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18/00573/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00573/B Applicant : Mr Dominic McGreevy Proposal : Alterations, erection of a two storey extension and alterations to vehicular access Site Address : Riversdale Strang Road Union Mills Isle of Man IM4 4NP
Planning Officer: Miss Lucy Kinrade Photo Taken : 25.07.2018 Site Visit : 25.07.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.10.2018 __
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 development hereby approved shall not be occupied until the vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only and unobstructed above 1.05 metres in height.
Reason: In the interests of highway safety.
Plans/Drawings/Information:
This approval relates to drawing numbers 18-1263-05, 18-1263-1, 18-1263-2 and photographs numbers 1-7 all date stamped and received 31/05/2018 , and drawing numbers 18-1263-3 Rev A and 18-1263-4 Rev A both date stamped and received 21/09/2018.
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Interested Person Status - Additional Persons
none __
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Officer’s Report
1.0 APPLICATION SITE 1.1 The application site is situated on the southern side of Strang Road in Union Mills. The site known as Riversdale comprises a small redundant Manx vernacular outbuilding and a single garage adjacent to which is an existing 19th century two storey detached dwelling. The site is bound from the main road by an existing masonry wall which forms part of an existing single garage and a small store between which is the existing vehicular access, along the wall running in front of the house and central to the rear elevation is an existing pedestrian.
1.2 The main dwelling has an interesting arrangement in that a blank rear elevation faces towards the main road and the highly detailed front elevation faces into the site and over the sloping rear garden and down towards the River Dhoo and the old railway line opposite. The dwelling has two large stacks at each gable end.
1.3 The principal symmetrical elevation facing the rear garden has a set of steep steps leading to a main central front door either side of which sits projecting ground floor bay windows. Vertically aligned above are three windows to the first floor.
1.4 The dwelling is fully installed with timber sliding sash windows and a timber front door with timber framed top light. Throughout the main house and the projecting bays the dwelling is finished with dentil moulded eaves
1.5 Strang Road is not within a Conservation Area and Riversdale is not a Registered Building or proposed to be a Registered building.
2.0 PROPOSAL 2.1 The current application seeks approval for a number of extensions and alterations to the main dwelling including a side extension, installation of dormers, installation of roof lights and alterations and widening of the existing vehicle access.
SIDE EXTENSION 2.2 The proposed side extension is to be 5m wide running flush with the road side elevation and is to project backwards into the site and covering approx. 7m of the gable. The extension will have a central ridge approx. 1m lower than the main house. The road facing elevation is to have 1 new sliding sash window at each floor and on the side elevation three narrow floor- to-ceiling windows vertically aligned below the central ridge line. The extension is to be finished in painted render matching the main house.
2.3 At the rear, the extension is to have an additional 2m projection the ground floor finished predominantly in glass and installed with four bi-folding doors opening out on to the rear garden. Above this is a small balcony area accessed from a first floor bedroom through three bi-folding doors.
DORMERS 2.4 Two dormers are proposed on the main dwelling vertically aligned above the existing bay windows facing into the rear garden. Each dormer is to be 2.5m wide and 1.5m tall and finished in rolled lead with dark coloured aluminium or facia boards.
ROOF LIGHTS 2.5 Three double roof lights are proposed on the road side elevation of the main house and one on the proposed side extension. Facing the rear garden one roof light is proposed on the extension and one central to the proposed dormers.
ACCESS
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2.6 The proposal for the existing access includes the demolition of the existing roadside boundary walls, pillars and removal of an existing shed building and the re-alignment of the walls allowing for an increased visibility along Strang Road in both directions.
PREVIOUS SCHEME 2.7 The current application follows from an original scheme which sought to propose a much larger side extension including significant amounts of glazing, balconies and timber cladding, the installation of a large 8m flat roof dormer, the installation of 4 double roof lights on the roadside elevation. The cumulative impact of each element was considered to have an overall adverse impact on the historic character and appearance of the main dwelling.
3.0 PLANNING HISTORY 3.1 There have been three previous planning applications at the site, each of which was for the existing outbuilding although none are considered materially relevant in the assessment of the current application. It must also be noted that these are no longer valid nor have been implemented. o 13/00376/B Conversion of existing out building into a dwelling - APPROVED o 12/01485/A Approval in principle for the conversion of existing outbuilding into a dwelling - Withdrawn o 02/02460/A Approval in principle for conversion of outbuilding to dwelling and alterations to vehicular access - APPROVED
4.0 PLANNING POLICY 4.1 Local Area Plan - Braddan Local Plan Land-use Designation - 'Residential'
4.2 The following policies of the Isle of Man Strategic Plan 2016 are particularly relevant to this proposal:-
4.3 General Policy 2 (GP2) 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:
a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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 unacceptable effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption.
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4.4 Environment Policy 34 (EP34) - "In the maintenance, alteration or extension of pre- 1920 buildings, the use of traditional materials will be preferred."
4.5 Paragraph 8.12.1 - "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. "
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Braddan Parish Commissioners o No Objection (dated 20/06/2018 and 08/10/2018)
Proposal will not change site parking demand and existing driveway can accommodate two parked cars. Vehicular access will be widened and repositioned slightly including modifications to the boundary wall to provide improved visibility splays. Highway Services do not oppose subject to a condition requiring the new access and visibility splays being provided prior to the occupation of the dwelling and retained free from obstruction over 1.05m thereafter.
Neighbours' views o No comments received.
6.0 ASSESSMENT PRINCIPLE OF DEVELOPMENT 6.1 In this case, the application proposes alterations and an extension to an existing dwelling located within an area of Union Mills designated for residential use. There is a general principle in favour of residential extension here and for this reason it is considered that the principle of the extension and alterations is acceptable.
EXTENSION Siting and Height 6.2 The proposed extension is located on the west side elevation where there is sufficient space to accommodate such an extension without encroaching on neighbouring boundaries and without detriment to the existing driveway and parking provisions. The layout and arrangement of the extension runs flush with the roadside elevation and has a central ridge height lower than the main house maintaining a subordinate appearance which is generally sought when looking to extend such traditional properties as this. In this respect it is considered that the siting and height of the extension be considered acceptable.
Size 6.3 The existing dwelling is symmetrically balanced a typical characteristic of Georgian architecture and is of a reasonable size which is sufficient enough to accommodate the proposed 5m wide (road side elevation) and 7m deep (gable elevation) extension. The width and location of the proposed windows on the road side elevation now respect the solid to void ratios of the main house and the 7m depth retains a subordinate appearance and views of the existing gable elevation.
Form and Design 6.4 The previous scheme was wider, included larger areas of glazing and a large deck area that projected beyond the building line of the main house which cumulatively resulted in an appearance of the extension which dominated the garden elevation impacting the historic and
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architectural qualities of the main house. The scheme now omits the large deck area and reduces the width of the extension, although still including the large expanses of the glazing the modifications have resulted in an overall appearance that is subordinate and sympathetic to the main house.
DORMER 6.5 The substantial 8m length of the flat roof dormer of the previous scheme engulfed the historic and architectural character of the main house and further exacerbated the issues of the original scheme. The proposal now modifies and splits the dormer into two smaller dormers that are vertically aligned above the ground floor bay windows of the main house. The smaller size of these dormers no longer dominates the principle garden elevation and their location now respects the vertical proportion of the main dwelling.
MATERIALS 6.6 The removal of the timber cladding and the rendering of the proposed extension provides an overall finish that is more in keeping and appropriate to the traditional painted render finish of the main house and the dark coloured material finish of the proposed dormers will seek to harmonise with the dark colour of the existing slate roof.
ROOFLIGHTS 6.7 The proposal includes the introduction of a number of double sized, side by side roof- lights, although larger than those allowed for under the PDO, the roof is large enough to accommodate them without appearing overcrowded. These roof lights are also now vertically aligned with the windows below which helps in maintaining the symmetrical and balanced qualities of the Georgian house.
IMPACT ON NEIGHBOURS 6.8 The siting, location and orientation of the dwelling and its nearest neighbours are as such that they are likely to limit any adverse levels of overlooking or impacts on the amenities of the neighbours. It is not considered that the proposals will have any adverse impacts on the living conditions of the neighbours above or beyond the existing arrangement to warrant a concern.
IMPACT ON HIGHWAYS 6.9 The proposal includes the demolition of an existing store and modifications to the existing boundary walls which will seek to improve the visibility splays for the existing driveway especially when exiting the site. The proposal will not result in any increased demand for off road parking and as such the existing parking provision for at least two cars of the road remains unchanged and in compliance with the parking standards of the IOM Strategic Plan Appendix 7 which requires residential dwellings to have a minimum of 2 off road car parking spaces. The proposal is therefore in accordance with GP2 (h) and (i).
6.10 It is noted that DOI Highway Services have not provided comments on the most recent drawings, however given that no changes have been made to the access in this time it would be reasonable to say that their original comments still stand and the recommended condition for the new access to be provided prior to the occupation of the development be added to the application.
7.0 CONCLUSION 7.1 The proposal is to have a negligible impact on the living conditions of the neighbours and is to result in an improved highway arrangement. From the road the proposal appears minimalist and is in keeping with the streetscene however towards the rear the proposal is clearly a modern intervention. The modifications from the previous scheme have resulted in a proposal that now provides a positive contrast between the old and new and most importantly remains subordinate to the main house. Overall the proposal is considered to be sympathetic
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and to respect the historic and architectural qualities of the main house in accordance to General Policy 2 and Environment Policy 34.
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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 31.10.2018
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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