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Application No.: 16/00868/B Applicant: Mr & Mrs Jon Quayle Proposal: Erection of a rear extension to dwelling Site Address: Hawthorne Cottage Peel Road Ballacraine St Johns Isle of Man IM4 3LR Case Officer : Miss Lucy Kinrade Photo Taken: 07.09.2016 Site Visit: 07.09.2016 Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The application site is the residential curtilage of Hawthorne Cottage, Peel Road, St Johns, a detached two storey Manx vernacular style dwelling located along the A1 Main Road in St Johns, a short distance from Ballacraine Crossroads on the right hand side when heading west towards Peel. - 1.2 The front elevation of the property faces south directly on to the A1 highway; the rear elevation faces north with views over the rear patio area and views upwards over the steep sloping gradient of the rear garden. - 1.3 Given the nature of the topography of the area the majority of properties on the northern side of the road are sited on long and narrow plots, Hawthorne Cottage is an example of this, as such some of the properties sit closely to each other side by side with an array of level changes between each depending on their location along the road. - 1.4 The existing property has an existing 2 storey extension on the rear which provides additional living accommodation to the original house with a kitchen and family room area on the ground floor and a bedroom on the first floor.
2.0 PROPOSAL - 2.1 The current planning application seeks approval for the further extension of the existing dwelling with a single storey extension on the rear elevation to provide an enlarged kitchen and family room area and an additional dining area. - 2.2 The proposed flat roof extension is to be 6m long x 6.1m wide and have a finished roof height of approx. 3m. - 2.3 There are no proposed windows in either of the west or east side elevations. - 2.4 On the rear elevation of the proposed extension is an aluminium framed set of bi-folding doors which will provide access into the new proposed rear patio area. - 2.5 The existing stairway and layout of the existing garden is proposed to be altered to provide a patio area on the ground floor level of the new extension, then a second raised patio area above with additional stepped access up to the rear garden, this is proposed to be graded on site. - 2.6 The extension is proposed to be rendered and finished to match the existing dwelling.
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3.0 PLANNING HISTORY - 3.1 There have been 3 previous planning applications on the site. - 3.2 PA 85/00686/B was granted approval for the construction of rear dormers on the existing dwelling; - 3.3 PA 04/02531/B for the demolition of the existing rear extension and its replacement with a larger two storey extension was refused on review for the reasons that the extension was too large and its design had a detrimental impact on the existing property and an adverse impact on the dwelling as viewed from the main highway. - 3.4 PA 05/01084/B for the erection of a two storey extension was a re-submission of the previous application from 2004, this submission addressed the visual impacts of the extension and its visual appearance from the highway. The application was approved at Planning Committee.
4.0 PLANNING POLICY - 4.1 The property lies in an area zoned as Predominantly Residential under the St John's Local Plan 1999; the site is not within a Conservation Area. - 4.2 Due to the zoning of the site and the proposed works the St John's Local Plan contains one policy which is relevant to this application, Policy RES/P/5 states;
"With the exception of appropriate extensions and alterations to existing property which will generally be acceptable..."
4.3 The Isle of Man Strategic Plan 2016 also 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:
5.0 REPRESENTATIONS - 5.1 German Commissioners asked on 18/08/2016 that the application be deferred until their next meeting. The Commissioners later confirmed that they had no objections to the current application (27/10/2016). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (18/08/2016).
6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of a new extension on the rear elevation of the property. The fundamental issues to consider in the assessment and determination of this planning application are;
6.2 Although the use of flat roof extensions is not usually welcomed, its application in this case is beneficial in order to reduce the impact of the extension on neighbouring property Norlaes. If the
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application was to have proposed a pitched roof extension there may have been adverse impacts on the amenity of Norlaes.
6.3 It is expected that the proposed extension shall not be visible from the main public highway given its location at the rear of the existing dwelling. The use of a single storey flat roof design for the extension also reduces its visibility from each of the side elevations when looking from the main public highway. This helps to retain the character of the existing building and the surrounding area. - 6.4 Due to the topography of the land the rear ground floor level of Hawthorne Cottage sits lower than its neighbours Norlaes, Green Acres and Woodbine Cottage. The proposed single storey extension will also sit at this lower level; as such there are no anticipated adverse impacts on the amenity of either of the neighbours.
6.4 Although there are no windows proposed on the east or west side elevations of the single storey extension, the installation of windows here would have had very little impact on the privacy of the neighbouring properties given that it is situated at a level much lower than its neighbours. - 6.5 The installation of flat roof windows ensures that the roof height of the extension is kept to a suitable single storey level whilst benefiting from daylight to the internal space below. - 6.6 Overall the extension is to be finished and rendered to match the existing property which will create a uniform appearance throughout, although this will only be visible from the rear garden of the application site.
7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with (b), (c) and (g) of GP2 of the Isle of Man Strategic Plan 2016 and 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:
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: 15.11.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions 16/00868/B Page 3 of 5
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 numbers 16/2546/02A and 16/2546/03A date stamped and received 19th 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: 18.11.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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