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| Application No. : | 13 / 00456 / B | | :-- | :-- | | Applicant : | Mr & Mrs Christopher Dodd | | Proposal : | Replace garage door with a window and erection of a porch | | | canopy to dwelling | | Site Address : | Fo Cronk | | | Sulby Glen | | | Sulby | | | Isle Of Man | | | IM7 2AZ |
Case Officer : Mr Edmond Riley Photo Taken : Site Visit : Expected Decision Level : 10.06.2013
Officer Delegation
1.1 The application site is the dwelling known as Fo Cronk, located on the western side of the Sulby Glen Road (A14) and is south of the crossroads with the Sulby Straight. 1.2 Fo Cronk is a relatively isolated dwelling, set back from the A14 by approximately 35 metres and with no neighbouring properties nearer than 90 metres. Fo Cronk has an agricultural workers' tie. 1.3 The dwelling is a bungalow and white-rendered and studded with white stone. It has an integral garage to the left of its principal facade and extensive parking available to the front. To the left of the dwelling is a wooden shed.
2.1 The proposal seeks the replacement of the garage door with a window and the erection of a canopy (consisting of pillars and a roof) to the front elevation. The window would be double glazed and finished to match the existing fenestration, and below the window would be "rustic facings" - the applicant has confirmed that this refers to brick. The canopy supports would be constructed of hardwood with brick bases. 2.2 The dwelling's floorspace would not be altered by the proposal to change the garage door and, while strictly speaking the canopy would also not alter the floorspace as it cannot be considered a room as such, the dwelling's footprint would increase by 2 \mathrm{~m} \times 2.5 \mathrm{~m} following the canopy's installation.
3.1 Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
4.1 In terms of land use designation, the application site falls in an area designated as Open Space under the Sulby Local Plan 1999. No specific policies, recommendations or proposals within the open space section of the Sulby Local Plan are considered to be of relevance, however, as these refer to either the protection of protected ecological sites or species, or to the release of land for development. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. The relevant parts of General Policy 2 read: "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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways". 4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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".
While it is recognised that a canopy is not, in the truest sense, an extension, its addition to Fo Cronk would increase the footprint of that dwelling such that the general thrust of paragraph 8.12.1 is considered of relevance.
5.1 Lezayre Parish Commissioners raise no objection to the proposals. 5.2 The Highways Department raise no objection as the application meets the relevant highways standards and policies.
6.1 The planning application seeks planning approval for the conversion of the garage to a general purpose room, which would involve the replacement of the garage door with part window / part wall, and the erection of a canopy. 6.2 No other external alterations are proposed. 6.3 Further detail on the finishing has been sought from the applicants, and they advise that the "rustic facings" that would finish the wall refer to red brick. While the specific brick has yet to be chosen, the applicant has advised that one of three red brick types will be used, depending on availability. Confirmation has also been received from the applicants that the proposed window would match the existing windows of Fo Cronk. The above notwithstanding, it is considered that this element of the proposal is permitted development under Schedule 1 (Class 26) of the Permitted Development Order 2012.
6.4 In respect of the canopy, its roof pitch (at 90 degrees to that of the main dwelling) and extrusion would provide a feature to the principal facade, which is currently flat and, architecturally, unremarkable. Of the materials proposed - wood, brick and a fibreglass roof - the same brick style is also proposed in the alteration to the existing garage. Neither wood nor fibreglass is prominent elsewhere on Fo Cronk (with the exception of the shed), but the proposal would result in the materials being used sparingly. 6.5 As the proposal, if permitted, would result in two elements comprising some complementary materials unique on Fo Cronk, it is considered that these would together provide some architectural interest to an otherwise somewhat featureless facade. 6.6 Turning to other matters, the agricultural workers' tie is not considered to be materially relevant to the determination of this application as the proposed works would not conflict with this use. 6.7 While the loss of a garage - and hence a parking space - is unfortunate, the loss of the garage will not prevent space for the parking of two cars on the driveway of Fo Cronk, which is extensive. This conclusion is supported by the fact that the Highways Department have raised no objection to the proposal. 6.8 The proposal is not considered to affect any other obvious material planning consideration.
7.1 It is recommended that the planning application be approved.
8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Recommended Decision: Permitted
Recommendation:
N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: CD/1/13 and the brick samples, received on 15 April 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
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