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19/00784/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00784/B Applicant : Ms Zarina Khan Proposal : Alterations, erection of ground and first floor extension and addition of rear dormer windows Site Address : 6 Snaefell Crescent Onchan Isle Of Man IM3 4NJ
Planning Officer: Mr Paul Visigah Photo Taken : 31.07.2019 Site Visit : 31.07.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.08.2019 __
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.
Plans/Drawings/Information;
This approval relates to drawings 427/1/1, 427/1/2, 427/1/3, 427/1/4, 427/1/5 and Photographs all received on 15th July, 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of 6 Snaefell Crescent, Onchan. The single storey detached dwelling with living accommodation on the roof sits on the eastern side of Snaefell Crescent which is has Molly Quirks Glen and Groudle River on its northern boundary. The front of this detached dwelling faces directly northwest; while No's 4 and 8 on its north-eastern and south-western boundaries. There is an adjoining garage on the north-eastern side of the
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house and driveway parking for one vehicle. The rear garden of the dwelling is set about two meters below the ground level of the building and as such there is steps are provided to enable access to the rear garden from the patio area.
1.2 The dwellings in the vicinity are predominantly bungalows with varying designs, although a number of these dwellings have dormers or living spaces in their attic. Many of the dwellings have flat roofed detached garages like the existing dwelling; however a few of these have garages with steeply pitched roofs sloping towards the highway.
THE PROPOSAL 2.0 The application seeks approval for alterations, erection of ground floor and first floor extension and addition of rear dormer windows.
2.1 The initial works are to the north-east elevation and would extend from the rear of the attached garage towards the rear garden. This extension will project from the rear of the garage by 2.6m, with its width and height set to mirror that of the garage; making it 3.1m wide and 2.3m high. This extension will serve as an ensuite to the rear bedroom.
2.2 The second aspect is a rear extension would have a width of 3.9m, a depth of 2.4m and a height of 2.3m. This extension will increase the size of the rear bedroom taking up large sections of the rear patio. A window 2.4 x 1.3m will be installed on the rear elevation to replace the removed window for this bedroom.
2.3 The extension on the rear of the garage will enable the creation of a dormer on the upper floor within the attic space. The dormer window will be south facing and will be set back 2.4m from the roof eaves. Also, double glazed pvc windows will be installed to provide lighting to the new dormer. These works on the first floor will enable the creation of a bedroom, a study and landing area on the roof.
PLANNING POLICIES 3.1 The application site is within an area zoned as "Residential" identified on the Onchan Local Plan Order 2000 (Map 1). The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (2016).
3.2 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; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; n) Is designed having due regard to best practice in reducing energy consumption.
3.3 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."
3.4 Section 3.1 and 4.4 of the residential Design Guide will also be valuable in the assessment of the application. 3.4.1 Section 3.1: General Considerations for Householder Extensions 3.1.1 House extensions are one of the most common forms of development. Individually and cumulatively extensions can have a significant impact on the quality of the built environment.
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When altering or extending buildings in order to modernise, adapt, enlarge or extend them the overall character and form of the buildings and spaces around them are affected. Guidance is therefore required to provide advice as to what is acceptable in planning terms.
3.1.2 General Policy 2 of the Isle of Man Strategic Plan (IOMSP) indicates that generally house extensions and new houses within areas designated for development will be permitted, providing that they reflect and enhance the appearance of the existing property, adjoining properties, and their setting in terms of scale, design and materials. However, there are a substantial number of detailed issues that need to be taken into account in designing domestic extensions. This section provides general guidance on issues that are likely to apply to all forms of extensions, and then more detailed additional advice in relation to different potential types of extensions.
3.1.3 The main design elements that should be considered include: o the relationship to the original part of the building - including materials, design and detailing (such as window materials and proportions); o the relationship with adjoining properties, including the building line, roof line, orientation, and the slope of the site; and o the pitch, shape and materials of the original roof, including the presence of original dormers and chimneys.
3.1.4 All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms. However, well- judged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene.
3.1.5 However, where inappropriately designed, located and finished, such approaches can be harmful to the character of a building and its surrounds, and become a local eyesore. Therefore, in some cases, modern design approaches will not be the most appropriate solution and the character and form of the building and its context may require a more traditional and reserved design approach.
3.4.2 Section 4.4: Extension to Side Elevation 4.4.1 This type of extension is a common extension throughout the Island as many properties are built with an attached garage which can physically accommodate being built above. Generally, the main issues relate to the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring property (see Chapter 7).
4.4.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling.
4.4.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single- storey and two-storey elements.
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PLANNING HISTORY 4.1 The application site has not been the subject of any planning application and as such, there are no planning applications to be considered in the assessment of the application. REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 26 July 2019.
5.2 DEFA's Arboricultural Officer although consulted on 23 July 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Onchan Commissioners have recommended that the application be APPROVED for planning purposes only in a letter dated 6 August 2019.
ASSESSMENT 6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the property and the street scene, as well as the potential impacts upon the neighbouring properties.
6.2 The potential impacts upon the character and appearance of the property and the street scene 6.2.1 Starting with the single storey rear extensions, the extension being set behind the existing dwelling would result in the proposal not being especially apparent from public views. The window layout, the use of window material, as well as the finishing of the external walls will seamlessly blend in with the external features of the existing dwelling. Notwithstanding this, the design, siting, form and size are all appropriate to this property and would be an acceptable form of development.
6.2.2 Regarding the proposed first floor extension above the garage and proposed ensuite, its mass and finishing will not detract from the character of the main dwelling. The dormer windows being set back about 2.4m from the roof eaves will ensure it is subordinate to the main dwelling; making it a compatible addition. It is, however, worth noting that the extension of the roof over the new dormer bedroom fails the tests in section 4.4.3 and 4.4.4 of the RDG 2019 in that the roof height of the extension is not set lower than that of the main dwelling. However, setting this ridge height lower than 2.1m as proposed will diminish the utility of the bedroom. Any alterations to reduce this height to accommodate the drop in ridge height could increase the possibility for accidents to occur within the dormer. It is also vital to note that this alteration will only be partly visible from public views and as such its impact on the street scene will be minimal.
6.3 The potential impacts upon the neighbouring properties 6.3.1 In terms of the potential impacts upon neighbouring amenities (loss of light, overbearing impact upon outlook and/or overlooking) the extensions and alterations would not introduce windows that will create conditions of overlooking. There are no windows proposed for the side elevations and as such the proposal will have a neutral impact when overlooking s considered with regard to the neighbouring properties on the side elevations. The dwelling more likely to be impacted by the development is No.19 Glen View Road, which could be overlooked by the dormer windows on the rear elevation. However, the rear windows to this abutting dwelling are over 25m away from the dormer window; thus diminishing any impact for overlooking. Whilst the proposal would increase the mass of the dwelling, there is no potential for overbearing impact and loos of light. Therefore, the proposed works would result in detrimental impacts on the neighbouring properties and as such is deemed acceptable.
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CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
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: (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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 27.08.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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