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21/01066/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01066/B Applicant : Mr Rodney Broom Proposal : Alterations, erection of extension and front porch Site Address : Cronk Ghennie Nassau Road Dogmills Ramsey Isle Of Man IM7 4AQ
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.11.2021 __
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. Notwithstanding the annotation on drawing CG-7B received 22/10/2021, no approval is granted to the installation of any dormers on the application dwelling.
Reason: For the avoidance of doubt as the drawing contains erroneous and conflicting annotation detail.
This application has been recommended for approval for the following reason. The application complies with Environment Policy 2 and Housing Policy 16 and the IOM Strategic Plan 2016 and with the general principles of the Residential Design Guidance 2021.
Plans/Drawings/Information; This approval relates to drawing numbers: CG-1, CG-2, CG-4, CG-5 and CG-6 all date received 31/08/2021 CG-3A, CG-9A, CG-10A and CG-11A all date stamped and received 13/10/2021 CG-7B and CG-8A both date stamped and received 22/10/2021. __
Interested Person Status - Additional Persons
None
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21/01066/B Page 2 of 4
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Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Cronk Ghennie, Nassau Road, Dogmills, Bride a detached bungalow with additional living space in the roof sitting on the northern side of the road and set back from the road with a driveway and garden to the front.
1.2 The bungalow is of a late 80's early 90's style and has an attached flat roof garage on the side elevation, a flat roof porch on the front elevation and a small flat roof extension at the rear.
THE PROPOSAL 2.1 The application seeks approval for the replacement of the existing front and rear extensions with new larger flat roof extensions matching the eaves height of the main house. The front extension is to measure 2.8m x 4.3m and the rear is to measure 2.8m x 6.3m. Both are to be rendered to match the main dwelling.
2.2 The current scheme now omits a large flat roof dormer from the front elevation.
PLANNING HISTORY 3.1 The dwelling has only been subject to one previous application for the replacement of concrete roof tiles under 95/01171/B, although this is not considered material to the assessment of the current application.
PLANNING POLICY 4.1 The site is located within an areas of land not designated for development under the 1982 Development Order and recognised as being within an AHLV. The site is not within a Conservation Area nor recognised as being at any flood risk. Given the nature of the land designations and the non-traditional nature of the existing property it is most relevant to consider the following policies of the IOM Strategic Plan 2016, particularly EP2 and HP16: o Strategic Policy 2 - focus new development in existing settlements unless complies with GP3; o Strategic Policy 4- development must protect or enhance special interest areas including nature conservation, heritage features and specialist land designations and not cause unacceptable pollution or disturbance; o Strategic Policy 5 - development should be well designed to make positive contribution to the environment; o Spatial Policy 5- New development will be in defined settlements only or in the countryside only in accordance with General Policy 3; o General Policy 1- in assessing applications regard shall be given to the Development Plan and all other material considerations o General Policy 2 - detailed 'development control' standards on land zoned; o General Policy 3 - on land not zoned what development may be considered as an exception, including agricultural workers dwellings, conversion of rural buildings, replacement dwellings, previously developed land, overriding national need, and there are no reasonable and acceptable alternatives location dependant for minerals, works essential for agriculture or forestry or works required for interpretation of heritage; o Environment Policy 1 - countryside protected for its own sake; o Environment Policy 2 - protection of AHLV from harm unless location of development is essential; o Housing Policy 16 - extensions of non-traditional dwellings not generally permitted if it increases impact as viewed by public; o Infrastructure Policy 5 - methods for water conservation;
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21/01066/B Page 3 of 4
4.2 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts at 4.5, 4.6 and 4.7 in respect of front, rear and flat roof extensions.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Bride Commissioners have not commented on the application (05/11/2021).
5.2 Department of Infrastructure Highway Services - no highways interest (14/09/2021 and 27/10/2021).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The existing dwelling is non-traditional and already has flat roof extensions across both the front and rear and also a flat roof garage attached to the side elevation. The proposal now seeks to replace the existing front and rear extensions with larger fat roof extensions on the same footprint and finished to matching the eaves level of the existing house.
6.2 Paragraph 4.7.8 of the Residential Design Guidance 2021 states that just because an existing dwelling might already have some poorly designed extensions, this is not a reason to allow further inappropriate flat roof extensions; however it is clear from the age, style and appearance of the existing dwelling and some of its neighbouring dwellings of the same style are already characterised by these existing flat roof extensions and in this specific instance minded of the non-traditional appearance of the dormer, the existing flat roof extensions, the context of the surrounding neighbouring dwellings, the setback distance from the road and the siting of the rear extension also away from public view, that the proposed replacement extensions would not seek to increase the impact of the dwelling to such a degree as to cause harm from public view in line with HP16, nor are they considered to result in any unacceptable spread or harmful development as to impact the AHLV in line with EP2.
Other Matters 6.3 Throughout the application process there has been amended drawings submitted not only to correct a drawing error between the side gable/front elevation plans but also to remove a large flat roof dormer. The proposal now shows the installation of three roof-lights across the front and rear roof slopes, each of these rooflights annotated to be below the size allowed under the Permitted Development Order 2012 and minded of this their installation would be unobjectionable in this case. What is noted however is the drawing annotation shown on CG- 7B which points to the rooflights but annotates 'dormer windows' therefore for the avoidance of doubt a suitably worded condition shall be added to the approval specifically indicating that there is no approval to any dormer windows.
CONCLUSION 7.1 Whilst the proposals would slightly increase the overall footprint of the dwelling, the extensions are considered to be acceptable and not to result in any harmful impact on the overall character of the streetscene and not to increase the impact of the building as viewed by the public.
7.2 The application is considered to comply with the aforementioned policies of the IOM Strategic Plan 2016 and to meet with the general principles set out in the Residential Design Guidance 2021. A suitable worded condition revoking any dormer installation will be added for the avoidance of doubt.
INTERESTED PERSON STATUS
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21/01066/B Page 4 of 4
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: 09.11.2021
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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