APL Planning Statement

Planning Statement

Address:

The Lodge, The Level, Colby, IM9 4AG

• 1.0 The Application Site
• 1.1 The application site is a two storey detached dwelling located in a run of dwellings along the main A7 road running through Colby.
• 1.2 The building is a residential dwelling with living spaces to the ground floor, garage and 3 bedrooms, WC and bathroom to the first floor. There is a rear garden, front patio and front driveway area that gives access directly onto the A7.
• 1.3 The rear garden is to the South Elevation that backs onto field 414191 off Scholaby Road. The rear garden is raised to approximately the first floor level due to the natural ground levels running down from the fields behind. This is identical to surrounding properties.
• 1.4 The site in question is outside the remit of Map 6 and Map 7 of the Area plan for the South but given the surroundings can be classed as predominantly residential.
• 1.5 The building is finished with a spar dash render wall finish to the front and side elevations and smooth render finish to the rear elevation. The main roof is finished with slate and the garage is a typical fibreglass flat roof with raised parapet edges. The roof over the rear snug and utility areas is a lean to curved profile sheet roof.

• 1.6 The site overall is approximately 352m2. The house footprint on the ground level is 105m2.

• 2.0 Proposal
• 2.1 Full planning approval is sought for the replacement of the existing lean to roof to the rear with a flat roof that can act as a terrace with access to the garden from the first floor level. The existing dwelling as mentioned already has a flat roof design to the garage and as such this meets the Residential Design Guidance 2021 3.2.2.
• 2.2 It is proposed to make part of the ground floor utility area external to assist with improving the drainage situation to the rear due to the higher garden level. A spiral staircase will be installed down to this area from the rear garden for maintenance purposes.
• 2.3 It is proposed to erect a close boarded fence to the West boundary where the garage is located to a max 1.8m height along with a 1.1m high railed balustrade to the front of the garage. This will allow the garage roof to act as a roof terrace to allow for use and views to the South out to Kentraugh and the Shore.
• 2.4 Some internal layout alterations are proposed to create a more open plan, modern living space. The existing kitchen is original to the period of the house and is too small for modern day usage.
• 2.5 The first floor will see a door positioned in place of an existing window to the rear elevation to gain access onto the roof terrace and out to the rear garden.
• 2.6 It is proposed to convert the garage to an additional en suite bedroom. Whilst this is shown on the proposal, this is more for clarity as this comes under the permitted development rights for garage conversions.
• 2.7 It is proposed to change the front window currently to the dining room into a double patio door to maximise light penetration into the internal spaces and also access the front patio

• area. The garage conversion will see a matching set of double patio doors installed to create symmetry to the dwelling.
• 2.8 The roof to be replaced total an area of approximately 24m2. The replacement flat roof will be 21m2 approximately due to keeping a portion as mentioned in point 2.2 external for drainage purposes.
• 2.9 The flat roof will be finished with a level threshold to the proposed door out from the first floor and incorporate 2No. 1M x 1.5m walk on rooflights to maximise natural light into the existing dark space. The roof will be finished to the rear with a metal spindled balustrading.
• 2.10 The East elevation of the roof terrace will be finished with a close boarded or similar fencing to 1.8m height to eliminate overlooking and privacy issues.
• 2.11 It should be made clear that whilst the roof replacement to the rear creates a terrace area, it is technically just added usable space for the rear garden given the split level nature of the site.

Key Policies for the Proposal

Below is the key Strategic Planning Policy that has been reviewed and taken into consideration during the creation of this proposal.

General Policy 2

General Policy 2 contains some useful wording: "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; (e) does not affect adversely public views of the sea;

• (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;

Residential Design Guidance 2021

As a whole but with specific consideration to:

• Section 3.2 – Potential impact upon the exiting house.
• Section 4.7- Roof terrace, Balconies, Decking and Patios.

• 3.0 Siting
• 3.1 The siting of the main works are to the rear elevation that is not visible to the main Highway and also minimally visible to the neighbouring properties.
• 3.2 The works are merely alterations to the existing fabric of the building and not additions.
• 3.3 The roof terrace creates a more functional space for the applicants given the split level nature of the site. It should be noted that Glen Chass to the East of the site in question is currently having a two storey extension built right up to the boundary. The location of this and lack of windows to their side elevation that can be impacted means that the roof terrace proposed will not be intrusive to the neighbours. However, to create privacy for the applicant, the fence to the side of the terrace is proposed. This will not create an overbearing impact on the neighbours.

• 4.0 Layout
• 4.1 The proposed internal layout changes will create much required additional bedroom for the family and more functional open plan living space.

5.0 Scale

• 5.1 The works do not create any more additional floor space, merely utilising the existing in a more functional manner.

• 5.2 The site overall is approximately 352m2. The house footprint on the ground level as proposed is 105m2.
• 5.3 The proposed changes will not in any way over develop the site and will remain subservient to the existing and the surroundings.

• 7.0 Overlooking
• 7.1 The proposal would not cause any overlooking concerns. This is through the careful design to ensure the 45 degree rule is met as outlined in the Residential Design Guidance 2021.

• 8.0 (c) does not affect adversely the character of the surrounding landscape or townscape;
• 8.1 The proposal does not adversely affect the character of the surrounding landscape. Similar extensions and properties can be seen along the A7 Main Road in Colby.

• 9.0 Other applications to neighbouring properties
• 9.1 It should be noted that a large proportion of the neighbouring properties have had works undertaken under planning applications far and over the proposal in question here. Examples are below within 200 metres of the site in question but not limited to:

22/01491/B – Glen Chass, The Level, Colby, IM9 4AG 10/01228/B – Laureston, The Level, Colby, IM9 4AG 07/01180/B – Bayrnell, The Level, Colby, IM9 4AG

99/00241/B – Sunnymount, The Level, Colby, IM9 4AF 14/00519/B – South lodge, The Level, Colby, IM9 4AF

Conclusions

It should be considered that the proposal can be viewed favorably when assessed against each of the key criteria. Provisions have been made from the Development Plan with strong regard for Strategic Plan Policies:

• - General Policy 2 and :
• - Residential Design Guidance 2021.

It is felt that the proposal complies with the Policies outlined above by:

• - The proposal preserves and enhances the character and appearance of the area.
• - It does not affect adversely the character of the surrounding landscape or townscape.
• - It does not affect adversely the amenity of local residents or the character of the locality.
• - Amenity levels are to remain and not be negatively impacted.