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21/00745/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00745/B Applicant : Mr & Mrs Ian Cowley Proposal : Erection of rear extension and reconfiguration of rear garden landscaping and steps. Site Address : Rencell House Rencell Hill Laxey Isle Of Man IM4 7BJ
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.09.2021 __
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. Prior to the use of the first floor decking approved as part of this application, a 1.7m high solid timber screen shall be erected to close up the gap between the existing hedging and the existing dwelling on the elevation overlooking Laurel Bank to the south, to provide screening until the proposed hedge planting shown on Drawing JTM2114-P-02 positioned south of the proposed decking has been planted and become established, matching the Hedge height of the existing hedging. The screen may only be removed when the hedging has been fully established on this boundary.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
This application has been recommended for approval for the following reason. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2021.
Plans/Drawings/Information; This permission relates to Drawing Nos. JTM2114-P-00, JTM2114-P-01, and JTM2114-P-02, received 30 June 2021; emails and Photographs received 31 August 2021. __
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Rencell House, Rencell Hill, Laxey, a two storey traditional end-terrace dwelling sited to the western side of Rencell Hill and west of Main Road. The site is generally sloping in nature given the area is on a hillside, with the site sloping south-eastwards. To the rear of the dwelling is the garden, which due to the topography of the area sits on a higher elevation than the existing dwelling.
1.2 This part of Rencell Hill is set out such that there are views over the roof of the properties on the terrace from the rear gardens of the properties here. Also, the raised topography and nature of boundary treatment between the application property and its neighbours 'Laurel Bank' to the south and 'Yew Tree Cottage' to the north, which comprise timber fences over stone or masonry walls, allows intervisibility between these dwellings.
2.0 THE PROPOSAL 2.1 Planning approval is sought for the erection of rear extension and reconfiguration of rear garden landscaping and steps.
2.2 The proposed extension would be a single storey flat roofed extension, having a width of 3.1m (at its widest section), 2.5m (at its narrowest section), 3.1m long and 2.8m high (to the top of the flat roof), finished in lime render to match the existing building. This extension which will project from the rear of the existing kitchen and occupy part of the existing rear yard will have its flat roof finished in fully bonded bituminous waterproof membrane on warm deck, with an Aluminium framed fixed pyramid roof lantern over. Two full height UPVC framed windows with integrated cill finished in Anthricite Grey/White will be installed at rear of new extension.
2.3 The proposed works would also include the following: i. The creation of a timber decked area over the flat roof of the existing utility room, which will be 2.1m wide and 2.8m long. This decked area will be at the same level with part of the existing upper garden; forming a congruent unit and will terminate at the boundary with Laurel Bank to the south. A frameless glass balustrade will be erected on the side of the new decking overlooking the yard. ii. Existing hedge line on the boundary with Laurel Bank will be extended to the edge of the dwelling and south of timber decking to limit impacts on this neighbour. iii. Installation of a Velux rooflight on roof of bedroom above existing kitchen. iv. New Garden paving slabs would be installed over the upper garden, with three sets of paving flag steps and a new ramp also proposed to facilitate access from the upper garden to the rear access gate. v. The Existing stairs and planter leading to the upper garden area (now upper paved area) would be partially demolished and replaced. vi. There would be internal alterations to improve the functionality of the building (Not assessed as they are internal works).
3.0 PLANNING POLICY 3.1 The site lies within an area which is designated as residential use on the Area Plan for the East (Map 7) Laxey. The site is not within a Conservation Area or prone to flood risk.
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3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policy that is considered specifically relevant to the assessment of this current planning application:
3.3 General Policy 2 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:
(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; (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; (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."
3.3.1 8.12.1: Extensions to Dwellings in built up areas or sites designated for residential use 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.
3.4 The Residential Design Guide (2021) also provides guides to facilitate the assessment of extensions to dwellings.
3.4.1 Section 4.1: Householder Extensions "4.1.2 When altering or extending buildings in order to modernise, adapt, enlarge, or extend them, the overall character and form of the buildings and spaces around them are affected. Guidance is therefore required to provide advice as to what is acceptable in planning terms.
including the presence of original dormers and chimneys; and o the impact of the alterations on the living conditions of future occupiers
4.1.6 All extensions and alterations, particularly those incorporating modern design approaches, should be considered holistically with the original/main building and its setting in the landscape/townscape to avoid an awkward jarring of materials and forms. However, well- judged modern designs using contemporary and sustainable materials will be welcomed, as the Department does not wish to restrict creative designs where they can be integrated successfully into their context. Such approaches, where well designed, can serve to both
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improve the sustainability of buildings and significantly improve the appearance of buildings to the general benefit of the streetscene."
4.0 PLANNING HISTORY 4.1 There are no previous planning applications for the site, although there are two previous application for the neighbouring properties which is considered relevant in the assessment and determination of this application.
4.2 Planning approval was granted under PA 21/00206/B for the erection of cabin within rear garden ancillary to existing dwelling, Yew Cottage Rencell Hill, Laxey.
4.3 In 2011, planning approval was granted for erection of decking in rear garden (Retrospective) at 1 Laurel Cottages, Rencell Hill under PA 11/01008/B.
Note: These rear gardens have elevated views to the rear elevations of the neighbouring properties on the terrace; which highlight the existing mutual forms of overlooking for the dwellings on this part of Rencell Hill.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 17 July 2021.
5.2 Garff Commissioners have made the following comments regarding the application in a letter dated 3 August 2021:
This application was discussed in detail. There were no direct objections as the development was agreed to appear as 'modest', but the Board asked that the Planning Committee consider whether the development would cause unacceptable 'overlooking' issues for the immediate neighbours.
5.3 No comments have been received from neighbouring properties.
6.0 ASSESSMENT 6.1 Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the existing property, the neighbouring properties and the surrounding area in general.
6.2 Impact on existing building 6.2.1 In terms of the impact of the proposed works on the existing dwelling, the proposed extension would follow the existing architecture of the building, by incorporating matching finishes to ensure that the extesion would blend with the existing. Whilst it would have been more appropriate to have a pitch roofed extension at the rear as stipulated by the Residential Design Guide, the flat roof of the new extension would be positioned at the rear and its roof structure would ensure that the key features of the main dwelling are not obscured by the addition of the extension; thus appearing as a contemporary but subordinate addition to the dwelling. Besides, this extension would be completely confined to the rear of the dwelling, with no views from the abutting highways.
6.2.2 Similarly, the raised nature of the rear gardens of these properties would ensure that the extension appears sunken when viewed from the rear gardens, with the height of the extension subdued by the rising site level towards the western boundary. As such, it is considered that this element of the proposed development would be in keeping with the
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character of the dwelling, without adversely impacting upon the character of the existing property as viewed from the public thoroughfare.
6.2.3 With regard to the landscaping works within the rear garden, it is considered that this would improve the appearance of the rear garden and the works would not raise the level of the existing rear garden which is already set at an elevated position as the other neighbouring gardens for the properties on the terrace. Moreover, the proposed changes would improve its functionality, with the new ramp making its use more inclusive. Therefore, it is considered that the works would be in keeping with the character of the site and would improve the general appearance of the property and as such is considered acceptable.
6.3 Impacts on the character of the street scene 6.3.1 The proposed extension would alter the appearance of the existing property when viewed from the rear, albeit, it would be erected at a position on the property where there would be no views attainable from the street scene. As well, the proposed extension in terms of its proportion, form, scale, designs and finishing would not detract from the appearance of the property, which would make it a fitting addition to the locality.
6.3.2 It is also considered that the proposed garden works would be completely screened from public views due to the orientation of the building and the built form of the street scene which allows limited views to the rear of the properties on this side of Rencell Hill, due to the proximity of the buildings to each other. Besides, the works would bring a significant improvement over the existing state of the garden which would be in the overall interest of the locality. As such, it is considered that the proposed garden works will have a positive impact upon the character of streetscene and locality as a whole.
6.4 Impact on neighbours 6.4.1 With regard to the impact of the proposed scheme upon amenities of the neighbouring properties, the direct neighbour to the south 'Lauren Bank' is the property most likely to be impacted by the proposed works, given that the proposed first floor decking would offer new views into their rear garden. Whilst this would increase the potential for the proposed scheme to result in overlooking of this neighbour's garden, the nature of the boundary treatment and the nature of the rear gardens in this area (elevated towards the rear), allows mutual overlooking of rear gardens, and as such would help to mitigate any impacts on the living conditions of this neighbour.
6.4.2 It is also noted that if the decking were not in-situ, the applicants could use their raised garden for their enjoyment and potentially overlook their neighbour's as views could still be attained via the gap between the existing hedge and dwelling on the southern boundary. This proposal, however, allows the occupiers of the application property to sit out more on the decked area, thus increasing the opportunity to overlook the neighbour's garden. If the application were to be refused, the applicants could still use their terraced garden and could not be prevented from doing so. In light of the fallback position, it would be unreasonable to refuse the application on increased overlooking. However, a condition would be imposed for a temporary screen to be erected along the existing gap on the boundary to ensure that privacy is provided until the proposed hedge extension is fully established and at a level to provide screening from the proposed decking.
7.0 RECOMMENDATION 7.1 It is considered the proposals would comply with the relevant policies of the Isle of Man Strategic Plan. Therefore, it is recommended that the application be approved subject to a condition for a privacy screen to be erected on the boundary with Laurent Bank.
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:
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(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: 09.09.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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