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17/00379/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00379/B Applicant : Mrs Joanna Shepherd Proposal : Erection of open front porch and additional openings in bedroom over garage Site Address : 3 Parson's Glebe St Johns Isle of Man IM4 3LT
Case Officer : Miss Lucy Kinrade Photo Taken : 11.07.2017 Site Visit : 11.07.2017 Expected Decision Level : Officer Delegation
Officer’s Report
SITE
1.1 The application site is the residential curtilage of 3 Parsonage Glebe, St Johns an existing detached two storey dwelling, located within a small cul-de-sac of three properties which form Parsonage Glebe. The property sits within a large plot north of the main A1 Ballacraine Road which runs through St Johns. The rear of the property backs on to an area of open land which adjoins with the St Johns Arboretum.
1.2 The existing property has a large existing single storey conservatory on the north-west elevation which has recently been approved for the replacement of the roof under PA 16/01253/B. The south east corner of the existing property there is an adjoining two storey double garage that has living accommodation in the roof space above that connects to the first floor of the main house. There are two existing roof lights on the rear roof slope.
1.3 On the front elevation which faces south-west over the existing drive and front garden is an existing front door which provides access directly into the dweling.
PROPOSAL
2.1 The current planning application seeks approval for two area of development; the erection of an open front porch to the front elevation and the alteration to the existing garage roof and gable end to provide new fenestration to the first floor accommodation.
2.2 The proposed open front porch is to be 2.6m long and to project 1.8m from the front elevation. The porch is to be constructed using a timber frame and finished with a pitched roof.
2.3 Alterations to the garage include:
PLANNING HISTORY
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3.1 There are no planning applications considered materially relevant in the assessment of the current application.
PLANNING POLICY
4.1 The application site is within an area recognised as "Predominantly Residential" identified on the St Johns Local Plan 1999. Due to the zoning of the site and the proposed works, The Isle of Man Strategic Plan 2016 contains one policy which is considered specifically material in the assessment of this current planning application -
4.2 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."
REPRESENTATIONS
5.1 German Commissioners have no objections to the application (06/06/2017).
5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (27/05/2017).
ASSESSMENT
6.1 The application seeks approval for the erection of a new front porch and alterations to the existing garage roof to provide additional areas of fenestration and a gable end Juliette balcony serviced by a set of first floor patio doors. The fundamental issues to consider are the impact of the proposals on the character and appearance of the existing dwelling and the impact of the proposal on the amenities of the surrounding neighbours.
6.2 Firstly the erection of a new open aired timber framed porch will not be visible from the main highway or readily visible to those in the surrounding area, its development is not considered to impact the character of the existing house and is expected to provide a useful covered area under which visitors or owners of the property can stand prior to entering the property. The front porch is considered acceptable and to meet the needs of GP2.
6.3 Given the fenestration make-up of the first floor of the existing dwelling the installation of additional fenestration above the existing garage is not expected to generate any impacts on the amenity and privacy of the surrounding neighbours above what is already the case, in addition to this it must be minded that the nearest property does sit approx. 22m from the nearest point of the front elevation of the garage and at a level much lower than the application site thus helping to reduce the impact on privacy. The size, design and form of the proposed windows is not considered to impact the appearance of the dwelling to warrant a concern and generally respect the site to an acceptable level.
6.4 The proposed windows at the rear are to replace two existing roof lights, while the size and appearance of the new windows differ to the existing their installation will have no impact on the amenity of the neighbours or to the wider public given their location at the rear. Their installation
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would likely to go unnoticed no most. There are no concerns here and the fenestration is considered acceptable.
6.5 The most concerning element of the application in this instance was the introduction of the new first floor elevation patio doors and a Juliette balcony central to the gable end elevation where originally there has never been any fenestration. The new patio doors would face south east and towards adjacent property Norlaes. Following a site visit is was evident that the distance between the two properties approx. 25m minimised any impacts on privacy. Although the large area of dense vegetation along with the downwards sloping topography of the land also made it difficult to clearly see any of the nearby neighbouring properties.
6.6 Overall the proposals are not expected to impact the visual appearance of the existing property or to impact the amenities of the neighbouring properties. The development works will not be readily visible from the public highway and as such retain the character of the St Johns area.
RECOMMENDATION
7.1 For these reasons the proposal is considered to comply with parts (b), (c) and (g) of General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore recommended for approval.
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; (d) Highway Services Division of Department of Infrastructure, 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: 12.07.2017
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.
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This approval relates to drawings numbered 1, 2, 3, 4 and supporting site photographs all date stamped and received 2rd April 2017.
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: 17.07.2017
Determining officer
Signed : S CORLETT Sarah Corlett
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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