Loading document...
==== PAGE 1 ====
17/00546/B
Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00546/B Applicant : Mr Paul & Mrs Alayne Sheffield Proposal : Alterations, erection of extension, widening of driveway and vehicular access improvements Site Address : Arfyn Ballacraine St Johns Isle of Man IM4 3LR
Case Officer : Miss Lucy Kinrade Photo Taken : 11.07.2017 Site Visit : 11.07.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE
1.1 The application site is the residential curtilage of Arfyn, Ballacraine, St Johns, a detached single storey, hipped roof, dwelling situated on the northern side of A1 Main Road running through St Johns and just a short distance west from the Ballacraine Crossroads. The hipped roof property has two existing chimney stacks at either end.
1.2 The existing property is set back from the highway and sits at a level slightly higher than the road. The longer front elevation faces south and over the main road and includes a smaller hipped roof extension projecting forward from the front elevation providing an integral garage and covered open sided front porch.
1.3 At the rear the property faces north, the topography of the land is as such that the levels increase the further north you go, the property cuts into the slope resulting in the rear garden sitting at a level higher than the ground floor of the main house.
1.4 The top rear boundary of the property joins directly with a small single storey property that has been developed on the back land of the houses along the main road. This property is accessed by a small pedestrian footpath that runs between a small flat roof utility on the east side elevation of Arfyn and the eastern boundary of the site.
1.5 The nature of the properties on the northern side of the road are as such that they sit on long narrow plots with large garden space to the front and rear but sit relatively close to each other side by side. Arfyn is perhaps the only exception here given that there is an existing property at the rear.
2.0 PROPOSAL
2.1 The current planning application seeks approval for a number of alterations and extensions to the main dwelling, these include:
removal of garage door and replacement with a window on front elevation;
installation of 2 roof lights on the front, 1 roof light on the rear;
removal of existing chimney stack on eastern side of the roof and its replacement with a roof light;
==== PAGE 2 ====
17/00546/B
Page 2 of 5
2.2 The application also proposes an extension to the existing driveway hardstanding to provide additional off road parking and turning space and the widening of the existing access from 3.05m to 4.5m. No other alterations are proposed to the front boundary wall or hedging.
3.0 PLANNING HISTORY
3.1 There have been no previous planning applications for the site that are considered materially relevant in the determination of the current application.
4.0 PLANNING POLICY
4.1 The property lies in an area zoned as Predominantly Residential under the St John's Local Plan 1999; the site is not within a Conservation Area.
4.2 Due to the zoning of the site and the proposed works the St John's Local Plan contains one policy which is relevant to this application, Policy RES/P/5 states;
"With the exception of appropriate extensions and alterations to existing property which will generally be acceptable..."
4.3 The Isle of Man Strategic Plan 2016 also contains one policy which is considered specifically material in 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:
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.
5.0 REPRESENTATIONS
5.1 German Commissioners confirmed that they had no objections to the current application (14/06/2017).
5.2 The Department of Infrastructure Highway Services have indicated that they do not oppose the application stating that the loss of the garage and parking has been mitigated by the extension of the existing driveway and that the widening of the existing driveway is considered acceptable, although Highway Services have noted that the applicant must apply for the dropped kerbs and any footway amendments which are to be approved under Section 109a of the Highways Act (16/06/2017).
6.0 ASSESSMENT
6.1 The application seeks approval for a number of alterations to the existing dwelling and driveway and the erection of a new extension on the rear elevation and the installation of a new patio area and associated garden steps. The fundamental issues to consider in the assessment and
==== PAGE 3 ====
17/00546/B
Page 3 of 5
determination of this planning application are the impact of the proposed development on the character and appearance of the existing dwelling and streetscene and the impact of the proposal on the privacy and amenities of the surrounding neigbours.
ALTERATIONS TO DWELLING
6.2 The Town and Country Planning (Permitted Development) Order 2012 (PDO) allows for the replacement of an integral garage door with a window as long as the new window matches the style of the existing windows on the residential property. While the proposal here does not match with the existing windows, it is not considered that its installation will significantly impact the character of the existing property to warrant a refusal.
6.3 Similarly the PDO allows for the installation of up to 3 roof lights on each roof slope without the need for planning approval. Given the reasonable level of development set by the PDO, it is considered that the roof lights included within the current proposal are acceptable.
6.4 The proposed demolition of the flat roof utility on the side elevation is expected to improve the visual appearance of the property. The installation of a high level window in its place will service the new kitchen area within. It is expected that the high level window is for daylighting purposes only, although its installation will not generate any additional privacy impacts on the neighbour above what is already set from the existing windows or from the shared access running along the east boundary of the site.
REAR EXTENSION
6.5 At the rear the proposed extension will project 5m from the main dwelling and will cut into the slope of the rear garden. Views of the extension from the property at the rear will be primarily of the upper level of the eaves and hipped roof. The proposed ground floor window on the rear elevation is not expected to impact the privacy of the neighbours at the rear and there are no windows proposed on the east elevation.
6.6 The proposed extension and bi-folding doors will sit 10m from the west boundary with neighbouring property Slaidburn. Currently there is very little boundary treatment between each property resulting in overlooking between each of the properties, however given the typography of the land the views of each of the rear elevation of the neighbouring properties can be achieved from the upper levels of the garden. Although this should not be sought to be made worse through development there is a general level of overlooking that is perhaps acceptable in residential locations such as this. It must also be taking into consideration that the erection of a boundary fence in line with the standards set in the PDO without the need for planning would limit any visual or privacy impacts between each of the properties.
6.7 It is considered that the rear extension by means of its, siting, size and design does not adversely impact the amenities or privacy of the neighbours, and that its proposed finish helps to create a uniform appearance throughout the rear of the property.
PATIO AND STEPS
6.8 The existing garden sits at a level much higher than the proposed patio area. The creation and installation of the lower patio areas is expected to reduce the levels of overlooking between the properties, minded that the existing boundary treatment and the introduction of new would also contribute towards minimising overlooking.
DRIVEWAY
6.9 Extension to the existing driveway hardstanding will mitigate the loss of the parking space provided by the existing garage. The larger driveway area will allow for the parking of additional
==== PAGE 4 ====
17/00546/B
Page 4 of 5
vehicles and will ease the turning of vehicles off the main road. While the widening of the existing access isn't necessarily required, it is expected that its alteration will ease its use for the owners of the property and to anyone visiting the site. The proposals to the existing driveway are not expected to impact the streetscene or to impact highway safety. The driveway extension and access is considered acceptable.
CONCLUSION
6.10 Overall the extension and alterations to the existing property are not considered to impact the character of the existing building or to impact the character of the property from street scene as view by the public. The proposals are not considered to be overbearing or to generate any adverse overlooking impacts between the site and neighbouring properties.
7.0 RECOMMENDATION
7.1 For these reasons the application and its proposals are considered to comply with (b), (c) and (g) of GP2 of the Isle of Man Strategic Plan 2016 and RES/P/5 of the St Johns Local Plan. The application is recommended for approval.
8.0 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 (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: 14.07.2017
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.
N 1. The applicant is advised to communicate with the Department of Infrastructure Highways Services regarding any alterations to the existing footway and dropped kerbs for the proposed widening of the driveway access.
==== PAGE 5 ====
17/00546/B
Page 5 of 5
This approval relates to drawings numbered 1, 2, 3, 4 and 5 all date stamped and received 17th May 2017 and associated photographs also date stamped 17th 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: 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.
Copyright in submitted documents remains with their authors. Request removal