Boundary wall alterations and creation of a summerhouse to replace existing outbuilding
Site Address:
Arderry 30 Cronkbourne Road Douglas Isle Of Man IM2 3LB
Case Officer:
Miss Melissa McKnight
Photo Taken:
17.02.2012
Site Visit:
17.02.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 30 Cronkbourne Road, a two storey semi-detached dwelling on the eastern side of Cronkbourne Road in Douglas. The application site is the second dwelling along Cronkbourne Road closest to the junction leading onto Quarter Bridge Road and adjoins No. 28 to the south and No. 32 to the north. The application site overlooks the The Gardens nursery which is sited directly adjacent the dwelling on the eastern side of Cronkbourne Road. The rear of the application site can be seen from Thorny Road which runs to the north east to the rear of the dwelling.
The existing dwelling is finished in a grey pebble render and has a traditional pitched roof finished in slate. The front of the dwelling comprises an additional small annexe comprising a pitched roof with the left pitch steeper than the right if one was looking at the property from Cronkbourne Road. The existing dwelling comprises timber sliding sash windows throughout.
The existing boundary treatment of the dwelling comprises a hedge topped wall to the front of the dwelling separating the property from the pathway. The side boundary treatment comprises a stone wall leading round to the rear boundary. The existing driveway at the front of the dwelling has parking provisions for two vehicles. Cronkbourne Road has a one way system implemented leading north west to the Quarter Bridge Road. There are double yellow lines on the eastern side of the highway adjacent to the boundary of the nurseries. Parking is very limited parking on Cronkbourne Road itself as well as Thorny Road.
The Proposal
The proposal comprises boundary wall alterations and creation of a summerhouse to replace existing outbuilding in the rear garden. The original summerhouse has had to be demolished due to the purlin and rafters suffering from rot and the roof caving in.
The planning application seeks approval to rebuild a summerhouse with a lean to roof sited at the end of the existing rear garden measuring metres with a height of 3.4 metres at the highest roof height and 2 metres at the front elevation, lowest roof height. The proposed summerhouse will follow the length of the existing garage of No. 28 Cronkbourne Road. The total area equates to 12.5sqm. The proposed summerhouse is to be finished in bricks similar to those used in the original building and require a new supply of electricity.
The proposed new summerhouse is to have two fixed pane windows (0.6 x 1.45 metres) either side of double opening doors in the middle of the front elevation and a fixed pane window on the side elevation (0.65 x 1.36 metres) that faces the garden area. The fixed pane windows will have one long vertical glazing bar down the middle and four horizontal glazing bars separating the window into ten panes of glass. The roof is to be finished in the existing slates and windows and doors to be timber frames.
The final element of the planning application involves increasing the height of the existing rear boundary wall by 0.4 metres from 1.8 metres to 2.2 metres. The increased boundary wall is to be finished in stone to match the existing. Currently the stone wall is topped with glass pieces, proposed is to top the stone wall with suitable cap stones.
Planning History
The application site has not been the subject of any previous planning applications
Planning Policy
In terms of local plan policy, the application site is predominately residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The site is within the Selbourne Drive Conservation Area.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.
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 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;
(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;
(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;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Paragraph 8.12.1 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
extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Environment Policy 35 states:
"Within Conservation Areas, the department will only permit 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."
Representations
Douglas Borough Council have no objections to the planning application.
The Highways Division have no objections to the planning application.
Assessment
The key issues to consider in the assessment of this planning application are the impacts of the proposed new summerhouse and boundary wall alterations on the amenities of the local residents of Cronkbourne Road and Thorny Road, the impacts on the existing dwelling and on the character of the Conservation Area.
It is considered that the proposed summerhouse and boundary wall alterations will have a neutral impact on the local amenities of the residents of Cronkbourne Road. Given the position of the proposed development at the rear of the dwelling it is not readily visible from the public thoroughfare from Cronkbourne Road. In regards to the views from Thorny Road it is judged that there would be no adverse impacts on public and private amenity from Thorny Road or 'Thorny Lodge' which is adjacent to the rear of the application site, given that there was once an existing summerhouse, albeit smaller than the proposed. With there being no increase in height of the summerhouse the proposal is deemed not to cause overlooking or appear overbearing to either No. 32 or No. 28 Cronkbourne and 'Thorny Lodge'. The summerhouse is adjoined to No. 28's garage and is the same height; the proposed summerhouse will follow the same length of the garage thus causing no undue harm to the residents of 28 Cronkbourne Road.
The increased height of the rear boundary is considered to have a neutral impact on the amenities of the local residents of Cronkbourne Road and Thorny Road. The increased height is relatively modest and would is judged not to appear overbearing or become a dominant feature thus causing no harm on the public amenity. The proposed height would improve the private amenity of the residents of 30 Cronkbourne Road.
With both the proposed summerhouse and boundary wall using either the same materials or similar materials to the original it is deemed that all elements of the proposed development would respect the existing dwelling. The existing slates on the existing summerhouse roof are to be reused onto the new proposed summerhouse roof. The external elevations of the summer house will be finished in materials that are similar to those that have been used in the original building. The boundary wall will also be finished in stone as is the existing.
As mentioned earlier it is judged that the proposed development would not appear overbearing given that the majority of properties along Cronkbourne Road comprise detached garages that back onto to Thorny Road. With the proposed summerhouse matching the existing it is considered that it would not cause any undue harm to the surrounding area and look out of place. The development would not invade onto neighbouring properties or the highway and is therefore considered not to have any detrimental impacts on the amenities of Thorny Road or on the Conservation Area as a whole. It is deemed that the erection of a summerhouse would enhance the Conservation Area adding character to the area and the alterations of the existing boundary wall are considered to preserve the area providing increased privacy. Highway safety is not considered to be affected from the proposed development. Overall, it is considered that the planning application is in
alterations of the existing boundary wall are considered to preserve the area providing increased privacy. Highway safety is not considered to be affected from the proposed development. Overall, it is considered that the planning application is in accordance with General Policy 2, Paragraph 8.12.1 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority is, Douglas Borough Council, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 24.02.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for boundary wall alterations and creation of a summerhouse to replace existing outbuilding relates to Location Plan and Site Plan showing extent of wall alteration date stamped 19th January 2012. Photograph A and Drawing B date stamped 17th January 2012 and Drawings, C, D, Photograph E, Drawing F, G, H and I date stamped 19th January 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date: 27-2-12
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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