GARAGE 6.5 The garage is only slightly larger than that considered acceptable within the (PDO) which is (6m x 6m subject to additional conditions) it is not uncommon to have garages of this size servicing large houses such as this one. The stone boundary wall of the site is likely to limit views of the garage from the main road to the upper parts only and that its finish in stone and slate roof to match the existing house will benefit the general appearance of the area.
==== PAGE 5 ====
17/01238/B Page 5 of 5
IMPACT ON TREES 6.6 Following discussion with the agent and DEFA Forestry additional drawings were submitted detailing the location of the existing trees on the site and those two which were to be removed to facilitate the development. DEFA indicated that the existing cherry trees were of poor condition and had no objection to their removal however a suitable planting scheme should provide as part of the application in order to mitigate their loss. An additional drawing was submitted on 12/03/2018 detailing the trees, the mitigation planting and included a specification of size, species and planting times and future maintenance. DEFA stated that it would be difficult to retain the tree nearest the entrance due to the proximity of the proposed works but if the applicant would like to try and retain the tree that's fine. While planting elsewhere on the site is good, DEFA stated it is not essential.
6.7 Overall it is considered that the mitigation planting be considered acceptable and a suitably worded condition be added to ensure its implementation.
7.0 CONCLUSION 7.1 The application is considered to comply with the relevant parts of General Policy 2 of the IOM Strategic Plan 2016 and is recommended for approval. It is not considered necessary to attach any conditions relevant to the installation of obscure glazing in the long and narrow first floor windows, however a condition for the planting scheme is applicable.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: a) The applicant, or if there is one, the applicant's agent; b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material d) Highway Services Division of Department of Infrastructure and e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 23.04.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal