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20/00570/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00570/B Applicant : Mrs Lorraine Lees Jweinat Proposal : Erection of first floor extension and re-roofing works Site Address : Newlands House Main Road Baldrine Isle Of Man IM4 6DX
Principal Planner: Miss S E Corlett Photo Taken : Site Visit : 07.07.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.08.2020 __
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.
C 2. Prior to the commencement of any removal of the existing roof coverings, a Preliminary Assessment for bats must be undertaken on the property by a suitably qualified ecologist and a report detailing the findings and recommendations for further survey, be submitted to and approved in writing by the Department. If found suitable then a bat roost survey should also be undertaken by a licenced bat ecologist and a report detailing the findings, including a mitigation plan for the bats protection, should be submitted to and approved in writing by the Department and the development must be undertaken in accordance with these details.
Reason: to ensure compliance with Environment Policy 4 and General Policy 2 of the Strategic Plan.
C 3. Prior to the application of any roof covering which is not natural slate, there must be approved by the Department a sample or information on the type of imitation slate to be used and the development must be undertaken in accordance with these details.
Reason: to ensure that the works are sympathetic to the character of the existing property and the surrounding area.
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20/00570/B Page 2 of 6
This application has been recommended for approval for the following reason. It is considered that the development complies with General Policy 2 of the Strategic Plan and subject to the satisfaction of a condition, could be made to comply with Environment Policy 4.
Plans/Drawings/Information;
This decision relates to supporting information and drawings ref 01, 02, 03, 04 and 05 all date stamped as received 4th June 2020. __
Interested Person Status - Additional Persons
It is recommended that the following parties 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 4(2):
the owner of 2, Glen View and the Isle of Man Victorian Society as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy, they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy, they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing dwelling which sits on the eastern side of the A2 highway which runs from Onchan to Laxey and through the settlement of Baldrine. Newlands House is a large, detached house which sits in line with the others on this frontage to the north and south.
1.2 The house is a rendered and slated roofed dwelling which has a central two storey section with two substantial chimneys and a projecting pitched roof element which is as tall at the main roof. This main core has gable ended roofs. Attached to the north end is a single storey annex with a hipped roof. To the south gable is a single storey link which attaches in turn to a three floor garage building with a steeply pitched roof which matches but is higher than the projecting element on the main frontage. On the front elevation there is a glass roofed sun lounge. The windows in the front elevation are almost all horizontally proportioned and subdivided into smaller more vertically proportioned panes with a few larger and more horizontal panes in one of the windows.
1.3 The rear elevation is taller as the ground level falls towards the east and two of the windows have the larger, horizontal pane. There is at the rear of the northern single storey annex, a set of four large patio style doors contained within a flat roofed annex.
1.4 The dwelling is currently a four bedroomed unit with a family room, kitchen, dining and utility room, sun lounge, hall and porches.
1.5 The property is visible when one passes the site, in a row of slated roofed dwellings with projecting gables.
THE PROPOSAL
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20/00570/B Page 3 of 6
2.1 Proposed is a first floor extension above the link between the house and the garage providing a continuous ridge across the frontage where the ridge above the two storey element runs parallel with the road. Additional first floor windows are proposed in the front elevation, much smaller and more square than the existing windows. The roof is to be replaced and the new roofing in artificial slate (Redland Cambrian).
2.2 The north and south elevations will remain the same as existing other than the replacement of the natural slate roof with artificial slates.
2.3 The applicant has submitted a supporting statement which explains that the roof has been needed to be replaced and in so doing they would like to take the opportunity to incorporate family living changes at the same time. They consider that the existing layout is disjointed and at present the family is split during the night with the parents sleeping in the main house with the rest of the family sleeping above the garage. The family have another member on the way and they would like to have access to all bedrooms from the first floor of the main house. There is a level difference between the first floor in the house and the garage (the garage is 800mm lower).
2.4 They explain that in order to make the extension sit comfortably within the existing buildings and streetscene, they have chosen to make the new ridge at the same height as that of the existing house and they fell that whilst higher and increasing the mass of the house, this can be absorbed by the surrounding area and given that the properties across the road are higher there should be no adverse impact on their outlook.
2.5 They believe that the proposal accords with the Residential Design Guidance as the details respect the proportion, form and design of the existing house and do not affect the amenities of those in adjacent property according to the measurements provided in the RDG.
PLANNING POLICY 3.1 The site lies within an area designated on the Laxey and Lonan Area Plan of 2005 as Predominantly Residential. On the draft Area Plan for the East the site also lies within a predominantly residential area. The site lies within neither an adopted nor proposed Conservation Area in any published document (the draft Area Plan refers to CA Appraisals for a number of areas but does not specify where these are).
3.2 The Strategic Plan policies and guidance applicable to this application are therefore the following:
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.
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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses and (g) does not affect adversely the amenity of local residents or the character of the locality."
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
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20/00570/B Page 4 of 6
Environment Policy 4 protects ecology particularly that identified by designation or legislation.
PLANNING HISTORY 4.1 A new dwelling was approved on the land to the north and other than that, planning approval has been granted for alterations under 00/00416/B and 87/00054/B.
REPRESENTATIONS 5.1 Garff Commissioners have not commented at the time of writing.
5.2 Highway Services have no interest in the application (23.06.20).
5.3 The Isle of Man Victorian Society comment as follows:
"We have viewed this application and fully appreciate the owners' wish to 'pull the accommodation together.' Baldrine has been suggested as a potential Conservation Area and this section of the Main Road would certainly form part of it. It comprises a mixture of Victorian, Edwardian and immediately post Great War dwellings. This property lies alongside a series of detached and semi-detached villas of that latter period. They were possibly built by Bob Corlett of Laxey who built a lot of Baldrine at this time. The agent comments ,' We appreciate the raise in ridge height to the central section will make the property look larger.' This is quite true and what was once the same size as some of the other dwellings along this section of the road will dominate the street scene. The previous alterations by the previous owner overcame this by virtually creating two units connected at ground floor level. It is important to look at the other properties of this vintage adjoining this property and it will be obvious that Corlett employed roofs that sloped down across two storeys, had differing ridge lines and also utilized dormer windows. We note that the proposed plan of the first floor extension has a corridor running along parallel with the main road and the habitable room is to the rear along with a store room and a bathroom. We feel the overpowering appearance could be reduced by lowering the ridge height of the 'link' and then installing dormer windows to emulate in some way the adjoining properties. We do however object to the use of Cambrian roof tiles. They are too heavy in appearance due to their thickness. The other properties in the road have slate or slate like roof covering which is appropriate to the period of the properties. This property should be reroofed in natural slate or a good artificial slate of standard slate sizes and thickness." (28.06.20).
5.4 The applicant responds to these points, suggesting that the site does not lie within a Conservation Area nor is the building Registered. They note the varying styles and sizes of dwellings in the streetscene and notes that the application building is lower than the road and relatively well screened. They have considered the suggestion of lowering the link part and incorporate dormers but they feel that this would compromise the design and reduce the usable space within to the point that the extension would become unfeasible. They add that the head height of the corridor and the bedroom at the external wall is already less than standard at just under 2m and reducing this further is not practical.
5.5 They accept that the scheme makes the property look larger but they feel that the site and surrounding streetscene can accommodate this and they consider the works will help tie the original house together with the previous garage extension to make a more visually appealing property. In respect of the tiles, they are considering a range of alternatives (21.07.20).
5.6 Ecosystems Policy Office refer to the Bat Conservation Trust's Guidelines which recommend that surveys are undertaken on pre 1960s detached buildings within 200m of woodland or water which would apply here and they recommend that a preliminary assessment for bats is undertaken by a suitably qualified ecologist and a report prepared detailing the findings and recommendations for further survey prior to determination of the application as this species is protected under the Wildlife Act 1990.
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20/00570/B Page 5 of 6
5.7 The views of the Registered Buildings Officer were sought and received as follows:
"I have had a look into this application; I have not been able to find any evidence that the property is in a proposed conservation area, it is also not proposed for registration.
The building is however of good quality and designed in an Arts and Crafts style and is visually attractive. The building has previously been extended and the proposals would result in the in the consolidation of those additions the net result of which is a greater volume of new work than original house. That said the design of this latest addition is in keeping with the character of the house.
Part of the character of the property is the roofscape, which could be seriously compromised by poor quality or inappropriate roof covering and I would recommend that traditional materials are used and this matter is controlled by mean of condition" (06.08.20).
5.8 The owner of 2, Glen View, Laxey opposes the application on the basis that the proposal to raise the roof to further link the two halves of the property will result in a size of dwelling highly visible and out of context with the character of the street scene and thus contrary to Isle of Man Strategic Plan 2016 General Policy 2 (b) and (c). She notes that trees have previously been removed here which increases the prominence and visibility of the property. She suggests that Baldrine has also been suggested to the Planning Policy Division as a candidate for Conservation Area status due to the distinctive period character of much of Main Road, the presence of Garwick Glen cutting through the village quite close to the application site both intermingled with older traditional buildings both on the Main Road and Clay Head Road (30.07.20).
ASSESSMENT 6.1 The works will increase the visual impact of the building and enlarge the dwelling. It is not within an adopted or proposed Conservation Area nor is the building Registered, and as such the usual tests for residential development should be applied as stated in GP2. Whilst it is suggested by two contributors that the site lies within an area which has been proposed as a Conservation Area, this does not appear to have translated into the draft Area Plan for the East (the Written Statement refers to seven CA Appraisals but does not say where these are). The RB Officer has no knowledge of any proposed Conservation Area relating to this site. The area is characterised by a range of different sizes of building with the overriding characteristic of the properties on this side of the road being the projecting gables which are to be retained as part of this scheme. The nature of the property together with its position below the road will lead, it is considered, to the works having an acceptable impact on the streetscene, in accordance with GP2. Whilst the extension may be visible from the road, and the property will be a larger one as a result of the proposed changes, it is not considered that this change in impact is sufficiently significant or adverse to warrant refusal of the application. The Strategic Plan makes it clear that outside of Conservation Areas or with Registered Buildings, there is a presumption in favour of extensions where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general and this is considered to be the case here.
6.2 Whilst the concerns of the Ecosystems Policy Office are noted, it is not considered necessary to require the bat survey prior to determination and a condition to require the information requested is considered appropriate in this case. No works may commence prior to the satisfaction of this condition and the enforcement of it is practicable.
6.3 It is important that any non natural slate is the appropriate thickness, size and colour so a condition requiring details of this is also appropriate.
CONCLUSION
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20/00570/B Page 6 of 6
7.1 It is considered that the development complies with General Policy 2 of the Strategic Plan and is supported subject to a condition regarding a bat survey.
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 in Article 4(2) who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
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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: 10.08.2020
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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