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20/01488/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01488/B Applicant : Mr Matt Hall Proposal : Installation of new windows to rear elevations and bifold doors to side elevation Site Address : Reayrt Aalin Glen Road Colby Isle Of Man IM9 4HW
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.01.2021 __
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.
This application has been recommended for approval for the following reason. It is concluded that the alterations to the windows would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with General policy 2 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
Plans/Drawings/Information; This approval relates to drawings referenced; C-549-01, date stamped received on 3 December 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Reayrt Aalin (formerly Holly Bank), Glen Road, Colby. The property is a detached dwelling house which sits to the east of the highway and is characterised with two stories in height with a hipped roof and attached garage with accommodation above. The site is screened from the highway with a Manx stone dwarf wall with hedging growing
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20/01488/B Page 2 of 3
above. Given the orientation of the property within the plot, the gardens, laid to lawn, are located to the south elevation.
2.0 THE PROPOSAL 2.1 Proposed is the installation of new (two) rear windows to the rear elevation (east) and bi-fold doors to the side elevation (south).
2.2 The scope of works are solely to the ground floor level and would see the patio doors replaced with bi folding doors to a width of 2.3m (height remains the same) and adjacent to this on the rear elevation the widening of an existing window to 1.5m wide (same height) facing south. Also facing east, (rear) the widening of an existing window to 1.8m.
2.3 Part of the proposal is a revision of the interior layout to the south east corner of the building to relocate the kitchen to a larger room.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being residential use under the Area Plan for the South 2013.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
3.4 General Policy 2 (GP2) (in part) 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;
3.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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."
3.6 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on rear and side extensions in Section 7.0 titled; Impact on Neighbouring properties.
4.0 PLANNING HISTORY 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
5.0 REPRESENTATIONS 5.1 Arbory & Rushen Parish Commissioners commented (21/01/21) with no objection. 5.2 Highways Services do not object (No Highways Interest) 08.01.20
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c)) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))
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6.2 (i) Visual impact The works to alter the window sizes and methods of opening at ground floor level would be minor alterations and would not allow for any public views of the side and rear elevations from the Highway at the front. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).
6.3 (ii) Neighbouring amenities With regard to the above, the level and scale of development to alter the windows are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations to the windows would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 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 __
I can confirm that this decision has been made by a Principal Planner 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: 28.01.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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