The application site is the residential curtilage of '16 Cronk Cyllun', a two storey detached dwelling in Cronk-y-Thatcher, Colby, Arbory. The site is situated in the middle, on the last cul-de-sac of the close, north of the main road and directly adjacent to No. 12 and No. 13 Cronk Cullyn.
The existing dwelling has a single storey detached garage and a driveway at the front for more than two vehicles with a private garden to the rear. The dwelling is finished in a smooth cream render with white PVC windows and doors throughout the dwelling. The dwelling has a traditional pitched roof which is finished in slate.
The Proposal
The proposal comprises the installation of four Manual Vent Roof Lights (545 x 980mm external frame), to the front and rear roof elevations of the existing dwelling to the new attic conversion.
Planning History
The application site has been the subject of a number of planning applications, three of which are considered specifically material to the assessment of this current planning application:
PA 95/01124/B: Erection of 4 bedroom dwelling with garage, Plot 16, Cronk Cullyn, Cronk-y-Thatcher, Colby, Arbory. This previous planning application was permitted.
PA 94/01649/A: Approval in principle for residential development, part Fields 6629, 6039 & 6850, Ballacarmick, north of Cronk-y-Thatcher adjacent to Cronk Cullen, Arb. This previous planning application was permitted on review.
PA 94/00617/B: Erection of dwelling and garage, Plot 16, Cronk Cullyn, Cronk-y-Thatcher, Colby, Arbory. This previous planning application was permitted.
Planning Policy
In terms of local plan policy, the application site is in a predominately residential area within an area of high landscape value and scenic significance under the Arbory and East Rushen
Local Plan 1998 (Planning Circular 4/99) There is one policy with planning in the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application:
Policy 5.14. states:
"The entire local plan area shall be designated as an area of High Landscape and Scenic Significance as illustrated on the local plan scheme order."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to 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;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Environment Policy 2 states:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
REPRESENTATIONS
Arbory Parish Commissioners have considered the application and have no comments to make.
Assessment
The existing roof of the dwelling is pitched and finished in slate. The planning application seeks the approval for the installation of two new roof lights to front of the dwelling and the remaining two on the rear elevation.
It is considered that the level of proposed development contained within this planning application is relatively modest and is judged not to cause undue harm to public or private amenity. Roof lights are a common feature in residential properties and it is considered that the proposal would not adversely affect the character and quality of the surrounding area.
The proposed rooflights would not overlook onto neighbouring properties given their siting and positioned angle on the existing roof of the dwelling. Therefore it is judged that the amenities of local residents would not be damaged. Nearby properties of ‘Ballabrae’ and ‘Reayrt Aalin’ of Ard Woolly, approximately 60m south of ‘No 16 Cronk Cullyn’ have had similar roof lights installed. Although no properties within Cronk Cullyn have had roof lights installed, it should be noted that the houses do not follow a uniform suit within the close and it is deemed that the proposal is an appropriate form of development. The proposal poses no harm to the safety of the highway. Overall, the proposal is in accordance with Policy 5.14. of the Arbory and East Rushen Local Plan 1998 and General Policy 2 and Environment Policy 2 of the Isle of Man Strategic Plan 2007.
The proposal is not considered to affect any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority is, Arbory Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 31.01.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 1/2/12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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