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20/00564/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00564/B Applicant : Mr Daniel Crompton Proposal : Erection of rear extension and first floor extension and installation of replacement roof tiles to front and integrated photovoltaic roof tiles to rear Site Address : 44 Erin Crescent Port Erin Isle Of Man IM9 6FD
Planning Officer: Mr Paul Visigah Photo Taken : 21.08.2020 Site Visit : 21.08.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.08.2020 __
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 it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 4 of the Isle of Man Strategic Plan 2016, and the RDG 2019.
Plans/Drawings/Information;
This approval relates to the Marley SolteQ PV Solar Tile Details, the photograph, and Drawing Nos. 19-005-01 and 19-005-02 date stamped and received on 1st June 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE
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1.1 The application site is the residential curtilage of a semi-detached, two-storey dwelling of modern construction located on Erin Crescent, Port Erin. The dwelling backs onto a foot path which connects Erin Crescent to Erin Lane and Shirragh Way. The street scene is dominated by modern dwellings of a similar design and era. The property has an attached garage on the right of the dwelling, while additional parking for two vehicles is provided on the hardstanding area in front of the dwelling.
1.2 The rear of the site forms a boundary with an elevated landscape (about 3m high) which runs parallel to the site boundary. This boundary is enclosed by 1.8m timber fence which runs along the entire length of the rear boundary. The frontage of the dwelling is readily apparent from within Erin Crescent, but its rear is not readily apparent from Erin Crescent or Erin Way due to the raised nature of the rear boundary and the hedges which sit along the boundary with the foot path which abuts the rear of the dwelling.
THE PROPOSAL 2.1 This current planning application seeks approval for the erection of rear extension and first floor extension and installation of replacement roof tiles to front elevation and integrated photovoltaic roof tiles to rear. The works will involve the conversion of the existing garage to create a living room/games room, the erection of an extension over the garage to create two bedrooms, the erection of a single storey sunroom to the rear elevation and installation of photovoltaic roof tiles on the rear roof plane.
2.2 With regards to the conversion of the garage, it is proposed to remove the existing garage door and install a three pane window that would match the existing windows on the front elevation of the dwelling. The remaining aperture would be blocked up and rendered. There would also be brick detailing underneath to match the existing brick detailing on the front elevation of the dwelling beneath the windows on the front elevation of the dwelling. There would be no alterations made to the existing width of the garage.
2.3 The extension above the garage would add just less than 2.6 metres to the height of the existing garage and its roof ridge would be set 0.3 metres lower than the ridge height of the main dwelling. The first floor front elevation windows would match the existing front elevation windows in design, although it would be smaller in width as it would be 1.2m wide (600m less than the other windows on the front elevation. All the installed windows would be UPVC windows to match existing. The extension would be finished in materials to match the main dwellinghouse.
2.4 The rear extension would create a new sun lounge and would project roughly 4metres from the rear elevation and would have a width of approximately 4.6 metres. The new sun room extension would have an overall height of 3metres, would have a flat roof gently sloping towards the western boundary of the site and would be finished in materials to match the main house. As well, an 800mm x 2.1m full height window will be installed on the west elevation of the sunroom, while a corner Bifolding door will be installed on the west and south elevation. This door would be 2.1m wide on the west elevation and 3m wide on the south elevation.
2.5 Additional works to the dwelling will involve the replacement of the concrete roof tiles on the property with new concrete roof tiles to match existing. This would involve the installation of integrated photovoltaic roof tiles/panels within the rear roof pane (which is south facing).
PLANNING POLICY 3.1 In terms of land use designation, the application site is located within a wider area of land that is designated as "Predominantly Residential" on the Area Plan for the South (Map 7) 2013. In view of the fact that the site and surrounding land has been developed for residential use, the provisions of the General Policy 2 of the Strategic Plan 2016 will be pivotal in the assessment of this application.
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3.2 General Policy 2 states that: "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 Section 8.12.1 of the Strategic Development Plan will also be vital in assessing this application. It states that: 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 Development associated with renewable energy is referred to in the Strategic Plan as follows:
"12.2.8 The Department is fully supportive of the need to secure greater energy efficiency in new and existing development and has recently introduced additional energy efficiency requirements in the Building Regulations 2003. Energy efficiency and the use of renewable energy sources are covered in General Policy 2(m) of the Building Regulations. At the same time the Department recognizes that renewable energy sources can have adverse environmental impacts. The idea of a wind turbine Installation is currently being investigated and considered by the Manx Electricity Authority. Any feasible site is likely to be exposed and have considerable visual impact. There may also be other impacts such as noise. On a smaller scale, the popularity of domestic wind turbines has been increasing in recent years in response to rising energy prices and increasing awareness of climate change. Planning applications for domestic wind turbines are unlikely to require the submission of an Environmental Impact Assessment. The Department will assess any proposals for wind turbine installations by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site. It is likely that the visual impact would be less detrimental on a coastal site than on a rural or upland one".
Accordingly:
Energy Policy 4: Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA."
3.5 Sections 3.2, 4.2 and 7.3 of the Residential Design Guide 2019 would also be vital in the assessment of the application.
3.5.1 Paragraph 3.2.2 3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a
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deliberate design decision has been made to adopt a different approach - as set out on the next page.
3.5.2 Section 4.2: Single Storey Rear Extension 4.2.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties.
4.2.2 A "tunnelling effect" can be caused where windows are set back behind extensions projecting out either side. Ensuring an extension does not project too far from the rear of the house and/or setting an extension in from the boundary can help reduce problems of loss of daylight.
4.2.3 The acceptability of the length/depth of a single storey extension will depend on the positioning and size of neighbouring properties. For terraced houses and narrower semi- detached properties, single storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house.
3.5.3 Section 7.3. of the Residential Design Guide 7.3.1 A development should not result in significant levels of loss of day light or overshadowing, especially to primary habitable rooms, or to private gardens. Applicants are advised to look carefully at the path of the sun throughout the day, and consider where shadows fall, using this information to help in considering the design, position and height of the extension. The impact of overshadowing will increase if the new property/extension is to the South of a neighbouring property (as the sun's orientation is East to West). When the windows affected serve habitable rooms then it will be necessary to assess the impact upon light reaching these rooms.
PLANNING HISTORY 4.1 The application site has not been the subject of any previous planning applications.
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 a letter dated 23 June 2019.
5.2 Port Erin Commissioners have stated that they support the application in a letter dated 14 July 2020.
ASSESSMENT 6.1 There are four fundamental issues to consider in the assessment of this current planning application which are; i. Impact of the proposal on the existing appearance of the dwelling and the street scene of Erin Crescent; ii. Impact of the development on neighbouring residential amenity iii. Impact upon parking and highway safety. iv. Environmental Impacts of Photovoltaic roof tiles/panels
6.2 Existing Dwelling and Street scene
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6.2.1 The proposed extensions would be finished to match the main dwelling in terms of the windows, render and roof tiles and from a design point of view are judged to respect the design and proportions of the dwelling and are not considered to have an adverse impact upon the character and appearance of the existing dwelling. It is also noted that the roof of the side extension would be set 300mm lower than the roof of the main dwelling, making it subordinate.
6.2.2 In considering the impact of the flat roof extension on the existing dwelling, it is noted that the extension would be fairly well-hidden from public views given its position at the rear and the nature of the boundary treatment (raised boundary, trees and shrubbery) which would considerably conceal the extension. Whilst the flat roofed design would be at variance with sections of paragraph 3.2.2 of the RDG 2019, the extension would be proportionate to the rear elevation in terms of size, height and appearance, and its design matches the existing dwelling in terms of material and finishing. Besides, this extension will appear as a subordinate addition to the main dwelling.
6.2.3 With regard to the street scene of Erin Crescent, it is noted that No. 11, 48, and 50 which are situated close to the application property have had similar extensions above the garage and as such the proposed changes would seamlessly fit into the character of the street scene. It is also noted that the extension will be stepped back from the front building line, which would further help to ensure it remains subordinate to the main dwelling. In addition to the above, the extension would be finished in materials and detailing that would match the main dwelling, thereby maintaining the key features which characterises the street scene. The rear extension would not be visible from Erin Crescent and as such this element of the proposal would have a limited, if any, impact upon the street scene.
6.3 Neighbouring Residential Amenity 6.4.1 In respect of impacts on neighbouring dwellings, the property most likely to be impacted would be No. 46 Erin crescent given that the rear extension would be built only 200mm from the boundary and the rear elevation of the property is south facing with the proposed rear extension having the potential to result in loss of light for the neighbours. As such, it is noted that the position of the extension, west of the neighbour's property at no. 46, would reduce direct and indirect natural light to that property during summer evenings. Whilst this impact is considered to be worth mentioning given that the proposed sun room may create some loss of light impacting about 60% of the glass door serving the kitchen for this neighbouring dwelling, these neighbours stated during the officer's visit to their property on Friday 21 August 2020 that they have no concerns with the development. They also indicated that the applicant had explained the proposal to them and that they were comfortable with what had been proposed given that they rarely use the affected section of the site which is usually shaded as a result of the raised nature of the rear boundary and the thick shrubbery which prevents sunlight from reaching sections of the rear garden.
6.4 Impact upon Parking and Highway Safety 6.5.1 With regards to the conversion of the garage, the dwelling has a driveway which is suitable for parking two medium sized vehicles without prejudicing the safety of the highway or flow of traffic. During the site visit, it was observed that two large sized vehicles would comfortably park within the available off street parking within the curtilage of the dwelling without the vehicle protruding into the pedestrian walkway which abuts the parking spaces. As such, it is noted that the conversion of the garage and use of the existing driveway would not prejudice highway safety for pedestrians and vehicles using the abutting highway and walkway.
6.5 Environmental Impacts of Photovoltaic roof tiles/panels
6.5.1 The installation of the Photovoltaic roof tiles/panels at the site is not considered to have any adverse impacts on the application property or the locality and will accord with the general support given to the introduction of renewable and alternative energy sources as set out in the
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Strategic Plan, and is not required to provide an EIA. Their introduction here is expected to help contribute to the overall operation and energy efficiency of the property. In this respect the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with the relevant policies of the Isle of Man Strategic Plan 2016 and the guides stipulated in the RDG 2019 and as such 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); (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: 24.08.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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