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21/01392/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01392/B Applicant : Mr Gareth & Mrs Gemma Roby Proposal : Alterations and extension to front and rear. Site Address : 56 Summerhill Road Onchan Isle Of Man IM3 1NF
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.01.2022 __
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 external facing roofing materials to be used on the extensions hereby approved shall be Rosemary Clay to match those roofing materials of the existing dwelling.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. The proposed side gable first floor window hereby approved shall be installed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such thereafter.
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. Subject to two conditions relating to roof finishes matching the rosemary clay of the main house, and the installation of obscure glazing to the side gable first floor window the application is considered to comply with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016 and with the general principles of the Residential Design Guide 2021.
Plans/Drawings/Information;
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21/01392/B Page 2 of 5
This approval relates to an email from the agent dated 14/01/2022 and the following drawing numbers all dated as received 22/11/2021: JTM2103A-P-00 - Site Location Plan JTM2103A-P-01 - Existing Floor Plans JTM2103A-P-02 - Existing Elevations JTM2103A-P-03 - Proposed Floor Plans JTM2104A-P-04 - Proposed Elevations/Sections
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site relates to an existing dwelling sitting at the end of a terrace of three dwellings along Summerhill Road, Onchan. The properties sit just south of the junction with Hague Drive leading towards Onchan Park. There is a shared access lane running to the rear of the dwellings and which is shared with a number of properties fronting The Park. Views of the rear elevation can be achieved from Hague Drive.
1.2 The application dwelling is two storey with an attached flat roof garage on the side elevation gable. At the rear there is an existing single storey lean-to extension and lean-to conservatory. A large stone wall runs along the rear boundary with the adjoining neighbour.
1.3 The dwellings are finished in rosemary clay tiles and the end dwellings have a hipped roof finish. Each is finished in a roughcast render with the application property also painted white. There is a lean-to rosemary tiled porch on the front elevation.
1.4 There are no windows in the side of the existing garage, but there is a large window on the side gable serving the dwellings stairwell, and three smaller windows at ground floor serving a WC, utility and the kitchen.
1.5 To the front there is a small garden area and a driveway in front of the garage. The front is bound by a stone wall with entrance pillars the property had a vehicle access and driveway widening approved in 2014.
THE PROPOSAL 2.1 This application seeks planning permission for a side and rear extension to the property. The side element of the extension would add a first floor above the existing garage. The rear element of the existing would demolish the existing lean-to structures and replace them with a part single storey flat roof extension nearest the adjoining neighbour, and a part two storey pitched roof extension linking with the first floor garage extension. 2.2 The proposed extensions are to be finished in painted render matching the main house. The main roof is to be hipped roof matching the existing arrangement and all roof finishes are to be rosemary clay matching the existing dwelling and as confirmed by the agent in an email dated 14/01/2022.
2.3 Four windows are proposed on the side elevation, two high level windows serving the garage, one serving a proposed utility and one first floor window to be obscured serving an en- suite.
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21/01392/B Page 3 of 5
2.4 Two large windows and patio doors are proposed across the rear elevation, with two windows proposed at first floor of the two storey extension. A roof light is proposed on the rear roof slope for a proposed study in the roof space.
PLANNING HISTORY 3.1 Aforementioned 14/01345/B was approved for access works to the dwelling, however more recently and materially relevant in this case is PA 21/00631/B which was refused in 2021 for a much larger rear extension. This refused application also included a first floor extension above the garage and the single storey flat roof extension nearest the adjoining neighbour, however by reason of the large size, height and inclusion of large apex feature glazing within the peak of the extension serving a second floor was considered to have an unacceptable visual and amenity impact on the surroundings and neighbours at the rear. The application was refused for the following reasons:
3.2 "R1. The scale and design of the rear element of the extension, including the roof design and rear second floor window, would introduce an incongruous and unsympathetic element to the dwelling which would harm the appearance of the site and the overall character and appearance of the street scene when considered against the overall design in the area. In this regard, the proposal would not accord with General Policy 2 (b,c,g) of the Isle of Man Strategic Plan."
3.3 "R2. The rear extension, by virtue of the introduction of a large habitable room second floor window facing southeast, would introduce an unacceptable level of overlooking (both perceived and actual), resulting in harm to the residential amenity of the occupants of 26 The Park through loss of privacy and direct views into the conservatory and rear garden of that property. In this respect the proposal would be contrary to General Policy 2 (g) of the Isle of Man Strategic Plan."
PLANNING POLICY 4.1 The site falls within an area designated as Predominantly Residential in the Area Plan for the East 2020. In assessing the current proposal consideration shall be given to a number of policies within the IOM Strategic Plan which seek to make best use of existing developed sites and ensuring new development is of good design (Strategic Policies 1 and 5) and that it meets with the general standards towards acceptable development and not having an adverse visual or amenity impacts on its neighbours or surroundings (paragraph 8.12.1 and General Policy 2).
4.2 In addition to the Strategic Plan policies, consideration shall also be given to Section 2.2 and Section 4 of the Residential Design Guidance 2021 which cover local distinctiveness and offer further guidance on extensions to existing residential dwellings including pitched and flat roof extensions, and Section 7 in respect of good neighbourliness in privacy and overlooking.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Onchan Commissioners - are in support (13/12/2021).
5.2 Department of Infrastructure Highway Services - No Highways Interest (13/12/2021).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 Prior to the submission of the current application pre-application advice was sought by the agent and applicants in seeking to find a best way forward to extend the property and ultimately to address the reasons for refusal of 21/00631/B.
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21/01392/B Page 4 of 5
6.2 The proposal now makes smaller the rear extension and removes the large apex glazing from the end gable peak. The size, scale and design of the rear extension is now more in- keeping with the existing dwelling and not expected result in any adverse visual harm to the overall character and appearance of the existing dwelling or surrounding streetscene, and not expected to result in any unacceptable or harmful levels of overlooking or privacy on the neighbours to the rear (fronting The Park). The proposal in this respect is therefore considered to meet the tests of General Policy 2 (b, c, and g) and to meet with the general principles of the Residential Design Guidance 2021 particularly section 4.0 and 7.0.
6.3 The single storey element of the existing remains acceptable and its containment within the bounds of the size of the existing lean-to and contained within the extents of the existing boundary wall helps to limit any overbearing impacts on the neighbours and so is considered acceptable. Similarly the extension above the existing garage given its hipped roof finished and overall scale and massing is considered to remain acceptable and not to result in any significant adverse impacts in terms of visual or amenity impacts.
6.4 There have been some changes to the windows on the side elevation between the 21/00631/B application and what is proposed now. The proposed side elevation as part of this application will still have three windows along the ground floor elevation albeit sitting closer to the neighbours boundary and in alternative positions, however their proposed siting and size and being at ground floor is not considered to result in any significant new levels of overlooking compared with the existing arrangement to warrant a concern or refusal in this case and also minded that boundary treatment will further mitigate any inter-visibility between dwellings at ground floor.
6.5 The proposal also removes the existing stairwell window and is to replace it with a new first floor obscure glazed en-suite window. While this window will of course sit closer to the neighbours boundary, it is not expected to result in any significant adverse impacts beyond the existing stairwell window, and the obscurity of the window also helps to mitigate any privacy impacts both on the occupants of the application dwelling and the neighbours dwelling (who's stairwell window sits opposite). The proposal is considered to have an acceptable amenity impact on the neighbours in line with General Policy 2(g).
CONCLUSION 7.1 Overall it is concluded, that the proposed works would have an acceptable visual impact from both the front and rear, and would have an acceptable amenity impact on the adjacent properties on Summerhill Road, and by reason of the removal of the previous unacceptable glazing and a reduction to the overall size, scale and massing of the rear extension the proposal is also considered to have an acceptable visual and amenity impact on those properties at the rear fronting The Park.
7.2 Subject to two conditions ensuring the roof is finished in rosemary clay to matching the existing dwelling and that the side en-suite window is installed with obscure glazing the application is considered to comply with General Policy 2 (b, c, and g) of the IOMSP and to comply with the general principles set out in the Residential Design Guidance 2021 and is therefore recommended for approval.
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;
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(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: 19.01.2022
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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