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20/00946/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00946/B Applicant : Mr Robert Bell & Miss Kyra Morphet Proposal : Erection of a porch and erection of a two storey extension to dwelling Site Address : Miranda Cottage Main Road Colby Isle Of Man IM9 4AD
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.10.2020 __
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. All external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted Drawing No. 20 1395/02, date stamped as having been received 18 August 2020. No new types of materials shall be added to the external elevations of the development, hereby approved.
Reason: In the interests of the character and appearance of the site and surrounding area.
N 1. Applicant are advised that there may be need for licences to place equipment and materials in the highway during works
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 of the Isle of Man Strategic Plan 2016, and the RDG 2019.
Plans/Drawings/Information; This permission relates to the Planning Statement and Drawing No. 20 1395/01, 20 1395/02 and 2002/J/01 date stamped and received on 18 August 2020. __
Interested Person Status - Additional Persons
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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):
Magher Feailley, Main Road, Colby
as 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 APPLICATION SITE 1.1 The application site is the residential curtilage of Miranda Cottage, a two storey detached dwelling located on the southern side of the A7 Main Road in Colby. This property which is a traditional Manx stone cottage has its external elevations still comprised of unaltered Manx stone. The existing windows on the dwelling are timber sliding sash windows, while its main door is a timber door painted white.
1.2 The orientation of the building is such that its left side elevation faces northwest, while its front elevation faces south west where its garden is located. Like its neighbouring dwellings, the property has its southern boundary abutting farms fields which offers open views to the countryside. The front boundary of the property which abuts the A7 (Main Road) consists of a dwarf Manx stone wall which is about 800mm high joined to a well-trimmed hedge which rises to about 1.6m; opening up at the north west end for the site access and parking area.
1.3 The street scene is characterised by a mixture of Manx vernacular dwellings many of which have traditional Manx stone finishing, many 20th century bungalows or semi-detached houses, as well as many recently built modern housing developments.
THE PROPOSAL 2.1 This current planning application seeks approval for the erection of a porch and erection of a two storey extension to dwelling on the south eastern side elevation.
2.2 The proposed two storey extension would have a length of 6.6 metres, width of just less than 5.8 metres and maximum height of 6.7 metres. This extension which would be set 500mm lower than the main roof pitch would have a steeply pitched roof like the main dwelling. The external wall would also be recessed from the position of the main building walls by 450mm at the back and the front; thus creating a clear distinction between this contemporary extension and the traditional Manx stone cottage. The external walls of the ground floor of the extension would be clad in Traditional laid Manx stonework, while the first floor extension walls would be smooth plain rendered and painted grey or clad in vertically hung larch timber cladding left to weather naturally to silver grey finish. There would be a rear balcony that would have glass balustrades 1.1m high. The roof of the extension would be finished in natural blue/dark grey slate to match the roof of the main dwelling.
2.3 The other works would involve the creation of a front porch on the front elevation of the traditional cottage. This front porch would have a width 1.2m x 1.2m internal with thick walls to mirror the appearance of the cottage and appear traditional. The external walls would be clad in Traditional laid Manx stonework with glazing above. The steeply pitch roof above would be finished in natural blue/dark grey slate to match the roof of the main dwelling.
2.4 Additional works would involve the installation of four new 650mm x 850mm conservation style velux rooflights on both roof panes of the cottage (two on each), as well as
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the installation of two 950mm x 850mm centre pivot velux units or similar approved on each roof panes of the extension. Also, a timber decking would be built around the side and front elevations of the extension with access to the new porch and pedestrian walkway to property.
2.5 The new windows to the existing cottage would be sliding sash black/dark grey timber double glazed units, while the windows to extension and porch would be composite aluminium black/dark grey double glazed units.
2.6 The new extension would provide for a Master bedroom, ensuite and dressing area on the first floor and an open plan kitchen, dining and family area on the ground floor. There would be internal alterations of the use and size of the spaces within the main cottage.
PLANNING POLICY 3.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Area Plan for the South 2013, and the site is not within a Conservation Area. As such, the following parts of the Strategic Plan are relevant:
3.2 General Policy 2 states: "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; (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."
3.4 The Department has recently published the Residential Design Guidance (July 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. The following sections of the RDG would also be vital in the assessment of the application.
3.4.1 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 deliberate design decision has been made to adopt a different approach - as set out on the next page.
3.5 Section 4.4: 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
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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 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.
PLANNING HISTORY 4.1 There are no previous planning applications for the application site or within the vicinity of the application site that are considered relevant in the assessment and determination of this application.
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 9 September 2020.
5.2 Arbory Parish Commissioners have stated that they agreed to make no comment on the application in a letter dated 21 September 2020.
5.3 The Owners/occupiers of Magher Feailley, Main Road, Colby have made the following comments in a letter dated 28 September 2020:
We write with regard to the above Planning Application. This property is on the opposite side of the road to our home and we request Interested Party status.
We have looked at the plans on line and are supportive of the application. We believe that the modernisation of this traditional Manx house by other than a simple 'box like'addition clad in stone should be welcomed. The proposed development is modern and imaginative, we are sure that it will make Miranda Cottage into a lovely home. We make no comment regarding the front porch and would request you give this application your favourable consideration.
ASSESSMENT 6.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of this current planning application are the impacts upon the existing character and appearance of the property and the impact on the street scene and impact on neighbouring amenity.
6.2 IMPACT ON THE CHARACTER AND APPEARANCE OF THE EXISTING DWELLING 6.2.1 The proposed extension respects the proportion, design and form of the existing dwelling and would appear as a subordinate addition to the main dwelling. Whereas it is considered to be of a more elegant and contemporary design than the existing, it is not judged to unduly harm the character and appearance of the main dwellinghouse. This is hinged on the fact that the extension would have the same roof design and pitch as the existing dwelling, but set about 500mm than the main roof height. As well, the width of the extension would be narrower than the existing building given that it would be 450mm narrower on the front and rear; thus appearing as a contemporary but subordinate addition to the dwelling.
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6.2.2 It is also considered that this development would not have a detrimental impact on the appearance of the existing dwelling as it would replicate the Manx vernacular form and proportion of the existing cottage, as well as utilize natural materials (timber cladding and stones), although with modern features such as the picture windows and glass balustrades. Moreover, the scale of the extension is such that would not impose on the main dwelling but would fit into the character of the existing cottage and site. Therefore the development proposed is deemed acceptable with regards to the impact on the main dwellinghouse.
6.2.3 With regard to the front porch, it is considered that its design, finishing and position on the dwelling would be in keeping with the traditional character of the dwelling. Whilst the addition of the modern features would create some form of variation from the common, this would not detract from the character of the dwelling as the prominent stone cladding, thick walls and pitch roof would tie in with the existing dwelling. Besides, similar front porches are not uncommon on traditional cottages on the island.
6.3 POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.3.1 The proposed works would modernise the appearance of the existing property, albeit, it would be erected at a position on the property where it would not be prominent within the street scene. As well, the proposed extension in terms of its proportion, form, scale, design and finishing are in keeping with the property and would not detract from the appearance of the property, which would make it a fitting addition to the street scene.
6.3.2 It is also noted that the street scene is characterised by a mixture of modern and traditional dwellings, with some of the traditional dwellings incorporating modern features such as flat roof front dormers, modern attached garages (both flat and pitched roofed) and modern timber first floor balconies and as such the new extensions would seamlessly fit into the diverse character of the street scene.
6.3.3 Another factor that would soften the impact of the development on the street scene is the 1.8m hedging which runs along the site frontage; limiting views to the new porch and the ground floor sections of the 2 storey side extension. The fact the site slopes downwards towards to south would further conceal elements of the new extension from public view.
6.3 POTENTIAL IMPACT ON NEIGHBOURING RESIDENTS 6.3 With regard to impact on neighbouring dwellings, the properties most likely to be impacted would be Ballavere Cottage and Claugh Vane Bungalow, given their proximity to the proposal site.
6.3.2 Concerning Ballavere Cottage, it is noted that although the two storey extension would be built within close proximity to an out building on the site, with possibility to have an overbearing impact on the building given the size, height and position of the extension, this impact is diminished by the fact that the affected building is non-habitable as it serves the double garage for the neighbouring dwelling. It is also noted that whilst the two storey extension would be built very close to the boundary and only about 7m from the main dwelling, there would be no windows installed on the elevation that overlooks this neighbour; thus overlooking cannot result from the development with regard to Ballavere Cottage.
6.3.3 The proposal will have little to no impact upon Claugh Vane Bungalow to the west given the position of the extension and also the existing boundary treatment (mature hedgerow and trees) between the two properties. Whilst there would be large windows installed on the western and southern elevations of the extension at first floor level, the existing boundary treatment would limit views to the neighbouring dwelling. As well, the separating distance between the proposed extension and this single storey dwelling would be more than 30m and as such the possibility of overlooking would be significantly diminished. Accordingly, it is considered the proposal would be appropriate in this respect.
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RECOMMENDATION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application 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: 28.10.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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