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16/00640/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00640/B Applicant : Mr Andy & Mrs Jill Finch Proposal : Alterations, creation of first floor window and relocation of rear pedestrian access Site Address : 7 The Crescent Derbyhaven Isle Of Man IM9 1TX
Case Officer : Miss Lucy Kinrade Photo Taken : 03.08.2016 Site Visit : 03.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
1.1 The application site is the residential curtilage of 7 The Crescent, Derbyhaven, a two storey dwelling situated on the western side of the 2 when heading north from Derbyhaven towards Café Bar Two-Six located at the very end of the highway. Number 7 sits at the end of a row of 3 similar size and style terrace houses and joins directly with number 6. The property has a two storey and single storey outrigger to the rear and access from the courtyard out to the rear lane and parking area that runs behind the back of the properties situated along The Crescent.
2.0 PROPOSAL
2.1 The current planning application seeks approval for internal alterations of the ground floor to provide the property with an open plan kitchen/dining and living area with a smaller utility area. This will involve the removal of internal walls
2.2 The development proposes to remove and replace the existing conservatory with a new single storey lean to glazed structure that will stretch the entire width of the property.
2.3 A feature window is proposed for the end gable of the two storey outrigger that will provide views over the rear courtyard and beyond towards the runways of Ronaldsway Airport.
2.4 The final alteration to the existing dwelling will be the repositioning of the rear pedestrian access from the right side to the left in order to create an undisturbed seating area within the new courtyard.
3.0 PLANNING HISTORY
3.1 There have been 2 previous planning applications for the site, PA 00/01460/B for the installation of UPVC windows and door to the front elevation to replace the existing, and PA 94/01781/B for internal and external alterations that consisted of the extension and re-roofing of the existing conservatory and amending internal walls to form wider openings of the kitchen area. Both applications were approved.
4.0 PLANNING POLICY
4.1 The application site is part of a cluster of dwellings defining the boundary of Ronaldsway Airport and Castletown Golf Course and is marked on the Isle of Man Planning Scheme
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16/00640/B
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(Development Plan) Order 1982 as 'Existing Predominantly Residential'. On the Area Plan for the South 2013 the application site lies in an area not designated for development and defined in Appendix 4 (f) as having little or no scope for infilling or extension.
4.2 It is also noted that the settlement of Derbyhaven lines along its large natural harbour, an area described in the Area Plan for the South 2013 as having a 'pleasant public foreshore'. The application site is situated between an area designated as 'Confirmed ASSI' and 'Bird Sanctuaries', care and consideration must be given to these when considering assessment.
4.3 Derbyhaven was also proposed as a potential Conservation Area under the Area Plan for the South 2013 but was deemed to have insufficient architectural or historic interest to warrant the designation. However Derbyhaven is still seen as a small settlement of identifiable character and regard should be given to this when exercising development control in accordance to 5.17.3 of the APS2013.
4.4 In terms of the Isle of Man Strategic Plan 2016, there are two policies that are considered relevant to the assessment of this current planning application:
"General Policy 2: 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; (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; (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
4.5 Section 8.12.1 of the Isle of Man Strategic Plan 2016 also favours extension to existing property whereby it would not adversely impact the surrounding area or adjacent properties.
5.0 REPRESENTATIONS
5.1 Malew Parish Commissioners have no objection to the current planning application (29/06/2016).
5.2 The Department of Infrastructure Highway Services have indicated that they do not oppose this planning application (22/06/2016).
6.0 ASSESSMENT
6.1 The application seeks approval for the alteration of the existing dwelling to provide an improved ground floor layout and installation of a new roofing system. The application also looks to relocate the existing rear access to the other side of the courtyard and install a new feature window on the first floor outrigger. The fundamental issues to consider in the assessment and determination of this planning application are the impact of the proposed development on the character and appearance of the existing dwelling and the impact of the proposal on the surrounding area and street scene.
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16/00640/B
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6.2 The area of the proposed works is to the rear of the property which backs onto a small lane and parking area for the local residents and beyond this is the boundary of the runways of Ronaldsway Airport. Therefore the area of development is not visible from the main highway and the impact of the development on the street scene and character of Derbyhaven is eradicated.
6.3 The proposed feature window is replacing an existing window, although larger in size it is not seen as unacceptable. It will give the applicant views over the rear of the property towards Ronaldsway, there may also be views into the rear of the adjoining property, 6 The Crescent, however this is an acceptable situation when considering the design of terrace houses and the likelihood of overlooking neighbouring properties.
6.4 The alterations proposed in the application are a modern and modest addition to the property and will take place within the existing curtilage. For this reason, the development is deemed acceptable and is not judged to have a detrimental impact upon the appearance of the main dwelling, visual amenity the surrounding area or the ASSI and not considered to cause any affect to the local 'Bird Sanctuaries' and wildlife zones.
7.0 RECOMMENDATION
7.1 For these reasons the proposal is considered to comply with General Policy 2 and Section 8.12.1 of the IOM Strategic Plan 2013 and takes into consideration 5.17.3 of the Area Plan for the South 2013 and therefore 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:
(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 in this case the highways division of DoI and (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: 10.08.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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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.
The approval relates to drawing numbers 150/001, 150/002 and 150/003, all date stamped and received 6th June 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: 10.08.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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