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21/00542/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00542/B Applicant : Mr Nicholas & Mrs Jennifer Leece Proposal : Alterations, erection of extension, rendering works and installation of a summerhouse to rear garden Site Address : Thalloo Vell Rheast Lane Peel Isle Of Man IM5 1BG
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.07.2021 __
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. The application accords with General Policy 2 (b, c and g) of the IOM Strategic Plan 2016 and meets with the principles of sections 3.0 and 4.2 of the Residential Design Guide 2019.
Plans/Drawings/Information; This approval relates to the Cover Letter and drawing numbers PA/01, PA/02 and PA/03, all received 14 May 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the existing residential curtilage of Thalloo Vell, a single storey dwelling located on the northern side of Rheast Lane in Peel. The existing dwelling is set back from the highway and has a large area of driveway running along the eastern boundary. This
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driveway meets with a double integral garage on the right side of the front elevation (with two garage doors).
1.2 This dwelling has a hip roofed conservatory measuring 4m x 4m projecting from the rear elevation with a slab area projecting from the rear elevation of the dwelling and running around the conservatory. The dwelling has substantial landscaping around the entire boundary, only interrupted by the vehicular access. The site also has timber fencing running along the western and northwest boundary.
1.3 The locality is characterised by dwellings with large gardens and site boundaries that have substantial landscaping around their entire boundaries, which gives the dwellings some form of seclusion from their neighbours.
2.0 PROPOSAL 2.1 The application seeks planning approval for alterations, erection of extension, rendering works and installation of a summerhouse to rear garden.
2.2 The first element of the works would involve the erection of a single storey rear extension on the north-west elevation to provide for a new sunroom to replace the existing conservatory. This extension would project 4.2m from the rear of the building, be 7.1m wide and 4.4m high from the ground level to the ridge (2.6m to the eaves). This pitched roofed extension would have a rear facing gable end, where a triangular high level feature window would be installed above a 4.1m wide new powder coated aluminium bifold door. The external walls of the new extension would be finished in permarock through colour silicone render system. The roof tiles would be concrete roof tiles to match the tiles on the roof of the main building. Also, new 2m wide white UPVC double glazed window units would be installed on either side elevation of this extension, with a new 550 x 1180 centre pivot velux rooflights with flashing kit installed on either roof plane of this extension. As well, a new flue to wood burner with associated lead flashing would be installed within this extension rising about 1.2m above the roof, but 1.5m below the roof ridge.
2.3 The second part of the scheme would involve the replacement of the right garage door with new white UPVC double glazed window unit to existing garage door opening with the lower window cill raised to fit the new window. Also, new UPVC double glazed windows will be installed on the front elevation of the dwelling (by the new porch entrance and walk in shower created on the front of dwelling). A new slate grey aluminium front door would also be installed to serve as access to the new porch created in front of the dwelling.
2.4 A new permarock through colour silicone render system, and new tier panel system cladding would be applied over various sections of the existing walls on the dwelling.
2.5 Additional works would involve the erection of a new timber summerhouse/shed that would be 4.2m wide, 4.7m long and 2.15m to the top of its dark grey GRP flat roof. The external walls would be clad in timber shiplap boarding with new timber units 3.2m wide and 1.5m wide installed on the southwest and southeast elevations respectively. This timber building which would be 1m from the northwest and northeast boundary will have paved area created around the southwest and southeast sides, while the other sections would have gravel beds around.
2.6 The final works would involve the removal of the low level walls to the front of the dwelling to create additional parking space in front of the dwelling and the installation of the new oil tank on the south west facing elevation. The new oil tank would pass for Class 18 of the Permitted Development Order if the capacity of the tank does not exceed 1200litres. However, no details have been provided on the capacity of the tank and as such it would be assessed as part of the application.
2.7 Other works which includes the erection of a new 1.8m high timber fence with matching gate to close up gap between garage and western site boundary, the new timber gate closing up
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area between utility and garden area by garage would not be assessed as part of the application as they fall within Class 16 (Fence and gate) Permitted Development Order 2012.
3.0 PLANNING POLICY 3.1 The site is designated as 'Predominantly Residential' on the Peel Local Plan and it is not within the Peel Conservation Area. The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered.
3.2 As such, the following parts of the Strategic Plan are relevant: 3.2.1 General Policy 2: "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; (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". (j) can be provided with all necessary services; (n) is designed having due regard to best practice in reducing energy consumption.
3.2.2 Section 8.12.1 focused on Extensions to Dwellings in built up areas or sites designated for residential use states thus:
"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".
3.3 The Department has published the Residential Design Guidance (July 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 properties. Sections 3.0 and 4.2 are particularly relevant to the current application.
4.0 PLANNING HISTORY 4.1 The application site has been the subject of three previous planning applications which are considered to be materially relevant to the current application. These include:
4.2 PA 86/01441/B for extension to kitchen and dining room, removal of flat roof over garage and re-roofing with pitched, Thalloovell, Rheast Lane, Peel. This was approved on 1 January 1994.
4.3 PA 98/00157/B for Installation of additional window to dwelling, Thalloo Vell, Rheast Lane, Peel. Approved on 15 June 1998.
4.4 PA 00/00366/B for erection of conservatory, Thalloo Vell, Rheast Lane, Peel. Approved on 26 July 2000. The current application seeks to replace this conservatory with a sunroom extension.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 The Department of Infrastructure (DOI) Highways Division have indicated that they 'Do not oppose' in a letter dated 7 June 2021.
5.2 Peel Town Commissioners have not made any representations on the application although they were consulted on 25 may 2021.
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5.3 No comments have been received from neighbouring properties.
6.0 ASSESSMENT 6.1 Given the nature of the scheme, the key considerations in the assessment of this application are whether the proposed development is acceptable in terms of its visual impact and whether its position would impact on neighbouring amenity.
6.2 The visual impact 6.2.1 From the streetscene of Rheast Lane or any of the surrounding highways, the proposed rear extension on the property will not be visible, given the presence of mature landscaping on the boundary of the property. As well, the extension would remain well below the existing dwelling's roof apex given that it is a single storey extension with roof pitch set 1.2m below the main roof ridge, and would be finished to match the existing roof tiles. It is also considered that the external finishing of the extension (although incorporating new elements such as the permarock silicone render and new powder coated aluminium bifold door) would be in keeping with the main dwelling which would also be subject to fitting external changes. More so, the existing house and grounds in which the property sits is large and can accommodate sensitive and appropriately subordinate extensions.
6.2.2 The proposed summerhouse/shed is considered to be acceptable given that it would be finished in natural materials appropriate to this somewhat well-treed and green residential area. It is also of an appropriately limited scale relative to the main dwelling, which is considerably large. It is unlikely that many people would notice the shed due to the nature of the boundary treatment which would be almost at the same height as this flat roofed building which would be 2.15m high.
6.2.3 Whilst the changes to the front elevation of the dwelling (including the replacement of garage door with new windows, creation of new enclosed porch with new door and windows, and the removal of the low level walls to the front of the dwelling to create additional parking space) would be visible when in front of the site access, it is not considered that these alterations would be unsympathetic with this dwelling as they would be seamlessly integrated into the character of the existing dwelling. As such, it is concluded that the design of the proposed alterations are well- considered and appropriately subordinate to the main dwelling and would not have detrimental impacts on the visual characteristics of the main dwelling and the surrounding street scene; thus complying with the relevant sections of General Policy 2 and also paragraph 8.12.1.
6.2.4 The oil tank on its part would be concealed from public view and as such would not cause any visual harm.
6.3 Impact on neighbouring living conditions 6.3.1 The dwellings on Rheast Lane are large and set in commensurately sizeable curtilages, with their curtilages well screened by the mature landscaping on their boundaries. As such, it is considered that the new single storey rear extension and shed would not impact on the relationship between the application site and its neighbours in terms of overlooking, overbearing impacts and overshadowing.
6.3.2 Whilst a new set of windows would be installed on the elevations of this dwelling; particularly the windows on the front elevation, it is noted that these changes will be at ground floor level; thus eliminating any impacts on the privacy of the neighbours. The existing mature landscaping on the boundary of the site would also serve to ameliorate any impacts.
6.3.3 It is, however, considered that new shed has the potential to impact on the nearby properties in terms of noise generated, particularly for Aeg Cronk, Tynwald Road, which is situated on the northwest boundary of the application site; given that this dwelling would only be about 2m from the position of the new shed. However, the new shed would provide an enclosed space where noise levels would be contained by the doors and windows which would limit noise diffusion. Besides, the proposed windows and door on this shed would be positioned on the southwest and southeast elevations which would be considerably away from this neighbouring
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dwelling. It is also noted that the high hedge on this boundary would serve as a buffer between both dwellings diminishing any sound impact.
6.3.4 With regard to the impact of the proposed oil tank on the neighbours at White Lodge situated on the western boundary of the application site where the tank would be installed, it is noted that the new double bunded oil tank would be installed on a platform only about 150mm above ground level and situated about 6.7m from the garage door and 13.4m from the kitchen door of this neighbouring property. Thus, it is not considered that there would be any detrimental impact on this neighbour.
7.0 CONCLUSION 7.1 Overall it is considered that the proposal complies with the aforementioned parts of GP2 of the IOM Strategic Plan and the RDG 2019 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: 16.07.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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