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16/00632/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00632/B Applicant : Mr Des & Mrs Kate Clague Proposal : Alterations and erection of an extension to existing conservatory Site Address : Kates Cottage 66 Birch Hill Crescent Onchan Isle Of Man IM3 3DB
Case Officer : Miss Lucy Kinrade Photo Taken : 19.07.2016 Site Visit : 19.07.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The application site is the residential curtilage of Kates Cottage, 66 Birch Hill Crescent, Onchan, a detached single storey dwelling set back from the main highway in a quiet residential area in Onchan. The property sits on a modest size plot in an estate of similar size and style properties.
1.2 The rear elevation of the property backs on to a large area of farming land with views looking towards Conrhenny Plantation and the north.
1.3 The property extends 3.6 metres on the rear elevation, this occurs in two parts, one a bedroom extension to the east side and the other a conservatory to the west side. Both are linked by a 4.4 metre wide patio area which has access from both the kitchen and the conservatory.
2.0 PROPOSAL 2.1 The current planning application seeks approval for the extension and alteration of the existing conservatory and the addition of a high level window on the west elevation to facilitate the existing dining room.
2.2 The proposal seeks to extend the east elevation of the existing conservatory out 600mm into the patio area.
2.3 The rear elevation of the conservatory facing north is also to be extended outwards 900mm to provide a bay window suitable to accommodate a 2 seat sofa.
2.4 New high performance glazing units will be installed to replace the existing conservatory glazing.
2.5 The existing glass roof is proposed for removal and to be replaced with a 'warm' flat roof to improve the thermal comfort of the internal space and to be of a design that matches the outlet of the existing flat roof extension of the bedroom.
2.6 There will be an increase in area to the step on the patio that provides a link to both the kitchen and conservatory access.
2.7 The application also seeks approval for an additional high level window in the west elevation. The proposed window sits 2 metres from ground level, is 1.8metres in length and 500mm deep.
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16/00632/B
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3.0 PLANNING HISTORY 3.1 Planning permission was sought and granted in 1993 under PA 93/00334/B for the erection and construction of a conservatory.
3.2 Planning permission was sought and granted in 2000 under PA 00/01688/B for the alteration of the dwelling to convert the existing integral garage into living space.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area zoned as 'Residential' under the Onchan Local Plan 2000. Planning Circular 1/2000, the written statement that accompanies the Local Plan, contains one policy that is considered materially relevant to the assessment of this current planning application POLICY O/RES/P/21 4.66 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."
4.2 Due to the zoning of the site and the proposed works, The Isle of Man Strategic Plan 2016 contains one policy which is considered specifically material in the assessment of this current planning application - 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: a) is in accordance with the design brief in the Area Plan where there is such a brief; 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."
4.3 The Isle of Man Strategic Plan 2016 also favours extension to existing property whereby it would not adversely impact the surrounding area or adjacent properties. Section 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."
5.0 REPRESENTATIONS 5.1 Onchan Commissioners have no objection to the current planning application (29/06/2016).
5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (24/06/2016).
6.0 ASSESSMENT 6.1 The application seeks approval for the alteration and extension of the existing conservatory at the rear of the property and the addition of a high level window to the west side elevation of the property. The fundamental issues to consider in the assessment and determination of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene, (iii) the impact of the proposal on the neighbours.
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16/00632/B
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6.2 The proposed alterations will see an extension of the conservatory to the rear and to the east side, encompassing part of the patio area. It is accepted that this extension will have little to no adverse effect on the neighbouring properties.
6.3 During the alterations process the existing glazing of the conservatory and the existing roof system is due to be replaced with newer systems that are presumed to improve the efficiency of the design and reduce wasted energy levels caused by heat loss and is seen as beneficial to the design.
6.4 At present the current conservatory roof sits higher than the eaves of the exiting house and looks disconnected and incoherent to the rest of the property. The proposed new roof will create an improved uniform appearance throughout the rear elevation and benefit the characteristic of the existing property.
6.5 Another consideration of the application is the proposed new window on the west side elevation facing in the direction of 68 Birch Hill Crescent. It is important to consider the privacy impacts that this will have on the neighbouring property. The window in the dining room is to be constructed at a height of 2metres, although not certain on the level of use of this room, it is expected that those using it will be predominantly seated and dining around a table. It is presumed that the proposed window is to be installed for lighting purposes and not for viewing purpose.
7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and the Onchan Local Plan 2000 and therefore recommended for an approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation:
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.
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16/00632/B
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Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings 1353.1. 1353.2 and 1353.3 together with the site location plan, all received on 2nd June 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 25.07.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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