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15/00416/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00416/B Applicant : Mr Scott Horwel-Jones & Mrs Elizabeth Crellin Proposal : Erection of a single storey extension to side elevation Site Address : 14 Cronk Reayrt Peel Isle of Man IM5 1DB
Case Officer : Miss Melissa McKnight Photo Taken :
Site Visit : 27.04.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 14 Cronk Reayrt, a two storey semi- detached dwelling located on the south western side of Cronk Reayrt in Peel.
1.2 The site is open at the front to the highway with all other sides bounded by part fencing and part hedging.
2.0 THE PROPOSAL
2.1 The planning application seeks approval for the erection of a single storey pitched roof extension on the side and part front elevation of the dwelling to create an en-suite bedroom and porch.
2.2 The extension would project 3.8 metres from the side elevation, have a depth of just less than 6.9 metres and ridge height of 4.5 metres.
2.3 The extension would be finished in materials to match the main dwellinghouse.
3.0 PLANNING HISTORY
3.1 In 2009 under PA 09/00800/B, planning approval was granted for the erection of a two storey side extension incorporating a garage and extended kitchen at ground floor and an en suite bedroom at first floor level.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area zoned as Residential under the Peel Local Plan 1989.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:
General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the
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15/00416/B
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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."
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".
5.0 REPRESENTATIONS
5.1 Peel Town Commissioners have recommended the planning application be approved (08/05/2015).
5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (01/05/2015).
6.0 ASSESSMENT
6.1 There are four fundamental issues to consider in the assessment of this planning application; 1) The impact of the proposed extension on the residential amenity of 12 Cronk Reayrt; 2) The impact of the proposal on the existing dwelling; 3) The impact of the proposal on the appearance of the street scene of Cronk Reayrt; and 4) The impact of the proposal on parking and highway safety.
6.2 NEIGHBOURING RESIDENTIAL AMENITY
6.2.1 Bounding the application site and No. 12 Cronk Reayrt is fencing and hedging. Also between the two sites is a detached garage belonging to No. 12 Cronk Reayrt which sits alongside the boundary of the two properties. A site visit ascertained that the existing garage serving No. 12 Cronk Reayrt would partially screen the proposed extension from the garden of No. 12 Cronk Reayrt and from the side kitchen window of the neighbouring dwelling.
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6.2.2 At present there are oblique views between each property as a result of the layout of the sites. The additional window in the front elevation of the extension proposed would look onto the highway and driveway of the neighbouring dwelling. The window in the side elevation would directly face the boundary and the existing detached garage and outbuilding of No. 12 Cronk Reayrt. It is therefore judged that the proposal is not considered to result in any levels of additional overlooking nor is the extension of a height that would result in a significant degree of loss of light or appear as overbearing.
6.2.3 On assessment it is judged that the residential amenity of No. 12 Cronk Reayrt is considered to be adequately preserved.
6.3 EXISTING DWELLING
6.3.1 The extension proposed is considered to respect the application site in terms of the siting, layout, scale, form and design and is not of a scale that would result in the loss of a large amount of garden space.
6.4 STREET SCENE OF CRONK REAYRT
6.4.1 The extension proposed would be wholly visible within the street scene and partly visible from Glenfaba Road and Close Cronk. What would be visible from Glenfaba Road and Close Cronk is not considered to be of a scale that would cause harm to public amenity in general or detrimentally affect the visual amenity of the locality.
6.4.2 The extension would be single storey and would remain subordinate to the main house. Given the position of the dwelling within the estate, the extension would not be prominent within the street scene. Given the design, size and finish of the extension the extension is unobjectionable and is deemed an appropriate form of development.
6.5 HIGHWAY SAFETY AND PARKING
6.5.1 The extension would result in the loss of a parking area. However, it is proposed to extend the concrete driveway to create an area of parking for two to three vehicles. As it is not proposed to alter the vehicular access onto the highway these works would comply with permitted development.
7.0 RECOMMENDATION
7.1 Overall, it is concluded that the planning application does accords with the provisions of General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
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15/00416/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.05.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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.
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This approval relates to Dwng No 228.2.1, 228.2.2, 228.2.3, 228.2.4, 228.2.5, 228.2.6 and 228.2.7 all date stamped as received on 17th April 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 26.05.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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