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19/00841/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00841/B Applicant : Mr Vincent Nyawai Proposal : Alterations, erection of ground floor extension, creation of a first floor to property with associated terrace / balcony and extension of existing driveway area Site Address : Conister Main Road Santon Isle Of Man IM4 1JB
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2019 __
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.
C 2. The proposed first floor window in the southern elevation must be fitted with glass obscured to Pilkington Level 5 or equivalent and retained as such thereafter.
Reason: to safeguard the privacy of the occupants of the application property and those of Ballarene.
C 3. No approval is hereby granted or implied to the use of the western part of the site to the rear of Leahurst and Inglemere as residential curtilage. It is noted that there is a current application for a Certificate of Lawfulness of Use of this area as part of the residential curtilage of Conister, 19/00707/LAW and this is the vehicle by which the acceptability of the inclusion of this part of the site within the residential curtilage, will be determined.
Plans/Drawings/Information;
This decision relates to drawings 19/2778/01, 19/2778/02 and 19/2778/03 all received on 18th July, 2019.
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19/00841/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing dwelling, Conister, which sits on the western side of the A5 within the settlement known as Newtown. The site also includes a parcel of land which sits to the rear not only of Conister but also of the three properties to the north - Inglemere, Leahurst and Monaveen. This part of the site is subject to a current application for a Certificate of Lawfulness of Use for its use as a garden. This has yet to be determined so this part of the site does not benefit from lawfulness of use as part of the residential curtilage.
THE PROPOSAL 2.1 Proposed are alterations and extensions to the dwelling. The existing dwelling is a single storey property with a series of flat roofed single storey annexes at the rear. The proposal will retain the outer wall positions of the existing, filling in a currently open section at the rear, and providing a second storey of accommodation, partly contained within the roof and served by eaves level dormers including patio doors in the front and rear elevations. The ridge level will rise by around 3.5m and the double pitch arrangement with the gable ended chimneys would be lost.
2.2 The southern elevation will have two new windows introduced within it, one serving a bathroom and the other a cloakroom/wc. Neither is annotated as having obscured glazing fitted.
2.3 Finally, the front hard surfaced area is to be increased towards the road by up to 700mm. This is not visible due to the existing roadside hedge.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Residential. As such, the following parts of the Strategic Plan are relevant:
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".
"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."
3.2 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well
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19/00841/B Page 3 of 4
as how to assess the impact of such development on the living conditions of those in adjacent residential property.
PLANNING HISTORY 4.1 The property has been the subject of a number of applications for alterations and extensions. The most recent application is that for the Certificate of Lawfulness which is referred to in 1.1 above (19/00707/LAW).
REPRESENTATIONS 5.1 Santon Parish Commissioners have no objection to the application (09.08.19).
ASSESSMENT 6.1 The existing property sits within a streetscene of mixed house types: there are some traditionally styled two storey properties but more, modern dwellings. The application property falls somewhere between the two, having traditional characteristics but being single storey, quite long but generally hidden from view below the roadside frontage, like its neighbour to the north, and the two to the south which are all low properties with their gable ended roof ridge running parallel with the road.
6.2 Whilst the proposal will interrupt this row of low ridgelines, the streetscene is not considered to be particularly sensitive and the introduction of a higher building with dormers which are not generally found within this row of properties, is not considered objectionable. Consistency in a streetscene can be important, such as where there are repetitive features or forms but in this case, the existing streetscape is not considered so consistent as to justify refusal for the introduction of something different in height or appearance.
6.3 The introduction of windows in the southern elevation could have an adverse impact on the living conditions of those in Ballarene, this is a single storey property with no first floor windows and the proposed windows should be fitted with obscured glazing which would overcome any potential impact on this property.
6.4 The slight increase in the existing parking area in front of the house is not likely to be seen and in any case is only a negligible increase from the existing.
CONCLUSION 7.1 The application is considered to be acceptable. A condition should be attached to restrict the glazing in the southern elevation to obscured glazing and also to imply no approval to the residential use or status of the paddock to the rear unless and until the relevant planning approval or Certificate of Lawfulness have been granted.
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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19/00841/B Page 4 of 4
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: 17.09.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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