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Application No.: 18/00617/B Applicant: Mr David Maddrell Proposal: Alterations and extensions to property including extension at Ground and First floor levels Site Address: Brambley Cottage 11 Cronk Road Union Mills Isle of Man IM4 4NJ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.01.2019 _________________________________________________________________
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/agent/owner is reminded that the roadside Cypress tree is to be protected as per condition 2 of PA 14/00352/B.
This approval relates to drawing number WL/12/1234/6 and photograph survey numbered 1-6 all date stamped and received 13/06/2018, drawing numbers 18/1267 2 Rev A and 18/1267 3 Rev A both date stamped and received 04/07/2018, and drawing number 181267 1 Rev A date stamped and received 27/11/2018.
_______________________________________________________________ Interested Person Status – Additional Persons
none _____________________________________________________________________________
1.1 The application site is the residential curtilage of 'Brambley Cottage', Number 11 Cronk Road, Union Mills. The property is an existing detached dwelling located on the northern side of the road also known as the Lhergy Cripperty. The property is single storey although has additional accommodation in the roof space. - 1.2 The dwelling forms an 'L' shape on the site and has an area of off road parking and a detached garage sited in the north-east corner. Access in to the site and driveway is from a small private lane which runs along the eastern boundary. This private lane also serves two detached dwellings to the north (rear) of the site. - 1.3 To the west of the site is a vacant plot also under ownership of the applicant. This site along with the Brambley Cottage has previously formed part of a planning application approved PA 14/00352/B for the demolition of the existing house and the erection of two new dwellings (one on each plot). These dwellings were to be two storey with an additional basement level and were to share a direct access from the Cronk Road. This shared access was to be formed around the existing mature tree located midway between the plots and right on the edge of the highway. - 1.4 Foundations have been constructed on the adjacent plot, however no other works have been commenced on the existing Brambley Cottage.
2.0 THE PROPOSAL - 2.1 The current application now seeks to retain the existing dwelling 'Brambley Cottage' and proposes its extension and alteration outwards and upwards to provide a slightly larger dwelling and at a full one and a half storey height. The application includes the erection of a rear extension and the removal of the hipped roof (6m central ridge) and its replacement with
2.2 Revised drawings were sought from the agent which omitted from the red line the existing roadside Cypress tree and the access as approved under PA 14/00352/B. It was explained to the applicant and agent that the continuation of the original red line as submitted this application would jeopardise the extant approval on the adjacent plot and render the application void. - 2.3 New and revised drawings were submitted amended the red line and which clarified that the proposal would not result in any changes to the existing access or driveway already in use at Brambley Cottage.
3.0 PLANNING HISTORY - 3.1 Aforementioned the most relevant application in the case of this is PA 14/00352/B for the extant approval for the adjacent site with a condition required the existing Cypress tree to be protected.
"This approval is granted on the basis that the large tree in the centre of the frontage is to be retained, as shown in the drawings. In order to ensure that this tree is protected from damage during the construction process, prior to the commencement of any works on site, the tree must be protected by the erection of a stout fence constructed beneath the dripline of the tree and retained thereafter for the duration of the construction works. If any works are proposed within this protected area, they must be undertaken by hand or otherwise in accordance with a method statement to have been approved by the Planning Authority, and such that the health of the tree is not threatened. During construction, no vehicles may be parked nor materials stored within the protected area. Prior to the construction of the driveway within the protected
area, further details of the construction of the hard surfacing must be approved by the Planning Authority and must demonstrate that the new construction will not sever or compact the roots of the tree such that its health will be compromised.
REASON: the tree adds to the amenities of the area and should be protected during construction works."
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application lies within an area zoned as 'Predominantly Residential' under the Braddan Local Plan. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape;
4.4 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 property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Braddan Parish Commissioners - No objection 17/12/2018 - 5.2 DOI Highway Services - Do not oppose 27/07/2018, no further comments received as of 21/01/2019.
6.0 ASSESSMENT - 6.1 The application proposes a number of alterations and extension to an existing house within an area designated as being 'predominantly residential' where there is a general presumption in favour as set out in paragraph 8.12.1. The fundamental issues to consider in this specific case are whether the extension and increase of height results in any adverse impacts on the amenity of the neighbours, whether there will be any visual impacts on the streetscene and whether the revised drawings and details for the application assure no impacts on the protected Cypress tree. Impact on Neighbours
6.2 The existing dwelling is single storey, hipped dwelling with additional rooms in the roof, the proposal will seek to replace the hipped roof with a pitched roof and increase the central ridge height by 2.5m. This increase of height will accommodate a larger first floor within the roof space. This increase in height will facilitate new windows at first floor level. To the north of Brambley Cottage and sitting at a much lower level are two large detached houses. During a site visit views of Brambley Cottage roof were achievable from in front of each of these dwellings, the subsequent increase in height of the Brambley Cottage and the installation of glazing having a potential overlooking impact on the amenities of the neighbours. However given the orientation of Brambley Cottage (elevations facing north-west and north-east), the distance between each of its neighbours (in excess of 27m) coupled with the steepness in level changes between the sites, it is felt that the proposed increase in height would not result in any adverse overlooking or privacy impacts on the amenity or general living conditions of the neighbours to warrant a concern. Similarly given the distance between the site and No.10 Cronk Road and also being beyond an existing public footpath it is not considered that there will be any new impacts on their living conditions above or beyond the existing arrangement. Impact on Streetcene - 6.3 Brambley Cottage like all those dwellings along Cronk Road is finished with a single storey hipped roof and sits at a level slightly lower than the road. However it's positioning on a corner plot and beyond a small shared lane and public footpath sets it apart from those red roofed dwellings (No's. 1-10) that run parallel to the road. - 6.4 From Brambley Cottage onwards the style and design of each of the properties varies from plot to plot. Minded that there is extant approval for a large two storey dwelling directly adjoining the site, the proposal for a one and half storey pitched roof dwelling here would present a half way transition between the single storey dwellings along Cronk Road and the two storey dwellings to the west and north of the site. The increase in roof height and installation of a pitched roof design will present a notable visual change along the streetscene, however given the predominantly residential designation and that the area comprises a mix of property styles and designs, it is not considered that this change would be unacceptable or result in an adverse visual impacts of the general residential character of the area. Impact on the Tree - 6.5 Revised drawings submitted for the application sought to omit the existing Cypress tree and previously approved access from PA 14/00352/B from the red line. These drawings also clarified that the existing access and driveway were to remain unchanged and to continue being used by Brambley Cottage. The existing Cypress tree is still protected under the extant approval of 14/00352/B. Failure to comply with planning conditions or not implementing a development in accordance with the approved drawings is a criminal offence and could have serious consequences for the owner/applicant including enforcement or legal action and in some cases invalidating a planning approval. In this case the tree no longer forms part of the application site, but it is in the applicant best interest to ensure that this tree is protected in accordance with PA 14/00352/B.
7.0 RECOMMENDATION - 7.1 Overall it is concluded that the proposed extensions and alterations to the existing house are considered to meet with the general design standards set out in GP2 (b), not to result in any adverse visual impacts of the appearance of the dwelling in the streetscene (c) and (g), not to result in any adverse impacts on the living conditions of the neighbours (g) and not to result in any new highway issues (h) and (i). The site plan now removes the existing tree which is to be fully protected through PA 14/00352/B. - 7.2 For the above reasons the application is recommended for approval.
8.0 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:
8.2 The Planning Committee must determine:
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 : 24.01.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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