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Application No.: 16/01081/B Applicant: Mr Jason Elliot Proposal: Replacement of garage door with a window, creation of ground floor doorway and erection of a first floor extension to dwelling Site Address: 1 Church Close Lonan Laxey Isle of Man IM4 7JY Case Officer : Miss Abigail Morgan Photo Taken: 26.10.2016 Site Visit: 26.10.2016 Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The application site represents the curtilage of an existing property, 1 Church Close, Lonan, Laxey. It is a rendered detached house that backs onto Church Road and is accessed by private access from Church Close shared with no 2 Church Close. - 1.2 Church Close is a cul-de-sac of 18 dwellings that were built in the late 1990s/early 2000s. On the opposite side of Church Road is All Saints Park another more modern development of a mix of house types.
2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Local Plan. The site is not within a Conservation Area. - 2.2 The following Strategic Plan policies are relevant in the determination of the application:- - 2.3 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:
2.4 Para 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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.
3.1 There are no previous planning applications associated with the property; since its original approval in 1998.
4.0 PROPOSAL - 4.1 The application seeks approval for first floor extension (above the garage), conversion of the garage to living space with replacement of garage door with window and a new door in the side elevation at ground floor. - 4.2 However under Class 26 Garage doors of the GPDO 2012 - The replacement of a garage door and frame with another garage door or a window. The internal garage space may then be used as part of the main dwelling to which the garage is attached, grants planning approval for these works as long as the window replicates the proportions of the windows on the ground floor of the same elevation of the door to be replaced; and at least 2 car parking spaces remain within the curtilage of the dwellinghouse.
5.0 REPRESENTATIONS - 5.1 Garff Parish Commissioners has no objection. 10.10.16. - 5.2 DOI Highways do not oppose with following comment; The proposal is to convert the garage to a home office and provide an extension to the first floor accommodation over the garage. The dwelling will still have sufficient off-road car parking for a residential dwelling. Highway Services does not oppose this application. 13/10/16. - 5.3 Owner/occupier of no 2 Church Close has raised an objection to the new side door, on the based that they believe the occupier intends to run his construction business out of the office and visiting clients/staff would increase the traffic in a child friendly area and increase wear and tear on shared access drive. They also raise concerns about increased traffic, access and potential damage to the shared drive and their property during construction phase and would like to be reassured that this will not happen during the works without some prior communication. They expect any damage or dirt to be corrected by the applicant.13.10.16.
6.0 ASSESSMENT - 6.1 The garage conversion and new window part of the application are considered to be permitted development and while included in the description for the current proposal, has already been granted approval under the PDO 2012. So in this instance has only been considered as part of the cumulative development at the property, rather than as an element of this proposal. - 6.2 The main issues are the effect of the proposed first floor extension and side door on the character and appearance of no 1 Church Close and the surrounding area and the effect on the living conditions of the occupiers of neighbouring properties, namely nos 2 and 3 Church Close, with particular reference to outlook and privacy. Visual Impact - 6.3 First floor side extensions can have a significant impact on the street scene. The reduction in width between properties can often create a 'terracing effect' where two properties visually join to create the impression of a continuous building frontage. This terracing effect can be out of character with the street scene, particularly where houses were originally built as detached properties. In order to protect the character of non-terraced streets generally it is requested that extensions are subordinate in scale with a set back at first floor level from the front wall of the original house by 1 metre, and have a lower ridge line than the existing property.
6.4 In this instance due to the difference in ground levels with the neighbouring property and a separation distance of 4m between the two properties the 'terracing' effect is not considered to be an issue and therefore the set back and down was not requested of the applicant. The design, size and massing of the proposal is considered in keeping with the existing property. - 6.5 In respect of the visual impact on the surrounding area, the proposed extension would be visible as one travelled along Church Road and from within the rear gardens in Church Close and some of the properties along Ballacannell. However it is not considered that the proposal would considerably unbalance the character and appearance of the street scene nor would appear as an incongruous feature on the application dwelling or within the wider area. Impact on Neighbouring Properties - 6.6 The neighbours have objected to the insertion of new door in the side elevation as they believe it will used for the applicant to run his business from home. With regard to the door itself this is not considered to be a concern in terms of an additional access to the house. In respect of the assertions that it is for the applicant to run his business from home, there is no evidence that this will be the case, however utilising an existing room as a home office is not a change of use for planning purposes and as such has not been part of the consideration in this instance. The overall proposal is not considered to adversely affect no 2 in any way. - 6.7 With regard to no 3 Church Close, the boundary to front elevation distance is 11m so while it will be visible to them it is not considered to be close enough to be affect the outlook from their rear garden. Other Matters
6.7 The neighbour has raised the issue of access and disturbance during construction this is not a material consideration in the consideration of this application. - 6.8 Overall, it is considered that the overall level of development is in keeping with the character of the dwelling and the area, with suitably limited impact on the neighbouring properties. Therefore, it is considered that the proposals complies with parts (b), (c) and (g) of General Policy 2.
7.0 RECOMMENDATION - 7.1 On the basis of the above the application is 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:
The owner/occupier of 2 Church Close, whose property is adjacent to the site and who shares the driveway with the site.
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: 01.11.2016 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 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 drawing nos 876/001 and 002 both date stamped received 20 September 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 02.11.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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