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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00438/B Applicant : Mrs Helen Callow Proposal : Rear extension to property Site Address : 48 Groudle Road Onchan Isle Of Man IM3 2EE
Planning Officer: Mr Paul Visigah Photo Taken : 22.05.2020 Site Visit : 22.05.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.08.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Overall and on balance, the application is considered to accord with General Policy 2 of the Isle of Man Strategic Plan and the RDG 2019.
Plans/Drawings/Information;
This permission relates to Drawing No. 322-02 date stamped and received 28 April 2020, and Drawing No. 322-01 rev A date stamped and received on 1 July 2020. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties 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 mentioned in Article 6(4):
1 Buttermere Drive, as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018).
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It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not 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):
46 Groudle Road, as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy. __
Officer’s Report
APPLICATION SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the northern side of Groudle Road. The dwelling is a semi-detached bungalow with a lower ground floor level serving a store and boiler room. This dwelling which has painted rendered walls and a grey tiled roof has a flat roofed garage on the right of the front elevation.
1.2 Like its neighbours on this section of Groudle Road, the application site sits on a steep landscape which slopes downwards to about 8m from the rear elevation to its northern boundary. The site slopes downward from south to north at a slope of 5 - 10 degrees with its gardens situated on an elevated platform when compared to the properties on Buttermere Drive.
1.3 Groudle Road runs parallel to The Fairway which is located to the south and Buttermere Drive which is located to the north. To the east of the site is property No.50 and to the west of the property is No.46. The rear of the site the application site boarders on to No.1 Buttermere Drive. Groudle Road is characterised by a mix of single storey bungalows on the southern side with a number of two storey properties located on the northern side.
THE PROPOSAL 2.1 Full planning approval is sought for the erection of a two storey extension to the east elevation (side) of the property to provide a lounge extension and utility room on the first floor, and two bedrooms with a bathroom on the lower ground floor.
2.2 The extension will have an area 3.4m wide and 6.7m on the ground floor and lower ground floor. The extension will extend from the lounge and garage on the first floor and the store on the lower ground floor. This extension will have a steeply pitched roofed with the same pitch angle and material as the main dwelling, although its roof would be set lower than the roof extending from the front gable. The external walls would be finished in painted render to match the main dwelling.
2.3 Two obscure glass windows would be installed on the side elevation to provide lighting for the stairway and utility room while the existing windows on the lower ground floor of this elevation will be removed. Also, a new door would be installed to provide side access to the lower ground floor. Additional works would involve the installation of four windows on the rear elevation of the dwelling; one on the ground floor and three on the lower ground floor. All the windows and doors would be UPVC to match existing.
2.4 The final works would involve the removal of the chimney stack on the dwelling, as well as the replacement of the existing enclosed flat roofed front porch which is 1.9m x 2.4m with a larger enclosed flat roofed porch that measures 2.4m x2.9m. This proch would be glazed on the front and side elevations.
2.5 The works contained within the amended plans (Drawing No. 322-01 rev A) are considerably different from that initiallly submitted on 28 April 2020 (Drawing No. 322-01), as the amended plans were sent in to address concerns from the neighbouring property at 1
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Buttermere Drive, and the Planning Officer. The rear balcony has been omitted, roof over extension changed to hipped tiled roof and porch is to be glazed.
PLANNING HISTORY 4.1 The site has not been the subject of a previous planning application.
PLANNING POLICIES 3.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:
3.1.1 Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 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 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".
3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: '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.
3.4 A section of the Residential Design Guide 2019 will also be considered in the assessment of the application.
3.4.1 Section 4.4 of RDG 2019: Extension to Side Elevation
4.4.1 This type of extension is a common extension throughout the Island as many properties are built with an attached garage which can physically accommodate being built above. Generally, the main issues relate to the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring property (see Chapter 7).
4.4.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling.
4.4.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be
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significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single- storey and two-storey elements.
4.4.4 Generally, where the property stands in a line of detached/semi-detached dwellings and the extension would fill in the gap, there is a risk that the extension will create a terraced appearance. This is not always in the interests of maintaining the character of the street, individual house, and in the interests of visual amenity, should be avoided.
4.4.5 One way of maintaining a visual break would be to set back the extension behind the front of the dwelling by a metre to create a clear break. In some circumstances only the first floor would be required to be set back by 1 metre, although this will be determined on a case by case basis. However, it is still advisable that the ground floor should be set back behind the front elevation, even if only by 0.3m to create a "shadow" which avoids the unsightly joining of old with new finishes, whilst also providing a distinction, albeit modest, of the extension from the main house.
4.4.6 A second way of maintaining a visual break would be by leaving a gap of at least 1 metre between the side of the extension and the boundary of the property. However, a slight setback should still be retained, potentially at first floor level at least. Again, this design helps avoiding the "terracing effect". In any case, where space permits the Department would encourage applicants to retain a pedestrian passageway, between the side extension and common boundary. This will also enable access for maintenance purposes, filling of oil tanks, allow transportation of refuse and garden waste, without passing through Habitable Rooms and give the dwelling a setting within its own plot.
3.5 Section 5.1: Chimney Stacks and Flues
5.1.1 Chimneystacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. They are also often particularly important features of many dwelling designs which as well as being functional provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and general appearance of an area. Extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimneystacks to traditional/period properties, which add to the character and quality of the street scene, especially where the individual property is within a Conservation Area."
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 18 May 2020.
5.2 Onchan District Commissioners have stated that the application be approved for planning purposes only in a letter dated 19 May 2020.
5.3 The owner/occupier of 1 Buttermere Drive, Onchan the abutting property at the rear have written in to object to the application with the following comments in a letter dated 22 May 2020: i. The proposed balcony would impact on their property by creating privacy concerns as there would be views from the balcony into their bedroom. ii. Impact on parking: Increasing the number of rooms in the property has the potential to increase on street parking along Groudle Road as more cars would be required for the site.
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iii. Concerns with the layout of the house. iv. The property would be imposing and the flat roofed extension would be unappealing. v. Errors on submitted Plans and forms.
5.4 The owner/occupier of 46 Groudle Road, Onchan the abutting property which forms part of the semi-detached property to which the application property belongs have written in with the following comments regarding the application on 28/05/2020:
My house is adjoined to number 48 Groudle Road and I would like to say ' I have no problem with any of the plans that have been requested'.
ASSESSMENT 6.1 The material considerations in the assessment of this planning application are; (i) the impacts upon the character and appearance of the existing dwelling as viewed within the street scene; and (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.
6.2 Impact on the character and appearance of the dwelling and street scene 6.2.1 The extension proposed is not judged to have an adverse impact upon the appearance of the application site dwelling. This is hinged on the fact that the overall design, scale and finish of the extensions are considered to respect the site and application dwelling which is modern, although of a simple architectural style.
6.2.2 With regard to impacts on the street scene, it is considered that only the roof of the proposed extension and the altered front porch would be visible from the street scene. The rear extension would be built behind the existing garage and at a position where the site orientation and existing boundary treatments would constrain views to the work area. Moreover, the roof of the rear extension would be in keeping with the main dwelling as it would mirror the roof pattern and finishing of the main roof and its position would be lower than the main roof, ensuring that it remains subordinate to the main dwelling. Based on the foregoing, it is not considered that the extensions would have a detrimental impact on the street scene or impinge on the appearance of the locality.
6.2.3 Granting sections of the rear extension would be visible from Buttermere Drive, the scale, form and finishing would ensure that it fits into the character of this modern dwelling. More so, the extension would be a subordinate addition to the main dwelling and would not impact negatively on the views obtainable from Buttermere Drive.
6.2.4 With regard to the removal of the chimney stack, it is noted that that whilst the chimney is currently visible from the street scene, the removal of the rear chimney stack is considered to have minimal impact on the character of the street scene and the quality and appearance of the site and wider area. The Residential Design Guidance addressed chimney stacks in section 5.1.1 however emphasis for retention is put on those which are considered of traditional value or vital to the visual quality of the local built environment. With regard to the application site, it is noted that the design and age of the property is such that its appearance would not be significantly altered by the removal of the chimney. Equally, the properties within the street scene are particularly modern with properties built within the era of the application property, particularly those east of the application site on Groudle Road, built without chimneys; thus the proposed works would fit seamlessly into the character and appearance of the site and wider area. As such, its loss is not considered detrimental to the character and appearance of the property or the street scene.
6.3 Impact on neighbouring dwellings
6.3.1 Impact on 1 Buttermere Drive
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6.3.1.1 The rear extension would be erected 8m from the existing rear boundary and on the same line as the existing dwelling and as such it would not be any closer to this boundary that has a height of approximately 1.8 metres. Whilst the site slopes towards this boundary, the only window with the possibility of overlooking this dwelling is the new window at the rear of the extended lounge area as the lower ground floor would not have views to this rear dwelling given to height of the boundary and drop in site levels after the fence. It is however noted that new window would be more than 20m away from the closest window on the abutting dwelling and as such it is not considered to introduce any form of overlooking.
6.3.1.2 The owners of 1 Buttermere Drive have stated that the new extension would have an imposing view on their dwelling. However, this is not considered to be the case as the extension would not be any closer than the existing dwelling to this abutting dwelling and the extension would not cause any loss of light/overshadowing. Besides, the position of the extension situated significantly away from this building and at an orientation that would only offer glancing (sideways) views from the abutting dwelling diminishes any chance for overbearing impacts to occur.
6.3.1.3 On the balance, it is considered that the extension proposed would not create any privacy concerns or impact upon the current outlook to a scale that would warrant refusal of the application given the existing situation between the application site and 1 Buttermere Drive.
6.3.2 Impact on 50 Groudle Road 6.3.2.1 In respect to 50 Groudle Road, it is noted that the application would be 3m from this abutting dwelling, not extending beyond the existing building line of the existing garage which borders this dwelling and as such it is not considered that the proposed extension would impact on the outlook of this abutting dwelling. Besides, the 3m distance would ensure that a terraced feel is not created between both dwellings; a condition which is a positive for the proposed development.
6.3.2.2 Additionally, the only proposed windows facing this dwelling at ground floor level would serve the stairway and would have frosted glazing. As such, it is not considered that any form of overlooking would be introduced.
6.4 Other Matters 6.4.1 The owners of 1 Buttermere Drive had made reference to a balcony and flat roof in their objection, issues which have been addressed in the revised plans and as such are no longer a concern with the application. Concern has also been raised with parking, however, it is noted that the site has three on-site parking spaces beside the garage; conditions that exceed the requirement for residential properties and as such, it is not considered that parking will be an issue with the development. With regard to the comments on layout of the building, it is not the concern of planning to determine how individuals use their properties and as such this has not been addressed in the report. It is also noted that the reports and revised plans provide the necessary information needed to enable a thorough assessment of the application and as such this is also not considered to be an issue with the application.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf);
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(b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above 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: 14.08.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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