Loading document...
==== PAGE 1 ====
20/01522/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01522/B Applicant : Nigel Rolinson & Helen King Proposal : Erection of extension Site Address : 12 And 14 Glenfaba Road Peel Isle Of Man IM5 1BU
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.03.2021 __
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.
C 2. All new windows on the front elevations shall be installed with a sliding sash opening method with a half and half subdivision of the aperture and retained as such thereafter.
Reason: In the interest of enhancing the character and appearance of the existing dwellings and the Conservation Area.
C 3. The roof must be finished in slate or mock slate and retained as such thereafter.
Reason: In the interests of the character and appearance of the site and surrounding Conservation Area.
C 4. Prior to the occupation of the extensions hereby approved, the dummy chimney stack shall be constructed to match the existing stack in terms of its size, height and design and shall be permanently retained thereafter.
Reason: In the interests of the appearance of the dwellings and the Conservation Area.
This application has been recommended for approval for the following reason. Subject to those conditions in respect of the chimney, roof slates and front elevation windows the application is considered to accord with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and to meet with the principles of the Residential Design Guidance 2019.
==== PAGE 2 ====
20/01522/B Page 2 of 6
Plans/Drawings/Information; The approval relates to Location Plan, Existing Elevation, Proposed Elevations and Sections all date stamped and received 26/11/2020, and site photographs received by applicant email dated 01/03/2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site represents the extents of two residential properties located on the western side of Glenfaba Road, Peel. No's 12 and 14 are situated at a midway point with front elevation facing onto a small front yard and joining with the main road and rear gardens backing onto and looking over the industrial estate of Mill Road.
1.2 Both properties are mid-terrace Manx cottages with a typical one up one down arrangement with small kitchen extensions at the rear. Each has a front elevation comprising a door and window at ground floor and two windows aligned above. There is a shared stack between the dwellings and both are pebble dash rendered.
1.3 No. 12 has an existing one and half storey kitchen extension at the rear running along the boundary with No. 10, this extension measures 4.2m long x 2.6m wide and 4m to eaves. Drawings for No. 14 show a rear extension measuring 3.8m long x 2.6m wide, although photographs received 01/03/2021 show that this has already been demolished.
1.4 Bookending each of the dwellings are adjoining neighbouring properties No.10 and No.16 Glenfaba Road both which have existing extensions at the rear. Separating each of the properties along here are existing traditional sandstone walls each varying in height, with the wall between No.'s 14 and 16 is considerable taller than that between No's 10 and 12.
1.5 Glenfaba Road and the application dwellings sit within the Peel Conservation Area.
THE PROPOSAL 2.1 The current application seeks approval for the demolition of the existing rear extensions at both No.12 and 14 and their replacement with larger rear extensions providing additional living accommodation at ground and first floor. Both extensions are to match in terms of their overall size and design but with small differences in final window arrangement and roof lights.
2.2 At ground floor both extensions are to project 7.86m from the rear elevation and to cover the full 5m width of each house. The extension is to provide an open plan kitchen living space to each property and is to be finished in a flat roof measuring 2.6m tall from ground level of the application dwellings. Above at first floor is a pitched roof extension projecting just 4m from each rear elevation, this part of the extension is to have feature glazing and Juliet balconies installed on the gable looking over the flat roof and roof lights of the kitchen extensions below. The pitched roof extensions are to have a central ridge matching the same as the main house and installed with a roof light on each slope.
2.3 Drawings submitted for the application also contain a number of options for development and finishes indicating either a top opening PVC or PVC sliding sash for the replacement front windows, the replacement of the roof tiles with Spanish slate or similar and either the complete removal of the chimney stack or its replacement with a dummy stack. In
==== PAGE 3 ====
20/01522/B Page 3 of 6
terms of external render No. 12 is to remain dashed as existing and No. 14 s to be rendered over and painted.
PLANNING HISTORY 3.1 No 14 is the only application dwelling that has been subject to a previous planning application which was refused in 1996 for the installation of replacement UPVC windows.
3.2 Looking to the immediate area there are a number of previous applications for neighbouring property No. 10 that are considered to be materially relevant in the assessment of the current proposal: o 99/00967/B - erection of rear extension to dwelling - approved o 03/01317/B - installation of rear roof lights and erection of replacement chimney stack - approved o 20/01124/B -erection of a further extension to rear elevation - approved 25th Nov 2020 and is not yet under construction.
PLANNING STATUS AND POLICY 4.1 The site lies within an area designated on the Peel Local Plan as Mixed Use and within the Conservation Area where there is a presumption in favour of preserving or enhancing the character and appearance of the Conservation Area in line with Environment Policy 35 and as set out in the guidance of Planning Policy Statement 1/01. More recently Residential Design Guidance 2019 was released setting out a number of principles and 'rules of thumb' towards acceptable development and good neighbourliness that fall suit with the general standards set out in General Policy 2.
4.2 Environment Policy 35 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."
4.3 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas) states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
4.4 General Policy 2 states (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; (n) is designed having due regard to best practice in reducing energy consumption."
4.5 In respect of the Residential Design Guidance 2019, sections 3.2 and 3.3 deal with the potential visual impacts on the existing house and streetscene and section 4.3 specifically deals with two storey rear extensions and the potential impact on neighbouring amenity with section 7.0 addressing good neighbourliness and amenity impacts through overlooking or overbearing impact etc
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
==== PAGE 4 ====
20/01522/B Page 4 of 6
5.1 Department of Infrastructure (DOI) Highway Services - do not oppose (19/01/2021).
5.2 Peel Town Commissioners - no written representations received at the time of writing this report (04/03/2021)
5.3 DOI Flood Risk Management - no flood risk interest (12/02/2021).
ASSESSMENT 6.1 The key matters to consider as part of this application are the amenity impacts of the rear extension on the amenity of the neighbours and whether or not the proposed works would have an acceptable visual impact on the Conservation Area so as to preserve or enhance its character and appearance.
Neighbouring Amenity 6.2 On an initial review of the site location plan it was noted that both adjoining neighbours had rear extensions but that only No. 16's extension ran along the boundary helping to limit the impact of the proposed extension dependant on its length and height. No. 10's extension is shown on the site location plan to be stepped back from the boundary, and therefore any extension above and beyond the existing rear kitchen extension could result in an overbearing or adverse impact on the living conditions and amenity of No. 10.
6.3 With exception to the site location plan, the application contains no other detail or information as to the relationship between the site and its neighbours or how the proposals would sit in the immediate context. It was therefore sought (11/02/2021) that the agent provide additional detail to demonstrate the boundary treatments between the sites, the arrangement and heights of the neighbours extensions and calculations for the 45 degree rule in line with the Residential Design Guidance 2019 so that a more thorough assessment could be undertaken, site photographs were also requested to help support the application until such a time that a site visit could be carried out.
6.4 The requested information was not forthcoming from the agent, but after discussions with one of the applicants a number of site photographs were provided. These photographs show the extension running along the boundary to be full two storey height with a further large sandstone wall running the remaining length of the boundary. The photographs also show that on the opposite side, the rear extension of No.10 is two storey and covers the full width of the dwelling and runing along the boundary with the application site., the projection of this extension matches the 4m of the rear kitchen extension.
6.5 In respect of the extension to No. 14 the proposed works would not result in any adverse or overbearing impacts on the adjoining neighbour No. 16 due to the existing arrangement between the two properties and the existing extensions and large stone boundary wall. The proposed works would be acceptable in this respect.
6.6 In respect of the extension to No. 12, planning history and drawings for No. 10 (under PA 20/01124/B) show their existing rear extension and the boundary wall being 1.6m tall, given this arrangement it is considered that the proposed two storey element of the extension would not project beyond the neighbours extension and therefore would not result in any adverse or overbearing impacts on their living conditions, outlook or amenity. The single storey flat roof element would however still project 3.8m beyond the neighbours rear elevation and it would be 1m taller than the existing boundary wall.
6.7 Residential Design Guidance 2019 highlights that single storey extensions are unlikely to be supported where they project more than 3 metres from the rear elevation as this can create a tunnelling affect having amenity and outlook impacts on the neighbour. In the case of this application and looking to the immediate area there appears to be an established level of development to the rear which has perhaps over time come to be expected, however this
==== PAGE 5 ====
20/01522/B Page 5 of 6
should not negate those policies which seek to protect amenity and promote good neighbourliness. In this case the rear of the terrace benefits from open aspect views over the industrial estate and beyond to Peel Hill, and this openness coupled with the existing stone boundary wall and the 2.6m height of the proposed extension helps to minimise any significant adverse impacts on the adjoining neighbour. It is also minded that if the additional rear extension works approved under 20/01124/B for No. 10 are developed that the impacts will be further limited as the proposed extension would then only project 0.8m beyond the neighbour's rear elevation.
Visual Impact and Conservation Area
Rear Elevation 6.8 The very nature of the terraced dwellings along Glenfaba Road and Patrick Road is as such that the front elevations and roofscape contribute significantly to the overall character and appearance to the area, unlike the rear elevations which do not. At the rear many of the dwellings have been subject to previous alterations and extensions and present a fairly haphazard and varied view, while some extensions are more traditional in their finish others are modern with larger areas of glazing and flat roof elements. This mixed approach to the rear provides a backdrop to the application site, and it's likely that the proposed extensions will merge and engulf into this and having an fairly neutral impact on the overall appearance of the rear of these properties when viewed from a distance in the industrial estate or from public footpaths climbing Peel Hill and the character of the Conservation Area would be preserved.
Front Elevation 6.9 As referred to above, the front elevations and roof slopes are considered to be the most positive and contributing elements to the character and appearance of the Conservation Area and it is therefore important that works either preserve or enhance that character in line with EP35.
6.10 Looking to the immediate area the prevalent external finish to properties is a painted render, and therefore a change from pebble dash to render in this case would likely present an overall improvement to the character and appearance of the dwelling.
6.11 Drawing annotation offers a choice to the selected finishes to the front elevation windows, roof coverings and chimney stack, and minded of the Conservation Area status it is considered that the each needs careful consideration.
6.12 Chimney stacks can add significantly to the character of a property and their removal can often be controversial. Chimney stacks are a key feature to the roofscape of Peel, especially given Peel's sloping topography and key views over the tops of dwellings down towards the bay and Peel Castle and vice versa. In this specific case given the siting of the dwelling and the prominence of stacks in the area, the complete removal of a stack would be wholly unacceptable, therefore a condition to ensure that a dummy stack is installed is considered necessary.
6.13 The existing roof covering is slate which is typical and expected for such traditional dwelling across Peel and it is important that this traditional appearance it maintained, it is therefore necessary to add a condition to ensure that the roof is finished in slate or slate like materials to ensure the character of the area is preserved.
6.14 In terms of the front elevation, windows and doors are often the most important element in any façade and can help to gauge the age and/or purpose of a building. The original opening method for properties here would have been sliding sash and the installation of such would seek to improve the overall appearance of the properties and would considerably enhance character and appearance of the streetscene and Conservation Area. A condition in this respect shall also be added to the application.
==== PAGE 6 ====
20/01522/B Page 6 of 6
CONCLUSION 7.1 In summary, the proposal is considered to comply with Environment Policy 35, Planning Policy 1/01, General Policy 2 and to meet with the principles of the Residential Design Guidance 2019 and is therefore recommended for approval subject to those conditions in respect of the chimney, roof slates and front elevation windows.
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: 08.03.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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