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24/00503/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00503/B Applicant : Mr Joshua Quinn Proposal : Erection of extension to replace porch with balcony above and creation of doorways from existing windows to ground floor North West elevation and first floor South East elevation Site Address : Cronk Airh 22 Albany Road Peel Isle Of Man IM5 1JR
Planning Officer: Lucy Kinrade Photo Taken : 02.07.2024 Site Visit : 02.07.2024 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.07.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The glazed balustrade shall be installed in full accordance with those details shown on dwg; PTA 227-12 Rev A and retained as such thereafter, including retained in a transparent finish thereafter.
Reason: the height and see through design helps to minimise overall bulk and prominence and reduces the height below the eaves in the interest of visual impact on the main dwelling and its appearance within the streetscene.
This application has been recommended for approval for the following reason. Although resulting in the loss of the existing timber porch which would have some negative impact on the traditional quality of the main house, the proposed works are considered to have a within bounds acceptability taking into account the site being positioned outside of the conservation area, and the proposed porch being of a siting, size, footprint, scale and height that remains subordinate to the main house and not adversely impact the overall streetscene
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given the already varied and mixed properties in this particular area, and the acceptable scale of works coupled with the distance from the conservation area helps to ensure the proposal would not detract from or harm views into or out of the Conservation Area. Subject to a condition relating to the glazed balustrade the proposal is considered to be within bounds of acceptability meeting with the tests of GP2 (b, c, and g) and not to undermine EP36 of the Isle of Man Strategic Plan 2016, and to meet with the principles set out in Residential Design Guide 2021 in terms of character of the locality and neighbouring amenity.
Plans/Drawings/Information;
This approval relates to the following: o PTA 227-01 o PTA 227-10 o Covering letter
and
o PTA 227-12 Rev A - received by email from the agent dated 13/07/2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing detached dwelling which sits on the north western side of Albany Road a main thoroughfare which links Douglas Road with Derby Road, and sits on the corner meeting Tynwald Road and on a main junction heading into and out of Peel.
THE PROPOSAL 2.1 Proposed is the removal of an existing single storey lean-to porch on the south-west elevation and its replacement which a larger and taller flat roof extension with a roof terrace above enclosed in glazed balustrade. 2.2 Following comments re: glazed balustrade being too close to the underside of the eaves, amended drawings were received reducing its height slightly.
PLANNING HISTORY 3.1 The dwelling was recently approved for alterations to its vehicular access under 24/00467/B.
PLANNING POLICY 4.1 The site lies within an area designated on the Peel Local Plan of 1989 as Residential and abuts the Conservation Area which lies to the north. The site is not recognised as being at any flood risk. As such, the following Strategic Plan policies are considered applicable to the proposal:
o Paragraph 8.12.1 - general presumption in favour of extensions to existing property in residential areas
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o General Policy 2 - general standards towards acceptable development including: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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;
o Environment Policy 36: Where development is proposed outside of, but close to the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area.
4.2 Residential Design Guide 2021:
o 3.1 Local Distinctiveness o 4.0 Extensions o 4.11 Roof Terraces
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of 15/07/2024.
5.2 Department of Infrastructure Highway Services - No Highway Interest (10/05/2024)
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The key considerations in the case of this application are the impact on the character and appearance of the existing house and the wider streetscene, and whether there would be any neighbouring amenity issues.
Character and Appearance 6.2 There was initial concerns that the proposal results in the introduction of a new flat roof extension onto a primary elevation and on a key route into Peel which is mostly characterised by traditional properties and in close proximity to the Conservation Area.
6.3 However after visiting the site and immediate vicinity the streetscene was more varied than expected with a mix of semi-detached and detached properties of two and three storeys, whilst most of which were fairly traditional having pitched roofs, peaked gables, tiled lean-to's and bays windows (including the application dwelling), there were also some other more recent non-traditional dwellings and extensions in the area including a glazed lean-to conservatory extension, flat roof garages and a dormer bungalow on the adjacent corner junction and this providing some flexibility in the streetscene being able to accommodate some element of change.
6.4 Whilst it is a shame that the proposal results in the loss of the original timber porch and its stained glass windows and tiled roof, the overall siting in filling the existing porch area, footprint, size and height help the structure to remain visually subordinate and not of such scale to result in any overbearing or significant adverse impacts on the overall appearance of the existing dwelling. Whilst it results and flat roof extension and terrace onto a primary elevation where previously there wasn't one, the streetscene is capable of accommodating such without causing any visual harm and given the distance from the Conservation Area and the intermittent development in between, the proposal would not be considered to adversely harm or detriment views into and out of the Conservation Area.
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6.5 There was some concern raised to the applicant and agent in respect of that part of the glazed balustrade that reached just below eaves level and it being unacceptable. Following discussions amended drawings were received lowering this to make bigger than gap, although still higher than the remaining 900mm. Whilst the higher part is still more prominent, the reduction in height reduces its prominence and helps to pull it further away from the eaves to try and maintain some subordinate impact. A condition to ensure its installation in accordance with the drawing, and to be transparent as to best ensure views through it and its lightweight appearance compared to an opaque, etched or coloured screen which would likely be more visually prominent.
Neighbouring Amenity 6.6 The siting and distance between the dwelling and its neighbours is as such to not result in any overbearing or overshadowing issues. There is already some overlooking between the existing elevations windows across towards neighbouring properties on the other side of the street. The introduction of a raised roof terrace may result in some increases to this overlooking or feeling of being overlooked, however given the distance between them and the established glazing at first floor, any views from the terrace is not considered to make this unacceptably worse, also minded that local weather would probably limit its annual usage too.
CONCLUSION 7.1 Although resulting in the loss of the existing timber porch which would have some negative impact on the traditional quality of the main house, the proposed porch is considered to have an acceptable siting, size, footprint, scale and height that remains subordinate to the main house and given the mixed style and variety of properties and their finishes in the area and the distance from the Conservation Area that the proposal would not detract from or harm the overall appearance of the streetscene or views into or out of the Conservation Area. Subject to a condition relating to the glazed balustrade the proposal is considered to be within bounds of acceptability meeting with the tests of GP2 (b, c, and g) and not to undermine EP36 in respect of the nearby conservation area. The application is also considered to meet with hose principles set out in Residential Design Guide 2021 in terms of character of the locality and neighbouring amenity.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status. __
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I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 19.07.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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