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16/00975/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00975/B Applicant : Mr Sean & Mrs Janet Henry Proposal : Construction of single storey extension to rear of dwelling, installation of new/replacement decking and timber cladding to gable and installation of a flue Site Address : 12 Clybane Rise Douglas Isle of Man IM2 2LR
Case Officer : Miss Lucy Kinrade Photo Taken : 07.09.2016 Site Visit : 07.09.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
1.1 The application site is the residential curtilage of 12 Clybane Rise, Farmhill, Braddan an existing 2 storey semi-detached property that sits on a modest size corner plot where Clybane Rise meets Clybane Close.
1.2 The existing property has a single garage on the north-west side elevation with dormer windows on each side of its ridge, this provide additional living accommodation to the first floor of the main house.
1.3 On the rear elevation of the property is an existing utility door and window on the left hand side, and a kitchen window and dining room patio doors on the right hand side. On the first floor level there are 2 bedroom windows on the main house and a dormer window above the utility.
1.4 12 Clybane Rise is located within a large residential area of Farmhill, to the north-west of the site sits two large, 3 storey residential blocks. To the rear elevation of the property sits semi- detached properties numbers 2 and 4 Clybane Close. The rear elevation and rear garden of the application site faces towards the side elevation and rear garden of 2 Clybane Close.
2.0 PROPOSAL
2.1 The current planning application seeks approval for the erection of a single storey flat roof extension on the rear elevation to provide additional living accommodation on the ground floor.
2.2 The proposal looks to extend the existing kitchen/dining area of the main house approx. 3.2m x 5.5m which will allow for a larger kitchen and breakfast area and a new family room. This part of the extension is to have glazing and bi-fold doors which wrap the west corner and a 2m x 1.2m roof lantern.
2.3 The proposal also looks to extend out from the existing utility room to provide a new shower room on the ground floor. This part of the extension will extend approx. 2.2m from the main house and have a width of approx. 2.8m.
2.4 Within the current proposal the applicant also looks to gain approval for new horizontal timber cladding on the top half of the north-west facing gable elevation of the garage.
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2.5 The application also looks to install new timber decking in the rear garden to replace the removal of the existing decking and to install a stainless steel 1.5m flue on the rear ridge of the main house, in association with a new proposed wood burner.
3.0 PLANNING HISTORY
3.1 There have been two previous planning applications on the site, PA 93/00912/B for the relocation of an existing fence to extend the residential curtilage, this application was refused on review. The second application PA 97/00355/B for an extension to the first floor, the creation of porch and installation of roof light which was approved in 1997.
4.0 PLANNING POLICY
4.1 The site lies on the outskirts of Douglas along the boundary of Douglas and Braddan. Although clearly visible on Map 2 of the Douglas Local Plan 1998, the area of Clybane Rise and Clybane Close sit just outside of the designated zone for 'Predominately Residential'. On Map 2 of the Braddan Local Plan 2001 the site lies within an area designated as 'Master Plan to be prepared which will include areas of Industrial Use, Science based industries, High Density Residential Use, Landscaping and Secondary School of approx.. 16 acres'.
4.2 In terms of planning policy we must consider both General Policy 2 and paragraph 8.12.1 of the IOM Strategic Plan 2016 in the assessment of the 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:
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."
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."
5.0 REPRESENTATIONS
5.1 Braddan Commissioners have stated that they have no objection to the current planning application (19/09/2016).
5.2 The Department of Infrastructure Highway Services have stated that there is no highways interest in this application (02/09/16).
6.0 ASSESSMENT
6.1 The application seeks approval the erection of an extension to rear of the property to provide a larger open plan kitchen and breakfast room and a ground floor toilet and shower room. The most important areas for consideration in the assessment of this application are the impact of the proposed development on the character and appearance of the existing building and its impact on the amenity of neighbouring properties 10 Clybane Rise and 2 Clybane Close.
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16/00975/B
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6.2 The single storey flat roof extension shall project 3.2m from the existing building and shall have an overall roof height of 3m. Adjoining property 10 Clybane Rise has an existing conservatory on the rear elevation nearest the boundary with the application site, the glazed conservatory projects approx. 3m from the rear of the building with a square shaped design, glazed windows on each of the elevations and a glazed roof, it was noted from a site visit that the windows facing towards the boundary with the application site were obscured glazing.
6.3 Given the orientation of the two properties and the modest 3.2m projection of the new single storey extension, it is not expected that the proposal shall have any impacts on the amenity of 10 Clybane Rise in terms of the extensions size, form or location. The south facing rear elevations of both properties shall ensure that there will be little to no impacts on daylight or on the characteristics and pleasantries of the rear garden of 10 Clybane Rise. It was noted from a site visit that there was an existing boundary fence between the two properties and mature evergreen trees which provided additional privacy benefits to each of the properties.
6.4 The projection and height of the proposal is comparable to the existing conservatory of the neighbouring property, it is not expected that the extension shall project a distance any further than the neighbouring conservatory that would generate any adverse impacts.
6.5 A site visit was conducted from the rear garden of 10 Clybane Rise, the home owners were in residence during the time of the visit and a brief overview was given about the planning application for 12 Clybane Rise. The owners were made aware that they could review the planning application online and any formal comments should be submitted in writing to the planning department. It is to be noted that one concern raised by the neighbour during the site visit was the requirement of maintenance access for the roof of the proposed extension and the proposed wall nearest to the boundary with his property. It was advised that although this is a notable comment that it was not a material planning consideration.
6.6 The existing timber fence between 10 and 12 Clybane Rise has a solid appearance timber base section of approx. 1m, although the spacing of the horizontal planks are as such that you can see beyond them. The upper section of the fencing has a highly permeable trellis design approx. 800mm which allows a clear view through to the obscure windows of the neighbouring conservatory. Under the Isle of Man Town and Country Planning (Permitted Development) Order 2012 a solid 2m fence may be erected along the boundary of the two properties which would eradicate the majority of the views between the two properties with only the roof of the neighbouring conservatory on show, similarly only the roof of the proposed extension would be visible from the rear garden of 10 Clybane Rise. It is considered that the proposed extension would not generate any impacts greater than what a permitted 2m fence would entail. The proposed extension also sits approx. 375mm from the boundary line to allow a gap for the maintenance and repair of the side elevation if ever required.
6.7 Adjacent to the rear elevation of 12 Clybane Rise sits the side elevation of 2 Clybane Close. The side elevation of 2 Clybane Close has no fenestration which could be impacted from the extension and in terms of privacy of the garden space the impact of the proposed extension is no greater that the current privacy impacts of the existing rear windows of application site.
6.8 The rear extension would be visible from Clybane Close and from the upper levels of the Clybane Manor, however there are no adverse impacts anticipated from this and the distance between Clybane Manor and the application site is considered far enough to not warrant any adverse impacts.
6.9 The final element of the planning application seeks approval for the installation of new timber cladding to the north-west facing gable end of the house. The horizontal cladding is to start 2.5m up the existing gable wall and cover the area above up to the underside of the roof line.
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6.10 The application also seeks approval for the installation of new timber decking to replace the existing, given the suggested design of the new decking its installation could be carried out under permitted development, but in terms of this application the new decking is not considered to cause any concern to the overall scheme and is acceptable.
6.11 After a discussion with the agent with regards to the proposed flue it was considered that the use of a stainless steel finish may potentially catch the sun, or reflect daylight creating a shimmering beacon within the roofscape of the local area. As such the agent and applicant were happy to have the flue conditioned to be a dark non-relective finish.
7.0 RECOMMENDATION
7.1 Overall the application is considered to be acceptable and to comply with parts (b), (c), (g) and (n) of General Policy 2 of the Isle of Man Strategic Plan 2016, and therefore recommended for 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: 06.12.2016
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.
C 2. The flue must have a matt black finish or as otherwise approved by the Department prior to installation.
Reason: In order to maintain the character of the local area.
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This approval relates to drawing numbers 873/001 and the photographic record both date stamped and received 16th August 2016, and drawing number 873/002 Rev A date stamped and received 2nd November 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: 13.12.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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