Loading document...
==== PAGE 1 ====
17/00617/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00617/B Applicant : Mr Robin Smith Proposal : Alterations, replacement of garage door with windows and door, raising of roof to provide additional living accommodation and alterations to vehicular access and driveway Site Address : Burnside Cottage Main Road Union Mills Isle Of Man IM4 4AG
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The application site represents the residential curtilage of an existing property location on the northern side of the A1 main road running through Union Mills. 'Burnside Cottage' is a predominant single storey dwelling with roof accommodation above and includes a two storey gable projection and an existing garage on the front elevation. The property is located directly behind the Old Chapel and adjacent to the Maitland Industrial estate.
1.2 The existing property is 6m x 16.7m and has a ridge height of approx. 5.8m. Its longest elevations facing north and south.
1.3 The rear north facing elevation has an existing stone finish while the remainder of the building has a painted render finish.
1.4 The east, north and west elevations of the property form the boundaries with its neighbours. Immediately to the east of the application site is a large detached industrial building which forms part of the industrial yard, to the west is a lane serving the rear of Maitland Terrace, to the north is the entrance to the industrial yard.
1.5 The existing amenity space for the single dwelling joins with the front elevation and bounds The Old Chapel on the south side. This area provides a lawned garden and an existing driveway leading to the garage.
PROPOSAL 2.1 The application seeks approval for the conversion of the existing garage to living accommodation and the upwards extension of the entire dwelling to provide full living accommodation at first floor level.
2.2 The proposal will replicate the visual appearance of two semi-detached Manx cottages from the front elevation but will remain as one single dwelling. There are no proposed alterations to the length and width of the main property; however the proposed ridge height will increase to approx. 6.8m.
2.3 At front elevation the proposal will include the installation of additional windows at first floor level to serve the internal bedroom spaces. No additional windows are proposed on the west, east or north facing elevations.
==== PAGE 2 ====
17/00617/B
Page 2 of 4
2.4 The existing amenity space will be amended to provide off road parking for at least 2 vehicles and will include the widening of the existing driveway access.
2.5 4 rooflights are proposed on the rear north facing roof slope and a small area of solar panels are proposed on the front south facing roof slope.
PLANNING HISTORY 3.1 The application site been subject to one previous planning application PA 15/00108/B for the demolition of existing dwelling and garage and the erection of a pair of linked detached dwellings with integral garaging, while there was a general acceptability of the principle of residential development here the site did not provide an acceptable level of usable external amenity space or general amenity for two properties and would represent an over-development and the application was refused.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Braddan Local Plan 1991.
4.2 The Isle of Man Strategic Plan 2016 indicates in paragraph 8.12.1 that there is a general presumption in favour of the extension of existing residential properties as long as the proposal does not detriment the amenity of its neighbours. General Policy 2 of the same plan sets out a general standard towards residential development and is considered essential in the assessment and determination of the current application.
4.3 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; (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; (n) is designed having due regard to best practice in reducing energy consumption."
REPRESENTATIONS 5.1 Braddan Parish Commissioners have no objection to the current planning application (16/06/2017).
5.2 The Department of Infrastructure Highways Services indicated that there was no highways interest in the application (27/06/2017)
ASSESSMENT 6.1 Given the nature of the proposal the key issues to consider in its assessment of the application are whether or not:
the upwards extension of the property is considered to impact the visual appearance and character of the area;
the installation of additional windows will impact the privacy and general amenities of the neighbouring properties
the proposal retains a suitable level of amenity space and parking for the existing dwelling.
==== PAGE 3 ====
17/00617/B
Page 3 of 4
Impacts upon the visual appearance of the street scene
6.2 The application site is located to the rear of The Old Chapel and it is unlikely that the development will be viewed in its entirety from the Main Road, although the open nature of the front garden means that the property will be visible from the narrow side access running along the western boundary.
6.3 While the existing property has some quirky features (its part industrial part residential appearance) it is not considered to be of any particular architectural or historic interest to warrant its retention. The upwards extension of the property and its amendment to appear like a pair of semi-detached Manx Cottages will not detriment the general character of the area and may help to create an more uniform and sympathetic approach to the neighbouring two storey properties along Maitland Terrace although there is no overriding house design or form within the locality of the site.
Impacts upon the amenities of neighbours
6.4 The form and layout of the existing and proposed windows and doors, combined with the installation of dummy stacks on the roof helps to create an illusion of two semi-detached dwellings but internally retains the entire property as one. The existing property has a window and dormer at first floor level, it is not expected that the installation of additional windows here will bring about any greater impacts on privacy.
Amenity levels of burnside cottage
6.5 In comparison to the previously refused application PA 15/00108/B, the significant benefit in the current scheme for Burnside Cottage is that the application retains the entire property as one single residential unit. The retention of such ensures that there is sufficient amenity space available.
6.6 The application includes a number of amendments to the layout of the front garden amenity space but includes the provision of 2 off road parking spaces complying with the parking standards set out in the Strategic Plan and minimising any impacts on highway safety in the area. While the proposal includes the widening of the existing driveway for ease of use and as such removal of part of the boundary wall, this is not expected to impact the visual appearance of the area.
Conclusion
6.7 The proposed development is considered to respect the site and surroundings in terms of its scale, form and design and its provision of suitable amenity space both internally and externally, including 2 off road parking spaces, meets the tests of the relevant parts of GP2. The inclusion of solar panels is also expected to positively contribute to the energy use of the dwelling.
RECOMMENDATION 7.1 Overall it is concluded that the planning application for the extension and alteration to Burnside Cottage meets the tests of General Policy 2 and is 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: 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 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, Department of Infrastructure Highway Services; and o The local authority in whose district the land the subject of the application is situated.
==== PAGE 4 ====
17/00617/B
Page 4 of 4
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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: 03.08.2017
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.
This approval relates to drawing numbers 1, 2, 3, 4 and 5, and associated photographs all date stamped and received 6/6/2017.
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 : 04.08.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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.
Copyright in submitted documents remains with their authors. Request removal