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16/01117/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01117/B Applicant : Mr Steven Wylie Proposal : Alterations, erection of ground and first floor extensions and creation of a first floor terrace. Site Address : Woodridge (formerly Known As Vaujany) Hillberry Green Douglas Isle Of Man IM2 6DE
Case Officer : Miss S E Corlett Photo Taken : 24.10.2016 Site Visit : 24.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling situated at the southern end of the cluster of dwellings known as Hillberry Green - a very low density of large houses in mature landscaped grounds.
1.2 The application property is a typical property for the estate, relatively modern with hipped, tiled roof and rendered walls with vertically proportioned windows and a porte cochere type open pillared entrance feature around the front door. The main house is two storey and symmetrical other than for a chimney and external breast on the southern gable and there is a single storey annex to the north which provides a garage. This too has a hipped roof.
1.3 The house is some distance from other property within the estate and separated therefrom by mature planting.
THE PROPOSAL 2.1 Proposed is a series of extensions:
the single storey garage annex will be extended to the rear by a little over 3m and raised to two storeys a new single storey annex will be added to the southern elevation a small single storey annex will be added to the rear, projecting out from the existing rear elevation by 6.25m.
2.2 The new two storey annex will have a glazed balcony looking out over the rear garden and with a series of glazed doors across almost all of this elevation.
PLANNING POLICY 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Low Density Housing in Parkland. As such, as long as the development ensures that the site remains in character as is promoted by the guidance which refers to such development, what is proposed should be acceptable.
3.2 This guidance is found within Planning Circular 8/89 and includes the following:
"Areas of existing low density housing in parkland...are usually characterised by fine buildings and mature trees standing in landscaped grounds" (paragraph 3)
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"those which are clearly within the built areas of the Island's town and Villages...where residential development could take place without any tree-felling and without any diminution of the public amenity value of the landscape, development in accordance with the criteria set out in (4) below may be permitted" (paragraph 3)
"Buildings must be substantial, and designed and finished to the highest quality; and each dwelling must be sited in at least 1 acres of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees" (paragraph 4).
3.3 The requirements of General Policy 2 which provide general guidance on good development are appropriate as follows:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape;
PLANNING HISTORY 4.1 The house was approved under PAs 87/01004/B, 90/01697/B and 96/00902/B and extensions were approved under PA 09/01625/B.
REPRESENTATIONS 5.1 The Forestry Officer raised concerns about the impact of the works on existing trees which add significantly to the character and amenities of the area (18.10.16). Following this, the applicant commissioned the services of an Arboriculturist who prepared a tree survey and method statement for the undertaking of the works and this information is available for public view on the file and online. The report recommends that three trees should be removed, one on the basis of the impact of the proposed works and two on the basis of their existing structural health. It also described protective measures which are recommended to protect the remaining trees.
5.2 The report, dated 15th March, 2017, identifies a range of trees near the proposed extension - beech, horse chestnut, oak, pine, spruce, sweet chestnut, sycamore, larch and redwood - some A category, mostly B and some C. The tree to be removed due to the impact of the proposed works is a redwood which may already have been damaged by the installation of a concrete pad at the rear of the house. No significant roots were identified near the area of proposed work, possibly due the impact of the construction of the house itself. The report identifies potential future issues with trees on the bank becoming an issue for neighbours and the introduction of woodland planting elsewhere will help compensate for any tree loss when the existing large trees start to decline. A tree protection plan is identified and future replacement planting to the rear of the existing rear lawn, of hornbeam, scots pine and holly - 15 in total with an associated management plan.
5.3 The Forestry Officer indicates that he is happy with the proposed report and that the tree to be removed is acceptable. Whilst he is still concerned at future impacts, the surrounding trees are Registered so there is control in place (10.04.17).
5.4 Douglas Borough Council and the Highway Services Division of DoI raise no objection (both 01.11.16).
ASSESSMENT 6.1 The potential issues in this case are whether the proposed works adversely affect the appearance and character of the property and if so, if this has any public impact and also whether the works adversely affect the standing of the property as a low density dwelling in parkland. Whilst general standards of development often include the preservation of the living conditions of those in adjacent property, in this case the nearest properties are some distance away and the proposed works are not bringing the existing house any closer to them. Also, the provisions for parking and access are not changing so these issues are not contentious in this case either.
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16/01117/B
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6.2 The proposed works are consistent in their design, massing and finish and complement the existing dwelling such that its character and appearance are retained. They also expand the existing property very little in terms of the overall size of the plot.
6.3 Whilst the works will have an immediate impact on an existing tree which is to be removed, this is not considered unacceptable and the introduction of new trees elsewhere on the site will more than compensate for this as well as providing alternatives for any further trees which may become uncomfortably close to the property and its extension. The proposed extensions are not significant in terms of the overall scale of the property and it is not considered that the extensions will bring with them a significantly greater risk for the surrounding trees in terms of their threat or impact on the dwelling.
6.4 The proposal is considered acceptable and is recommended for approval.
PARTY STATUS 7.1 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.
The Forestry Officer is 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: 10.04.2017
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.
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The recommendations contained with the Tree Report dated 15th March, 2017 prepared by Manx Roots must be adhered to in full and the replacement planting shown in the report introduced in the first planting season following the completion of the approved works.
Reason: to ensure that the proposed works have no adverse impact on the character and appearance of the area which is heavily influenced by the existing woodland.
C 3. Any trees or plants which are part of the proposed replanting shown in the approved information, which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
This decision relates to drawings A200, A201, A202, A203 and the site and location plan all received on 27th September, 2016 and the Tree Report, Parts 1 and 2 both dated 15th March, 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: 12.04.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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