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18/00910/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00910/B Applicant : Orbital Properties Ltd Proposal : Alterations and erection of an extension Site Address : 2 Cronk Y Berry Drive Douglas Isle of Man IM2 6HB
Planning Officer: Mr Nick Salt Photo Taken : 20.09.2018 Site Visit : 20.09.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.10.2018 __
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. All external render materials to be used shall match those of the adjoining building in respect of type and colour.
Reason: In the interests of the character and appearance of the site in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information:
This permission relates to the following plans and drawings date stamped as received on 24th August 2018: o Location Plan o 1451.1 - Existing elevations o 1451.2 - Proposed elevations and floor plans __
Interested Person Status - Additional Persons
The owner and occupier of No. 4 Cronk-Y-Berry is regarded as an interested person. They raised concerns regarding overlooking and loss of light from the proposal. __
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Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 2 Cronk-Y-Berry Drive, Douglas, IM2 6HB, situated opposite the junction of Cronk-Y-Berry Beg. Cronk-Y-Berry is characterised by a series of detached and semi-detached single and two-storey houses of varying design. Directly adjacent to the proposal site are 5 two storey detached buildings with a mix of grey render and red brick on the ground floor walls. These buildings have inbuilt garage spaces and roof tiles are uniformly grey. Window frames are generally brown uPVC, although some feature white frames as does the proposal dwelling. 1.2 The dwelling is a detached two storey building with a built-in garage and glass conservatory extending from the rear elevation. There is a driveway which can accommodate up to 3 vehicles.
2.0 THE PROPOSAL 2.1 Proposed is the conversion of a built-in garage to an en-suite bedroom. This would involve the removal of the garage door and associated gear, building up the wall to match the existing, and installation of a new uPVC window to make good any disturbed surfaces. 2.2 The proposal would see the removal of the existing 3.8x3.8m conservatory structure and base works and installation of new high level uPVC windows on the west elevation of the proposed new conservatory. Installation of bi-folding grey doors facing the rear garden, with the creation of long steps fronting doors leading to the existing garden. 2.3 The proposed new extension would measure 5.2 x 4.2 metres at the exterior wall. There would be a UPVC roof lantern to be installed at 1400mmx1600mand the extension would feature a non-tiled flat roof. The existing patio is to be reduced in size to accommodate the above proposal.
3.0 PLANNING POLICY 3.1 The proposal site is located in an area designated within the Douglas Local Plan 1998 as 'Predominantly Residential' (Map 3, North) 3.2 The following policies contained within the Isle of Man Strategic Plan 2016 are particularly material to this proposal:- 3.2.1 General Policy 2 (GP2) - Development within land-use zones; "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 spaces 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 unacceptable effect on road safety or traffic flows on local highways; (n) is designed having due regard to best practice in reducing energy consumption. 3.2.2 Furthermore, the Strategic Plan states in paragraph 8.12.1 that there will be a general presumption in favour of extensions to existing property in built up areas not controlled by Conservation Area or Registered Building policies. "Where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.0 PLANNING HISTORY 4.1 Past applications for extensions and conservatories have been permitted in the area; 4.1.1 19 Cronk-Y-Berry - 93/00905/B - Construction of extension, PERMITTED. 4.1.2 1 Cronk-Y-Berry Avenue - 99/00021/B - Erection of upvc conservatory - PERMITTED 4.1.3 19 Cronk-Y-Berry - 99/00382/B - Creation of Dormer Window - PERMITTED
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4.1.4 06/01703/B - Erection of conservatory and extension of curtilage and boundary fencing
5.0 REPRESENTATIONS 5.1 Highways Services do not oppose the application (10/10/2018). 5.2 Douglas Corporation have no objection (28/09/2018). 5.3 The neighbour at no.4 Cronk-Y-Berry Drive raised concerns that she did not want the proposal to cause overlooking or shadowing on her property (28/09/2018).
6.0 ASSESSMENT 6.1 The key considerations in the determination of the application are:
6.2 Character of the Area 6.2.1 Whilst the removal of the garage and its conversion into added living accommodation would alter the exterior of the dwelling noticeably, it would not adversely affect the character of the surrounding area. The mixed design of the dwellings in the area would mean that any such proposal is unlikely to be a prominent feature. The property in question is the only all- brick finish building in the immediate vicinity and the proposed garage conversion would therefore not cause any undue damage to either its character or the streetscene. 6.2.2 With regard to the rear extension, the existing conservatory is mainly out of sight when travelling south on Cronk-Y-Berry Drive from the junction. The proposed extension would cause dimensions to be increased, thus making it visible from this vantage point. However, the proposed extension would be subordinate in appearance to the main dwelling and would not result any loss of character to the area thus complying with General Policy 2 (parts (c) and (g)) of the Isle of Man Strategic Plan 2016.
6.3 Parking Provision 6.3.1 The application states that the current amount of car parking spaces (4) would be reduced to 3 as a result of the loss of the garage space associated with the proposal. Whilst effort should be made to reduce negative impact on parking space, it is deemed that 3 parking spaces are adequate for the size of the dwelling in question. The reduction to 3 spaces is unlikely to negatively impact road safety or traffic flows due to on-street parking. Therefore, in this respect, the proposal complies with parts (h) and (i) of General Policy 2 of the Isle of Man Strategic Plan 2016. The provision of 3 spaces also ensures that the Parking Standards set out in Appendix 7.6 of the Strategic Plan would be met (minimum of 2 spaces required in typical residential dwelling).
6.4 Visual Amenity 6.4.1 As has been highlighted in section 1.3 of this report, the area is characterised by a mix of architectural styles, none of which are of intrinsic value from a conservation or historical perspective. The proposal will give the front of the house a more seamless appearance and will have no undesirable effect on visual amenity either of the site or the area. 6.4.2 Additionally, the proposed rear extension will be sympathetic to the form of the main dwelling and will not result in any eyesore on the street. Whilst the proposal is for a flat non- tiled roof, this will not be highly visible on the street and its effect on visual amenity would therefore be minimal.
6.5 Effect on Neighbours
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6.5.1 No overshadowing is likely to occur as the replacement extension will not extend any further to the south of the rear elevation, thus impact on No.4 should be minimal if at all despite the separating distance being just over 5m between the two properties. Nos. 19 and 20 are sufficiently far enough away from the proposal site as not to experience overshadowing. The extension would be less than 1 metre taller than the existing conservatory, any resulting overbearing or overshadowing is unlikely.
6.5.2 The proposal for a window in place of the garage area would not result in any loss of privacy for neighbouring dwellings as there are already 5 windows facing out from the front of the property, and they are situated around 4 metres from the building across the street. In this regard the proposals are in keeping with paragraph 8.12.1 of the Strategic Plan.
6.6 Energy Consumption 6.6.1 The proposed changes to the front of the property would likely result in better thermal efficiency in that the garage space would be built up with the installation of one uPVC double glazed window with a minimum band c efficiency rating. 6.6.2 The reduction in overall glass coverage of the rear extension would likely also result in lower energy usage from the property. The proposal would therefore comply with General Policy 2 (n) in this respect.
7.0 CONCLUSION 7.1 Both of the key aspects of the proposal, the rear extension and the front garage conversion, are in keeping with the above policies set out in the Isle of Man Strategic Plan 2016 and are therefore acceptable.
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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 15.10.2018
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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