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21/01418/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01418/B Applicant : Mr & Mrs Lee Ryan Michele Sian Davenport Proposal : Erection of extension to rear of dwelling Site Address : 9 Y Vaarney Yiarg Castletown Isle Of Man IM9 1HZ
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.01.2022 __
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.
This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 of the Strategic Plan and the principles set out in the Residential Design Guidance.
Plans/Drawings/Information; This decision relates to the Photograph, Location Plan, and Drawing Nos. 1608.1 and 1608.2 received 25 November 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 9 Y Vaarney Yiarg, Castletown which is a two storey semi-detached dwelling situated to the north eastern side of the highway. The application site adjoins 10 Y Vaarney Yiarg. A timber fence 1.1m high forms the boundary between the application site and this neighbour which has its rear garden set about 500mm higher than the rear patio area for the application site (making the ground level at the rear
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patio area 1.6m lower than the fence). The rear garden of the application property is set 1m higher than this rear patio area. There is a raised deck area that rises about 500mm higher than this rear garden.
1.2 To the western side of the application site is 8 Y Vaarney Yiarg. The building line of the application site is set back from the front of number 8 and is orientated on a diagonal. The housing estate is fairly modern and made up of a number of semi-detached dwellings.
1.3 To the rear of the application site are the properties on Maynrys, the majority of which are terrace dormer bungalows. There is approximately 15m between the rear elevation of the application property and the property on Maynrys.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a pitched roofed single storey extension to the rear of the dwelling and within the rear patio area. This extension will project 3m from the rear of the dwelling, be 5.8m wide, and 3.4m high (2.2m to the eaves). The low pitch roof which is set at 18 degrees will have a new velux roof light on the northwest roof plane. The roof of the extension would be covered in concrete interlocking roof tiles similar to the tiles on the main dwelling, while the external walls would be finished in facing brickwork similar to the main dwelling. A UPVC window with apex gable will be installed at the rear of the extension, while new UPVC patio doors will be installed on the northwest elevation.
2.2 Other works proposed include: i. Removal of the window at the rear of the snug, lowering of the window cill, and installing new patio doors to match opening. ii. Extending the boundary wall of the raised garden further into the garden by 3.3m, with the existing raised area reduced in level to that of current ground level to create a new patio area beyond extension. iii. A new wall built to raised garden from edge of extended patio area.
2.3 There would be no alterations to the vehicular access and parking arrangements. Also, no trees would be affected by the extension.
3.0 PLANNING POLICY 3.1 The application site is in an area zoned as "Predominantly Residential" identified on the Area Plan for the South (Map 5). The site does not lie within a Conservation Area or area at risk of flooding, and there are there no Registered trees on the site. The site is also not within a Registered Tree Area. As such, the following parts of the Strategic Plan are relevant:
3.2 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; (g) Does not affect adversely the amenity of local residents or the character of the locality;
3.3 Paragraph 8.12.1 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 would not have an adverse impact on either adjacent property or the surrounding area in general.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and
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householder extensions". Sections 2.0 on sustainable construction, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The following previous planning applications are considered specifically material in the assessment of the current application.
5.2 PA 09/00114/B for Erection of a single storey extension to side elevation - Approved.
5.3 PA 11/01568/B for Erection of a two storey extension to side elevation to provide garage and additional living accommodation - Approved.
5.4 These applications have enabled the creation of the current form, bulk and appearance of the existing dwelling on site for which the current scheme seeks to further alter.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest'. (13 December 2021).
6.2 There has been no written representation from the Castletown Commissioners on the application, although they were consulted on 1 December 2021.
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The main issues to consider in the assessment of the application are: i. the impact of the proposed extensions and alterations on the character and appearance of the existing dwelling and streetscene, and ii. whether there would be any impacts on neighbouring living conditions as a result of the development.
7.2 Impact on the character and appearance of the dwelling and street scene 7.2.1 The proposed extensions and alterations are not considered to significantly alter the character of the dwelling since it maintains the pitched roof pattern on the main dwelling, and the extension would be finished to match the existing dwelling and would respect the existing dwelling in terms of scale, form and design. This extension would also be at the rear of the dwelling where the orientation, existing boundary treatment and the current form of the main dwelling would screen any views to the rear extension. As well, this extension will appear as a subordinate addition to the main dwelling. Therefore, it is considered that the extension would respect the existing character and appearance of the main dwelling and street scene, complying with the requirements of GP2b of the Strategic Plan.
7.3 Impact on neighbours 7.3.1 With regard to impact on the neighbouring dwellings, it is considered that the property most likely to be impacted would be 10 Y Vaarney Yiarg which shares a rear boundary with the application property, with its rear elevation situated close to the proposed extension. Given the scale and extent of the proposal, it is, however, not considered that any impacts on the residential amenity would be significant.
7.3.2 In assessing the possible impacts, it is noted that there would be no overlooking as no windows would be situated on the boundary with this property.
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7.3.3 With regard to overbearing impacts, it is considered that the application property is set about 500mm lower than the rear of this neighbour. Additionally, the low pitch of the proposed extension which projects 3m from the rear of the dwelling will lean away from this neighbour, with the depressed site position ensuring that the extension does not dominate the view. Moreover, the 3m projection meets the condition beyond which impacts on outlook become exacerbated as articulated in paragraph 4.6.9 of the RDG 2021 for Terraced and Semi- detached Properties. Based on the foregoing, it is not considered that any impacts on outlook would be sufficient to refuse the scheme. As such, it is considered that the scheme broadly aligns with the requirements of General Policy 2 (g).
7.3.4 In terms of loss of light/overshadowing, it is noted that the sidewall of the extension would be set 400mm from the boundary line (100mm above the 0.3mm requirement in paragraph 7.1.4 of the RDG) to minimise the potential for loss of light to occur. The new extension is also situated northeast of the neighbour; a condition that would minimise the chances for overshadowing to occur, considering the sun's orientation is east to west, with impacts increasing if the extension is to the south of the neighbour. The depressed position of the site relative to the neighbour at 10 Y Vaarney Yiarg which has been addressed in paragraph 7.3.3 above would further serve to minimize any impacts in terms of loss of light.
7.4 Other Matters 7.4.1 No other concerns have been noted.
8.0 CONCLUSION 8.1 The proposed development is considered to comply with paragraph 8.12.1 and General Policy 2 of the Isle of Man Strategic Plan 2016 and meets with the tests of the advice set out in the Residential Design Guide. The application is therefore recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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 in Article 4(2) 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: 25.01.2022
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Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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