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Application No.: 19/00870/B Applicant: Mr Richard Mulhern Proposal: Removal of existing conservatory and erection of a two storey extension to rear Site Address: 1 King Orry Place Glen Vine Isle Of Man IM4 4EP Planning Officer: Mr Paul Visigah Photo Taken: 19.08.2019 Site Visit: 19.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2019 _________________________________________________________________
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.
This approval relates to drawing numbers 19/17/01 and 19/17/02 date stamped and received 2 August 2019. _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site is the existing residential curtilage of 1 King Orry Place, Glen Vine which ends in a cul de sac. The existing two storey dwelling is located on the north western section of King Orry Place as you enter the cul de sac. Like most dwellings in the vicinity of the dwelling, its features are distinct from the surrounding properties as there is a range of single storey and two storey dwellings with a variety of design types within the street scene.
1.2 The modern dwelling has UPVC framed casement windows and the entire front elevation of the ground floor is finished with decorative stone facing. The upper floor and the other elevations of the dwelling are finished in painted masonry render. A flat roof dormer is located on its western elevation and overlooks the neighbouring dwelling. There is an attached garage on the left side of the front elevation while a UPVC conservatory measuring 3.7m x 3.8m is situated on the eastern elevation (rear) of the property. - 1.3 There is a substantial hedge which rises to about 2.5m on the north eastern boundary and about 4m at the north western boundary (rear). The hedge completely encloses the side and rear gardens of the dwelling. PROPOSAL
2.1 The current application proposes the demolition of the existing conservatory, and the erection of a two storey extension to the rear. - 2.2 The two storey rear extension will extend 4m from the main dwelling and will; be 4.1m wide; siting on a slightly larger footprint than the conservatory (it will occupy a footprint
2.3 This pitch roofed extension will from a congruent unit with the existing roof pitch as it is set on the same level and will be finished in painted masonry render to match the existing dwelling. UPVC casement windows will be installed on the west and south elevations of the first floor. On the ground floor of the extension, UPVC casement windows will be installed on the north and west elevations while 2.8m x 2.2m bi-folding door will be installed on the south elevation.
3.1 The site is designated as 'Predominantly Residential' and not within the Conservation Area. The policies relevant in the assessment of the application are General Policy 2 and paragraph 8.12.1 of the IOM 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:
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 The Department has recently published the Residential Design Guidance (July 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. PLANNING HISTORY
4.1 There has been one previous application on the site for the Erection of a conservatory to rear elevation approved under PA 03/00851/B. This conservatory is now being removed to make way for the erection of the proposed two storey rear extension.
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 16 August 2019.
5.2 Manx Utilities Authority although consulted on 9 August 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 DEFA's Arboricultural Officer, although consulted on 9 August 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. - 5.4 Marown Parish Commissioners have stated that they have no objection to the application in a letter dated 22 August 2019.
6.1 The location, orientation, the 3.5m hedging and distances between the existing dwelling and its adjacent neighbours to the north (No.5 King Orry Road) are sufficient enough to limit any overbearing or adverse impacts on their general living conditions from the development of the extension. While views will no doubt be achievable the general outlook would only be marginally modified and it is expected that the pitched roof design will bring about a more appropriate finish of the extension which is more in keeping with the main house.
6.2 Distances between the dwelling and its nearest neighbour 3 King Orry Place are notably smaller. However, the location of the window on the first floor overlooking No. 3 limits views to the dormer window on the abutting property due to the fact that it is set back about 7m from the building line on this elevation, and the projecting wall of bedroom wall on the projecting elevation restricts views to this window. The distance of the extension also ensures that there are no overbearing and dominating impacts on the living conditions of No.3 while the existing boundary treatment along the boundary (a 2.2m hedge) helps towards limiting any intervisibility and overlooking between the two dwellings and particularly from the proposed ground floor bi-folding door. - 6.3 Granting the roof pitch is not set below the existing roof pitch, the massing, orientation and finishing of the dwelling respects that of the main dwelling and as such does not have any negative impacts on the character of the dwelling. Also, the proposed works will only be partly visible from the street scene and as such its impact is minimal when viewed from the street scene.
7.1 Overall it is considered that the proposed replacement two storey extensions comply with the aforementioned parts of GP2 and Paragraph 8.12.1 of the IOM Strategic Plan and thus 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:
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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