Loading document...
==== PAGE 1 ====
23/01276/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01276/B Applicant : Dr Andrew Brand Proposal : Proposed dormer roof to attic space, extend existing sunroom and create a proposed extension to existing ground floor bedroom Site Address : Pegasus 61 Station Road Port Erin Isle Of Man IM9 6AR
Planning Officer: Mrs Vanessa Porter Photo Taken : 05.12.2023 Site Visit : 05.12.2023 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.02.2024 __
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. Notwithstanding the details provided, the windows situated within the dormers must be installed to a privacy level 5, and retained as such thereafter.
REASON: in the interests of neighbouring amenity
This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and is not considered to have unacceptable adverse impact upon private or public amenities.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date received on 30th October 2023; o Drawing No. 101 o Drawing No. 103 o Drawing No. 106 o Drawing No. 107
==== PAGE 2 ====
23/01276/B Page 2 of 5
__
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Pegasus, 61 Station Road, Port Erin, which is a detached bungalow situated to the Northern side of Station Road.
1.2 It could be seen during the officers site visit that the rear of the application site was suitably enclosed via high fencing and some mature hedging between properties. Whilst this was the case, clear views could be seen on the roofscapes of the following properties, "Threeways" to the East of the dwelling, "Shalom," situated to the West of the site and No.7 and 9 Close Corneil, which are situated to the rear of the site.
1.3 The general streetscene is to the North of Station Road, single storey detached bunaglows, some with rooms in the roof and to the South side of the road two storey terraced properties. Some of the properties along Station Road and within Close Corneil, which are situated to the rear of the application site, have flat roofed extensions, which are modest in sizing. Dormers are not a common feature to the surrounding area of the application site, with there only being one property with dormers, which are modest to the dwelling in sizing and approved prior to the existing Isle of Man Strategic Plan under PA01/02018/B.
THE PROPOSAL
2.1 The current planning application seeks approval for the following works;
2.2 The above works also includes a dormer extension to the rear elevation which is to measure 1.405m by 8.751m, with an overall height of 2.041m. The proposed dormer is to include three windows of which the North Western window is to be glazed. The proposed dormer is to be clad in Cedral Click cladding finished in grey.
PLANNING HISTORY
3.1 There are no previous applications upon the site which are relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 7 - Port Erin/Port St Mary. The site is not within a Conservation Area, nor a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, this is then followed by
==== PAGE 3 ====
23/01276/B Page 3 of 5
Strategic Policy 5 and Environment Policy 42 which seek that development is designed to take account of the particular character and identity of an area and Transport Policy 7 in connection with Appendix 7 which sets out parking standards.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness, overlooking and dormers.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking." (09.11.23)
5.3 Port Erin Commissioners have considered the application and "resolved to support the proposal." (15.11.23)
ASSESSMENT
6.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general, as such the main issues to consider in the assessment of this planning application are;
6.2 CHARACTER AND APPEARANCE - GROUND FLOOR EXTENSIONS AND ALTERATIONS
6.2.1 As stated within section 1 of this assessment, the surrounding streetscene of the application site includes several flat roofed extensions, from side garages to rear extensions, with the application site already having a flat roofed extension.
6.2.2 The overall extension including the existing extension is going to project approximately 6.7m with the newest extension part extending over 3.338m and shown to match the existing extension which is a GRP roof. The Residential Design Guidance 2021 outlines a number of good and poor designs in respect of extensions and while there is not a 'one size fits all' approach, there are certain design and finishes which may not be appropriate.
6.2.3 As stated above the area is already characterised by the flat roofs which can be seen from the main road, with the application sites existing extension to the North East being one of these extensions. The low height of such an extension ensure that they appear subordinate to the main dwelling. Whilst the proposed flat roof does not meet the "design standards" within the Residential Design Guidance 2021, it is noted why the proposed type has been chosen, with the property being relatively plain from an architectural point of view and the proposed roofing being the most logical for the property.
6.2.4 As such noting the above, the character and appearance of the rear extensions are deemed acceptable and comply with General Policy 2 of the Isle of Man Strategic Plan.
6.3 CHARACTER AND APPEARANCE - ROOF ALTERATION AND DORMERS
==== PAGE 4 ====
23/01276/B Page 4 of 5
6.3.1 Turning towards the proposed rear dormer, as stated within section 1 of this report, dormers are not a characterised part of the surrounding streetscene, with there being only one approved in the early 2000's. The dormer upon this property (both front and back) are clearly set back from the eaves, ridge and their widths/heights are modest to the overall dwelling and does not create an overbearing appearance.
6.3.2 Whilst the above is the case, due to the age of the property and its architecture, the most logical extension to provide more room within the property is a dormer, of which the proposed size, scale, width and massing of the proposed dormer is deemed to be subservient to the main dwelling and whilst the proposal can be seen from the public vantage point of the T junction where Station Road meets Ballafesson Road, the proposed dormer will be read in the context that it is situated in, which is residential.
6.4 IMPACT ON NEIGHBOURING AMENITY
6.4.1 Turning towards the impact on the neighbouring properties, as stated within section 1 of this report, the properties are close enough together that full views are awarded of the roofscapes of "Threeways" to the East of the dwelling, "Shalom," situated to the West of the site and No.7 and 9 Close Corneil, which are situated to the rear of the site. With the measurements of the properties most affected by the works being 8m from the proposed dormer to the boundary of No.9 Close Corneil and 13m to the boundary of No.7 Close Corneil.
6.4.2 This bring one of the main issue of the application to the forefront which is perceived and actual overlooking and an overbearing impact. As stated dormers are not a common feature within the surrounding streetscene of the application site, with the proposed dormers due to the orientation of the neighbouring properties and distances, awarding the application site with sight lines specifically into No.9 and 7 Close Corneil. Having discussed this matter with the agent on behalf of the applicant, it was confirmed that these windows can be privacy glazed which will reduce the overlooking impact, as such a condition should be attached that the windows within the dormers should have privacy glazing.
6.4.3 With regards to the other neighbouring properties there is 9m to the boundary of "Threeways," 10m to Shalom and 11m to the boundary of No.11 Close Corneil, it is deemed that due to the orientation of the proposed dormer and the hedging between some of the properties and the application site, that they are not deemed to be impacted by overlooking.
CONCLUSION
7.1 The proposed dormer and rear extensions are deemed acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, with minimal impact to the overall streetscene and neighbouring amenity with a condition attached regarding privacy glazing, as such it is deemed that the proposal complies with General Policy 2 and in turn the Residential Design Guidance 2021 and recommended for approval.
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;
==== PAGE 5 ====
23/01276/B Page 5 of 5
(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 __
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 : 07.02.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal