Officer Planning Report

Planning Report And Recommendations {{table:473568}} ### Considerations {{table:473564}} ### Written Representations ### Consultations {{table:473565}} {{table:473566}} {{table:473567}}

Officer's Report

The Site

The application site represents the curtilage of the detached single storey property Garey Veg, Main Road, Kirk Michael. The property has on site parking and includes a corrugated metal shed to the rear which is relatively large and is used by the applicant as a workshop.

The Proposal

This application seeks approval for the demolition of the existing metal shed structure and the construction of a two storey extension to the dwelling. The extension would provide a large garage area at ground floor level along with 3 bedrooms and a bathroom at first floor level. The extension would be built so as to abut the shared boundary with the neighbouring property "The Creggans".

Planning Status

The application site is located within an area identified as being Predominantly Residential use by the Kirk Michael Local Plan. The site is also within the Kirk Michael Conservation Area. Within the adopted Isle of Man Isle of Man Strategic Plan 2007, the following policies are considered relevant:

General Policy 2, which states:

"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:

• (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."

Environmental Policy 35, which states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Paragraph 8.12.1, is also considered to provide useful guidance. This 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."

PLANNING HISTORY

The following previous planning application is considered relevant in the assessment and determination of this application:

99/02133/B sought approval for the erection of an extension to the dwelling. This was permitted. 08/01947/B sought approval for the erection of a two storey extension. This was refused. The reasons for refusal stated:

1. "The proposed extension would, by virtue of its height and scale, have an unacceptable impact upon the existing property as viewed within the streetscene. As such, the proposal would fail to preserve or enhance the character of the Kirk Michael Conservation Area, contrary to Environmental Policy 35 and General Policy 2, part (b)."

1. "The proposed extension would result in an unacceptable level of overlooking to, and would have an overbearing impact upon, the neighbouring property 'The Creggans'. Furthermore, the proposed extension would have overbearing impact upon the neighbouring property 'Sea Crest'. As such the proposed development would be contrary to the provisions of General Policy 2, part (g)."

Representations

Michael Parish Commissioners do not object to this application. The Department of Transport Highways Division does not object to this application. The Department of Transport Drainage Division requests that a note relating to the discharge of surface water be attached to any subsequent approval.

Assessment

The main issues to be considered in the assessment of this application are the impact of the proposed extension upon the existing property, the impact of the proposed extension upon neighbouring properties and the impact of the proposed extension upon the surrounding area which is designated as Conservation Area. This application attempts to overcome the reasons for refusal of PA08/01947/B set out above.

The existing dwelling is single storey and whilst the metal shed to the rear is not attractive in appearance, it is not a dominant feature within the streetscene. The proposed extension would be two storey, however due to the fall in the level of the site, the extension would not break the ridge line of the existing dwelling. It is judged that the proposed extension would represent an improvement over the existing situation in visual terms.

The existing metal workshop is used by the applicant and has the potential to generate some disturbance to neighbouring properties. The proposed extension would include a large garage area at ground floor level which would have a more robust cavity wall construction assisting in reducing noise levels. It is judged that the reduction in height compared to the previously refused application is an improvement sufficient to overcome the first reason for refusal.

The proposed extension would introduce six roof lights at first floor level which would face onto the neighbouring property "The Creggans", however, these would be positioned so as to prevent overlooking as demonstrated by the section on drawing Sheet 1, REV 'A'. It is judged that this change to the previous scheme overcomes the issue of overlooking which resulted in reason for refusal 2 set out above.

In conclusion, the removal of the existing metal shed would represent an improvement to the surrounding area. The proposed extension would enhance the character of the Kirk Michael Conservation Area by replacing a structure of poor form with an extension more appropriate to the existing building. Views of the extension would be available only from Main Road with views from Station Road being blocked by the showroom to the north of the site. The extension would not appear prominent in the street scene being set back from the highway whilst also being no taller than the existing property. It is judged that the proposed extension would preserve or enhance the character or appearance of the surrounding area, which is designated as a Conservation Area, and would not have an adverse impact upon the residential amenity of the neighbouring properties "Sea Crest" or "The Creggans".

Recommendation

Permit.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Michael Parish Commissioners The Department of Transport Highways Division The Department of Transport Drainage Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 01.06.2009

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the removal of workshop and erection of a two storey extension, Garey Veg, Main Road, Kirk Michael, as shown by the plans 00468/Z and 09/00468/2 received 17th March 2009 and 00468/1/REV-A received 28th May 2009.

Sincerely I REV A

C 3.

The external finishes of the extension must match those of the existing building in all respects.

C 4.

The window in the north west elevation must, on installation be fitted with obscure glazing to at least Level 5 obscuration as set out by Pilkinton's Guide to Obscuration and retained as such thereafter.

C 5.

There must be no discharge of surface water to the main foul sewer.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made: Permitted

Date: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................