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17/00515/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00515/B Applicant : Mr Thomas Sands Proposal : Replacement of existing bay window with white upvc casement, new pitched roof over bay and construction of extension to porch Site Address : 1 Governors Road Onchan Isle of Man IM3 1AX
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 1 Governors Road, Onchan, which is a detached, two-storey dwelling set back from and higher than the highway. The dwelling is attractively proportioned and detailed and has amongst its chief virtues a prominent bay window feature, rosemary roof tiles, timber detailing and a small, hipped-roof porch. Roughly half of the frontage is formed of a projecting gable wall that extends beyond the wall behind: the porch sits to the rearward part of the principal elevation. The dwelling is visible from the highway, albeit that robust screening from boundary trees and hedges reduce its prominence a little.
1.2 The windows in the first floor appear to have been replaced with uPVC at some point in the past, while the frames within the bay feature are timber and retain leaded detailing.
1.3 There are a pair of semi-detached dwellings to the east (nos.3 and 5) and others opposite.
2.0 PROPOSAL
2.1 Full planning approval is sought for two distinct, but small-scale, alterations to the dwelling.
2.2 Firstly, the window frames in the bay window, which are timber and rotting, are proposed for replacement with uPVC. A quotation sheet shows that the new windows would be identical to those existing, save that the existing leading would not be replicated. This element of the works does not in itself require the submission of a planning application, but also proposed is the addition of a sloping, circular peak above the bay feature and in replacement of the existing flat-roofed rolled lead. The roof would be entirely finished with rosemary tiling.
2.3 Secondly, it is proposed to extend the existing porch fully across the rearward element of the principal elevation. The hip would not be retained but the circular side window currently in place would be re-inserted in the new masonry wall. It is not clear from the submitted drawings if the new wall would be roughcast render to match that of the main dwelling. The roof would be entirely finished with rosemary tiling. The extension would provide for a cloakroom.
2.4 The applicant explains that the rosemary tiles would be reclaimed rather than new.
2.5 There is a slight discrepancy between the proposed front and side elevations inasmuch as the latter shows a half-gable in the extended porch while the latter seems to show there would be a hip. However, it is possible that the intention is to attach rosemary tiles to this half-gable.
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17/00515/B
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3.0 PLANNING HISTORY
3.1 The application site has been the subject of three applications since 1982, but as these referred to an extension / conservatory (PA 01/02290/B), the widening of the existing access (PA 99/00526/B), and the removal of a redundant chimney stack (PA 09/00080/B), none is considered of material relevance to the changes here proposed.
4.0 PLANNING POLICY
4.1 The application site is in an area zoned as Predominantly Residential under the Onchan Local Plan 2000. As such, the provisions of Policy O/RES/P/21 of Planning Circular 1/2000 (the written statement that accompanies the Local Plan) and General Policy 2 of the Strategic Plan apply here.
4.2 Also relevant from the latter is paragraph 8.12.1, which 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 DoI Highway Services - "no highway implications", received 07.09.2017.
5.2 Onchan District Commissioners recommend it be approved for planning purposes only in comments received 24th May 2017.
6.0 ASSESSMENT
6.1 The works proposed are minor in scale but will have a noticeable impact on the appearance of the dwelling, which, as noted, is attractively proportioned and detailed.
6.2 That being said, it is not considered that the works will be harmful to the appearance of the dwelling. The loss of traditional lead work in the windows is lamented, particularly so in the roof, but the addition of rosemary tiles in the suitably limited manner as proposed will result in a neutral impact overall from this part of the works.
6.3 The stretching of the porch across half the dwelling frontage might be slightly ungainly, especially without a window in the front elevation, but in terms of its scale relative to the main body of the building this is considered a minor concern as the massing is well-considered in not going beyond the front or side building line. The retention of the side circular window is to be welcomed, as is - again - the use of rosemary tiles to match the existing dwelling. A condition requiring the new wall to be finished to match the existing dwelling unless otherwise agreed in advance with the Department would be appropriate to ensure the character and appearance of the dwelling is respected.
6.4 The discrepancy between the proposed front and side elevations is not judged significant in the context of the development proposed, and should the applicant indeed intend to attach rosemary tiles to the half-gable this would - though unusual - not be harmful to the character or appearance of the dwelling in and of itself or as viewed from public positions.
7.0 RECOMMENDATION
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17/00515/B
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7.1 For the above reasons, the proposal is considered to comply with the relevant polices of the Development Plan and therefore is recommended for approval subject to the aforementioned condition.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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; o Highway Services of the Department of Infrastructure; o 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: 13.06.2017
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.
C 2. The walling to the porch as approved to be extended shall be finished to match that of the existing dwelling unless otherwise agreed in advance with the Department.
Reason: To ensure the character and appearance of the dwelling is respected.
The development hereby approved relates to the Location Plan, Site Plan, photograph sheets, Window Quotation Sheet and Existing and Proposed Elevations and annotations thereon, variously date-stamped as having been received 3rd May 2017, 10th May 2017 and 11th May 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: 15.06.2017
Determining officer
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17/00515/B
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Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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