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19/00612/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00612/B Applicant : Mrs Hazel Bailey Proposal : Alteration to existing windows to front elevation Site Address : 20 King Orry Road Glen Vine Isle Of Man IM4 4ES
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken : 11.07.2019 Site Visit : 11.07.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.07.2019 __
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 decision relates to the following plans and drawings, date stamped received on 24th May 2019: o Drawing No.2019/21 01 - Location & Site Plans, Floor Plans, Elevations & Photographs as Existing. o Drawing No.2019/21 02 - Floor Plans & Elevations - As proposed. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 20 King Orry Road, Glen Vine, which is situated to the northern side of the King Orry Road.
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19/00612/B Page 2 of 4
1.2 The property is a detached two storey dwelling with void below, which is set back from the main road with an area of garden and off road parking. To the front elevation of the property the ground floor level and the void below the property is built in red brick. To the first floor level the property is rendered and painted with a wood feature.
1.3 The estate has several different types of houses and styles within the estate of which the property to the east of 20 King Orry Road is a two storey detached property with integral garage and to the west of the property is a split level bungalow.
THE PROPOSAL 2.1 The current planning application seeks approval to replace three windows on the front elevation and to render the front elevation and remove the wooden feature.
2.2 To the ground floor level the proposal seeks approval to replace the square window to the western side measuring 1.2m x 1m and the bay window top the southern side measuring 2.05m by 1.3m with a large window measuring 4.5m x 1.6m.
2.3 To the first floor level the proposal seeks approval to replace the square window to the western side measuring 1.2m by 1m with a window to mirror the one on the southern side measuring 1.8m x 1m.
PLANNING HISTORY 3.1 There are no previous planning applications identified on this site.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the 1982 Development Plan - South Map.
4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
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19/00612/B Page 3 of 4
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (05.06.2019).
5.2 Marown Parish Commissioners have considered the proposal and have no objection (21.06.19).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of 20 King Orry Road and the wider street scene.
6.2 Character and appearance
6.2.1 The property itself is a wide mix of styles which look mixed and matched, with the wooden feature, bay window and the half brick, half render.
6.2.2 The replacement of the red brick to the ground floor level with render to match the first floor level will likely provide a more constant and unbroken appearance throughout the front elevation, with keeping the red brick to the void below, right hand side of the front elevation and the garage will add a nice feature.
6.2.3 The bay window to the ground floor level is of no architectural or historic interest to warrant its retention with the removal of the bay window and the square window to the ground floor level with one large window enhancing the overall appearance of the property.
6.2.4 The removal of the square windows to the first floor level with a replacement to match the additional window on the elevation will provide a more constant and unbroken appearance which will enhance how the property will look within the streetscene.
6.2.5 The wooden feature to the first floor level is of no architectural or historic interest to warrant its retention with the removal of the wooden feature unlikely to have any impact on the property as a whole.
6.3 Wider street scene
6.3.1 The properties in King Orry Road are a general mix of split level bungalows and two storey dwellings which all have feature accents, most of which are half red brick with half rendered elevations as such with the alterations proposed the character of the streetscene would not be significantly impacted as It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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.
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19/00612/B Page 4 of 4
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. __
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 : 31.07.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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