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17/00817/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00817/B Applicant : Mr James Hindley & Miss Emma Titley Proposal : Alterations and erection of extension Site Address : 1 Daisy Bank Cronk Road Port St. Mary Isle Of Man IM9 5AS
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.10.2017 __
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 terrace hereby approved may not be used until such times as the screen shown in the approved drawings is erected and such must be retained in situ thereafter.
Reason: to ensure the privacy of those in the adjacent dwelling, Cronk Lea.
Plans/Drawings/Information;
Plans reference 1, 3 and 4 all received on 31st July, 2017 and 2A received on 6th September, 2017.
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17/00817/B Page 2 of 4
Interested Person Status - Additional Persons
none __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling, one of a pair of semi-detached houses which sit on the western side of Lhargan, a highway which runs between properties to the west and properties to the east which front onto Bay View Road. The road becomes Cronk Road to the north as it slopes upwards. Properties along the street are a variety of traditional, modest Manx cottages with slightly larger properties such as the application site property and its neighbour, with grander elements such as bay windows, decorative ironwork and mouldings. Further up Cronk Road the properties are much taller, with additional storeys of accommodation with another pair of semi-detached traditional properties immediately alongside, but wider than the application property and its neighbour and with squarer bays and a continuous roof over the front porches.
1.2 The eastern side of Lhargan is more open with unbuilt areas of trees and the rears of properties - a former coal shed and further down Lhargan, a number of small garages alongside the highway.
THE PROPOSAL 2.1 Proposed is the erection of an extension to the south of the dwelling. The extension will be in two tiers with the lower tier set back slightly from the main facade by 300mm and the inclusion of an angled bay to mimic that on the main dwelling. The floor above will be set back by 1.7m from the ground floor with a small terrace between the front of the first floor and that of the ground floor with a stainless steel and glass balustrade at the front with a set of four bifold doors in the frontage, continuation of the scalloped fascia. A high level (minimum 1.8m high) obscured glass screen is to be installed on the southern elevation of the first floor balcony.
2.2 The extension will provide additional accommodation in the form of a family room and kitchen at first floor level and two bedrooms with en-suite accommodation and dressing room at ground floor.
2.3 The dwelling itself sits approximately 8m back from the highway with the ground floor some 2m above footway level.
2.4 The existing painted quoins are to be removed and the finishes made good on the existing main dwelling.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential. The site also lies within a proposed Conservation Area.
3.2 In respect of simple planning policy, the development should accord with the provisions of General Policy 2 of the Strategic Plan as follows:
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;
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17/00817/B Page 3 of 4
(c) does not affect adversely the character of the surrounding landscape or townscape and (g) does not affect adversely the amenity of local residents or the character of the locality".
3.3 In respect of the proposed Conservation Area, the draft Appraisal makes no particular reference to the application property or the others in this vicinity, other than referring to them as "stout" Victorian properties. Within Conservation Areas, development is expected to preserve or enhance the character and appearance of the Area.
PLANNING HISTORY 4.1 A similar scheme was granted planning approval under 08/02183/B. An off-road parking bay was refused under 08/02224/B for reasons relating to highway safety.
REPRESENTATIONS 5.1 Highway Services and Port St. Mary Commissioners both indicate that they have no objection to the application (18.08.17 and 29.08.17/03/09/17).
ASSESSMENT 6.1 The proposal is very similar to that approved in 2008 and there are no objections to the scheme. Whilst the proportions are slightly apart from those of the main house and projecting bay and the proposed bay will have no roof and therefore appear different to the more modern annex with its glazed balustrade and bi-fold doors. However, it is set back and therefore will read as a new annex rather than trying to be part of the main, original property and the proposal is considered to be acceptable.
6.2 The previous application was approved subject to a condition requiring the retention of the boundary fencing. However, in that case, the proposed works included the provision of a rear decked area whereas the current proposal does not. There are windows in the side of the new extension but these facilitate a bathroom and bedroom. The proposal now includes an obscured glazed screen on the side closest to Cronk Lea, assisting with the prevention of inter- visibility with this property.
CONCLUSION 7.1 The scheme is supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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.
8.2 The Planning Committee must determine:
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17/00817/B Page 4 of 4
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 06.10.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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