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16/00598/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00598/B Applicant : Val Galpin Proposal : Alterations to front porch and boundary fencing Site Address : Greenbank 11 Tynwald Road Peel Isle Of Man IM5 1JZ
Case Officer : Miss Lucy Kinrade Photo Taken : 21.06.2016 Site Visit : 21.06.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
1.1 The application site is the residential curtilage of Greenbank, 11 Tynwald Road, Peel a 2 storey dwelling situated on the northern side of Tynwald Road between Douglas Road and Douglas Street. The property set back from the main highway is sits prominently in a large plot and at a higher level than its neighbours.
1.2 To the rear of the property is an empty plot that lies in an 'L' shape direction from the rear and around to the east elevation of Greenbank, beyond this plot to the north of the application site is The Church of St German.
2.0 PROPOSAL
2.1 The current planning application for Greenbank seeks approval for the replacement of the existing timber front door on the front elevation with a new white single composite door with half glazed half composite side panels, and glazed feature to the top to match with the existing lead detailing. The patio area to the front of this door is also proposed for extension into the front lawn with the same size and style patio slabs.
2.2 The application also looks to gain approval for the erection of three timber fences, all designed with a vertical element and spacing between. Amended plans were requested from the applicant and were signed and received on 02/08/2016. It was noted that no comments were made by any relevant departments, local commissioners or by neighbouring properties and as such the drawings were circulated for information purpose only. The amended plans clarify the points between which the fencing will stand and their heights.
2.3 The first timber fence will enclose the garden from point A on the west side of the garage and run along the boundary and finish and point B1 on the east boundary where the existing oil tank sits. This fence will be 1.8m high and will include the enclosure of the oil tank.
2.4 The second timber fence will run from point E to F between the existing house and the existing boundary wall on the east and stand at a height of 1.8m.
2.5 The third fence will run from point C to D between the existing house and the garage and stand at a height of 1.2m high.
3.0 PLANNING HISTORY
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16/00598/B
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3.1 There have been two previous planning applications on the site; PA 12/00713/B and PA 10/01262/B. The latter gained original approval in 2010 for the alterations and extension of the main dwelling house and erection of a detached garage. PA 12/00713/B was approved in 2012 for the same as the previous approval but with minor amendments to the garage including its position and size.
4.0 PLANNING POLICY
4.1 The site lies within an area of 'Residential' use on the Peel Local Plan of 1989 and also within Peel's Conservation Area. As such, the following policies are applicable in this case:
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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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; n) is designed having due regard to best practice in reducing energy consumption."
Environment Policy 35 states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.0 REPRESENTATIONS
5.1 Peel Town Commissioners have no objection to the current planning application (25/06/2016).
5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (13/06/2016).
6.0 ASSESSMENT
6.1 The application seeks approval the replacement of the existing front door with a new composite door, the extension of the patio area to the front elevation and the erection of fencing. The most important areas for consideration in the assessment of this application is the impact of the proposed development on the character and appearance of the existing dwelling, impact on the surrounding area and local environment and whether it would preserve or enhance the Conservation Area in which the property stands.
6.2 Replacement of the timber frame front door with a new white composite door has been proposed in order to address the applicant's issues with cold, draught and damp in the existing timber porch. The new door will help provide an improved thermal efficiency of the front porch and reduce waste energy lost through heat. This complies with part (n) of GP2.
6.3 The door has been designed as such to provide greatest efficiency and to best match the existing. The proposed white composite single door will have to each side a half composite and half
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16/00598/B
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glazed panel. The entire width above the side panels and door will be glazed with an incorporated lead design pattern to match the existing ground floor windows. It is expected that the proposed door will enhance the front elevation of the existing property and therefore complies with EP35.
6.4 The proposed extension of the front patio with matching patio slabs shall have no adverse impact on the appearance of the dwelling and respect the site in accordance with (b) of GP2.
6.5 There has been correspondence with the applicant to discuss the proposed fencing. The applicant explains that the fencing is to provide enclosure to the rear garden to ensure a child and pet safe environment and to enclose the existing oil tank.
6.6 After conducting a site visit it was noted that there was an existing stone wall providing boundary control. Along the west and north boundary this wall was in poor state and in places less than 500mm, however along the east boundary this wall was well-made and standing over 1m high. It was explained by the applicant that in this instance perhaps the fencing would not be necessary to run along the east boundary.
6.7 The proposed fencing was then amended to show the starting Point A on the west side of the garage and for the fencing to run along the boundary of the rear garden and finish at the new Point B1 at the existing oil tank. The second part then running from point E to F to ensure full enclosure of the garden. Both parts standing at a height of 1.8m and to include vertical elements with spacing between.
6.8 The third part of the fencing development will run between points C and D at a height of 1.2m and matching the design of the boundary fencing.
6.9 All three sections of the proposed fencing will be set back from the main highway and marginally visible to passers-by. There is expected to be no adverse impact to the amenity of neighbouring properties, to the character of the existing dwelling or to the Conservation Area, therefore complying with EP35 and GP2. Overall the appearance of the fence is considered to be modest and agreeable.
7.0 RECOMMENDATION
7.1 Overall the application is considered to be acceptable and to comply with General Policy 2 and Environment Policy 35 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
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16/00598/B
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Recommended Decision:
Permitted Date of Recommendation: 12.08.2016
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 number G/918/1 date stamped and received 23/05/16, and the amended plan signed, date stamped and received 02/08/16.
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: 16.08.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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