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20/00472/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00472/B Applicant : Dr Alison Blackman Proposal : Alterations and erections of extension to rear elevation, extension to front porch, and widening of vehicle access Site Address : Thie Grianagh Brookfield Avenue Castletown Isle Of Man IM9 1TL
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.07.2020 __
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.
C 2. The development hereby approved shall not be commenced until a landscape plan showing suitable replacement planting to mitigate for the loss of 2 Ornamental Cherry trees and the existing trees marked for retention has been submitted to and approved in writing by the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Reason: To safeguard the appearance of the development and the surrounding area.
This application has been recommended for approval for the following reason. It is concluded that proposal complies with GP 2 of the IOM Strategic Plan and the RDG 2019 as the works are not considered to have an overall detrimental impact (Review).
Plans/Drawings/Information;
This approval relates to the Architect's Design Statement, Drawing Nos. 1909:01, 1909/02 and 1909/03 date stamped and received on 4 May 2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of Thie Grianagh a two storey detached dwelling which lies in a row of detached dwellings on the southern side of Brookfield Avenue which ends in a cul de sac. The property, like most of the properties on the southern part of Brookfield Avenue has a flat roofed attached garage which sits on the north-west elevation of the dwelling. The dwelling is built on the same building line as are the majority of the other properties on this side of the road but there is a mix of dwelling types, footprints, shapes and sizes within the cul de sac.
1.2 This property is finished in painted pebble dash render while its pitched roof is finished in Rosemary tiles with tow rendered chimney stacks projecting from its steeply pitched roof pane. The windows to this property are white UPVC casement windows.
1.3 At the front of the property is a small garden situated by the side of the driveway which serves a single parking space beside the garage on the site. At the rear of the property is a large garden enclosed by garden fences and established bushes.
THE PROPOSAL 2.1 Full planning approval is sought for alterations and erection of extension to rear elevation, extension of front porch, and widening of vehicle access.
2.2 The proposal would involve the following: 2.2.1 Extending the front porch by 700mm x 1.6m. This would create a new glazed porch that would be served by new flag steps and ramp.
2.2.2 Erecting a single storey extension on the rear elevation of the existing garage that will 4.1m x 7.1m. This extension will have the same height as the existing garage which is 3m high and would from a congruent unit with the garage. A glazed lantern would be installed over the pool room positioned over the pool, while a UPVC glazed window will be installed on the rear elevation. The external walls of this extension will be clad in vertical timber or Cedral Click timber effect cladding.
2.2.3 Altering the internal structure of the existing garage to create a store, utility room and changing area to serve the new Therapy Pool Room that would be erected at the rear of the existing garage. As well, three roof lights measuring 600mm x 900mm will be installed on the roof of the subdivided units.
2.2.4 A two storey rear extension would be erected at the rear the existing kitchen to create a Dining area which would form an integral part of an open plan area comprising the kitchen, lounge and dining. The dining area will have direct access to the Pool area and a glazed wall will separate both rooms, while UPVC double glazed doors (2.1m x 3.2m) will provide access to the rear garden from the dining. This extension will measure 3.2m x 4.7m and will enable Bedroom 1 on the first floor to be extended to the rear. Double glazed casement windows and doors with glazed balustrade will be installed on the rear elevation of the first floor extension.
2.2.5 Also, a first floor extension measuring 2.9m x 4m will be created over the flat roof section of the existing lounge. This extension will enable internal alterations that would facilitate the installation of a lift, relocate the existing bathroom on this section of the dwelling and reposition/increase bedroom 3. Other works on this extension will include the installation
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of a multi-fuel flue with a stainless steel flue which will project 1.4m above this flat roofed extension, the installation of vertical timber or Cedral Click timber effect cladding on the external walls of the first floor and the installation of UPVC double glazed casement windows and doors with glazed balustrade on the rear elevation of Bedroom 3.
2.2.6 Further works will include the installation of a new window with obscured glazing on the east elevation of the dwelling to serve anew ensuite of the first floor. All the new external walls not clad in timber would be finished in painted render finish to match existing walls, while rosemary clay roof tiles would be installed on the extension to match existing roof on dwelling.
2.2.7 Additional parking space will be created in the front garden and the existing gateway increased in width (this will make up for the garage space lost due to the modification of the garage). A pedestrian walkway and pedestrian gate with gate posts on both sides will be created to enable pedestrian access to the new porch. The new access will be 5m wide (2.4m wider than the existing). These works will take up about 50% of the existing front garden.
2.3 The applicant provided a brief Planning Statement which highlights the key factors that have necessitated the proposal. These include: i. The need to make the home the applicant's long term home by modifying the building to ensure the applicant can live independently considering her ongoing and deteriorating health issues. This would involve remodelling the layout to accommodate possible future wheelchair use.
ii. Keeping the extension as low as possible by extending the garage roof to minimize the impact on the neighbouring property. As well, the works will be such that the new windows and French doors face the rear garden so that they do not overlook either of the neighbouring properties.
iii. The existing garage will be adapted to house a new utility area and a store for a mobility equipment with easy access to the driveway.
2.4 Finally, the works would include the removal of two mature ornamental cherry trees that are currently at the rear of the existing garage. These trees would be removed to facilitate the erection of the rear extension to the garage.
PLANNING POLICY 3.1 The site lies within an area designated as Residential on the Area Plan for the South 2013 (Map 5) and the site is not within a Conservation Area. As such, the following Strategic Plan policies are applicable:
3.2 General Policy 2: 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 and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 Paragraph 8.12.1 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."
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3.4 Section 3.1 of the recently published Residential Design Guide will also be vital in the assessment of the current application.
Section 3.1: General Considerations 3.1.1 House extensions are one of the most common forms of development. Individually and cumulatively extensions can have a significant impact on the quality of the built environment. When altering or extending buildings in order to modernise, adapt, enlarge or extend them the overall character and form of the buildings and spaces around them are affected. Guidance is therefore required to provide advice as to what is acceptable in planning terms.
3.1.2 General Policy 2 of the Isle of Man Strategic Plan (IOMSP) indicates that generally house extensions and new houses within areas designated for development will be permitted, providing that they reflect and enhance the appearance of the existing property, adjoining properties, and their setting in terms of scale, design and materials. However, there are a substantial number of detailed issues that need to be taken into account in designing domestic extensions. This section provides general guidance on issues that are likely to apply to all forms of extensions, and then more detailed additional advice in relation to different potential types of extensions.
3.1.3 The main design elements that should be considered include:
o the relationship to the original part of the building - including materials, design and detailing (such as window materials and proportions); o the relationship with adjoining properties, including the building line, roof line, orientation, and the slope of the site; and o the pitch, shape and materials of the original roof, including the presence of original dormers and chimneys.
3.1.4 All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms. However, well- judged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene.
3.1.5 However, where inappropriately designed, located and finished, such approaches can be harmful to the character of a building and its surrounds, and become a local eyesore. Therefore, in some cases, modern design approaches will not be the most appropriate solution and the character and form of the building and its context may require a more traditional and reserved design approach.
3.1.6 It should also be accepted that in some instances it may not be possible to design an acceptable extension due to the sensitivity of the site, limited space, or the relationship with neighbouring dwellings.
PLANNING HISTORY 4.1 The property has not been the subject of previous planning applications and there are no planning applications within the vicinity of the application site that are considered to be materially relevant in the assessment and determination of the application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
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5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'do not oppose' in the letter dated 27 May 2020.
5.2 There has been no written representation made regarding the current planning application by the Castletown Commissioners at the time of writing this report, although they were consulted on the application.
ASSESSMENT 6.1 The issues in this case are whether the extension would have any adverse impact on the character and appearance of the application property and the area, on the living conditions of those in adjacent properties, whether the proposal would result in any adverse impact on highway safety and impact on energy and water consumption.
6.2 Character and appearance of the dwelling and area
6.2.1 The design of the extension is sympathetic to the existing house to which it would be attached, and the use of flat roofed extensions where they already exist would ensure that the changes are not detrimental. Whilst some sections of the proposed development would be visible from the abutting highway (particularly the flat roof extension behind the existing garage), the location of the property (set some distance from the highway), the position of most of the extension work (at the rear), as well as the nature of the boundary treatment will ensure that they remain subordinate on the property or when viewed from the street scene. It is also noted that the street scene comprises a mix of building designs, styles and property sizes which makes the proposed change fit seamlessly into the existing street scene which is diverse in its current state.
6.2.2 The fact that the extensions would be at least 3.9m from the neighbouring dwellings on both boundaries, would ensure that the development is not so close to these dwellings such that it would disrupt the otherwise open character of the cul-de-sac where buildings are set back from the highway with sufficient gaps between buildings to provide for side gardens in addition to maintaining intervisibility between properties. The trees to be removed will be replaced with new planting shown on the proposed site plan.
6.3 Impact on the living conditions of those in adjacent property
6.3.1 The development is considered to have negligible impacts on neighbouring amenity. The introduction of an obscure glazed window on the side elevation which only serves a non- habitable room (the first floor ensuite) and the fact that the new windows and French doors will face the rear garden will ensure that overlooking is not created by the proposed works enough to impact on the neighbouring dwellings. As well, the design of the extensions and their positioning, would ensure that here is no overbearing impact on the outlook of the neighbouring dwellings.
6.3.2 Based on the foregoing, it is considered that the proposed development will not result in any form of overlooking, detriment to the outlook of the abutting dwellings or any impacts on neighbouring amenity sufficient to warrant refusal. As such, the proposal complies with GP 2 (g).
6.4 Highway safety 6.4.1 The proposed alterations to the driveway and front garden will ensure the site has the required number of onsite parking spaces, since the garage would be converted to create functional spaces that would make the property suitable for a mobility challenged person. The increase in the size of the existing access with gate posts relocated would ensure that vehicles exiting the site have clear sightlines which would benefit highway safety. As well, the creation of a dedicated pedestrian access would ensure that wheel chair users have direct access to the front porch without any impact from vehicles entering or exiting the site via the drive; a
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situation that would ensure pedestrians and vehicles are afforded equal priority on the application site. Accordingly, Highway Services have indicated their support for the application.
6.5 Water consumption
6.5.1 Whilst the new pool to be created within the new extension will increase the water consumption for the dwelling, increasing the water demand for the area, it is not considered that this will be unacceptable as the pool is for family use with limited need for constant water replacements. Besides, the pool has been created to serve as a Therapy pool that will aid the applicant's health needs. This aligns with one of the core aims of the Strategic Plan (Social Well-being) contained in Section 2.3 of the Plan which has the purpose "To enable the people individually and collectively to live healthily and fulfil their potential within a secure environment" since it will progress the social well-being of a mobility challenged individual on the Island.
6.6 Overall, the extensions are judged to respect the design and proportion of the existing dwelling and furthermore it is not considered that the proposed works would appear incongruous within the wider locality.
CONCLUSION 7.1 It is concluded that the development proposed is acceptable when assessed against the relevant policies and the existing built environment context. It is recommended that the planning application be approved.
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); (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: 15.07.2020
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Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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