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22/00043/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00043/B Applicant : Mr & Mrs Tom Brew Proposal : Installation of front and rear dormers and widening of existing access and driveway Site Address : 10 Ramsey Road Peel Isle Of Man IM5 1UB
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.05.2022 __
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. The first floor rear bathroom dormer window hereby approved shall be installed with obscure glazing to Pilkington Level 5 or equivalent and retained as such thereafter.
Reason: in the interest of neighbouring privacy and overlooking.
C 3. The access and driveway works hereby approved and including surface water drainage shall be carried out in full accordance with the details shown on drawing number JTM2184-P- 02 Rev B and retained thereafter free and available for parking.
Reason: In the interest of highway safety.
This application has been recommended for approval for the following reason. Subject to two conditions relating to opaque glazing and driveway works, the application is considered to accord with General Policy 2 (b, c, g, h and i) and the principles of the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to drawing number JTM2184-P-01 date received 17/01/2022 and drawing number JTM2184-P-02 Rev B date received 25/05/2022.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
No, 8 Ramsey Road as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2020). __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of 10 Ramsey Road, Peel, a detached 70's style dormer bungalow with an attached flat roof garage located along the main A4 road heading into Peel. The dwelling sits in a small loop road accessed from the main road and on the cusp of a much wider residential area sitting between the Ramsey Road and the Poortown Road. Directly to the rear is the properties forming Ballaquane Park, and east and west of here are Belle Vue Park and the newer Ballawattleworth Estate.
1.2 Within the immediate loop road there is a mix of dwellings all visible from the main Ramsey Road, these comprise a mix of single storey and two storey dwellings most of a similar 70's style and some also with both flat roof and sloping roof dormers.
1.3 To the rear the dwellings forming Ballaquane are of a similar sort, comprising single storey and dormer bungalows and each alternating in their orientation to the road, some gable front on.
1.4 The dwelling is finished in pebble dash throughout and with double roman concrete roof tiles. The existing front elevation flat roof dormer measures approx. 5m wide and 1.4m tall. There is an existing chimney stack on one gable elevation. There is an existing driveway for one car in front of the existing garage.
2.0 THE PROPOSAL 2.1 Approval is sought for a number of works including; o the installation of a new sloping roof dormer across the front elevation measuring 8.8m long x 1.1m tall, the top of the roof slope is to sit approx. 100mm below the ridge line; o widening of the existing driveway to 13m wide to provide two parking spaces; o the installation of a peaked dormer on the rear elevation measuring 3m wide x 3m tall to peak, and 1.8m to eaves. o replacement of two rear windows for two patio doors o removal of existing chimney stack o re-roofing with new double roman roof tiles.
2.2 Following comments from DOI, the application sought to provide drawing details showing a surface water drain at the end of the driveway connects to a soakaway.
2.3 The current scheme follows from a previous submission which sought a two storey upwards extension of the main house, including above the garage and the erection of a single storey flat roof extension covering the full width of the rear elevation. This has now been superseded by the current proposal as set out in 2.1.
3.0 PLANNING HISTORY 3.1 The application site has not been subject to any previous applications.
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4.0 PLANNING POLICY 4.1 The site falls within an area zoned as 'Predominantly Residential' on the Peel Local Plan. The site is not within a Conservation Area. The application falls to be assessed against the general standards towards development set out in General Policy 2 and paragraph 8.12.1 of the Strategic Plan 2016 and consideration shall also be given to the recently released Residential Design Guide 2021 particularly section 4.10 covering dormer extensions and section 7.0 in assessing the impact of such development on the amenities of the neighbours such as overlooking and privacy.
4.2 General Policy 2 states (in part): "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;"
4.3 Paragraph 8.12.1 states: "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."
4.4 Section 4.10 of the Residential Design Guide 2021: "4.10 Dormer Extensions 4.10.1 Dormer extensions are often problematic as they can adversely affect the character and appearance of both the individual property and the wider streetscene. Unless they are for non- habitable rooms such as bathrooms with obscured glazing, they can also create overlooking. They are unlikely to be supported where they are publically visible, unless they already form a positive characteristic of the property or streetscene.
4.10.2 There are various types, and applicants should consider which is most appropriate for their house.
4.10.3 Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate.
4.10.4 Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.
4.10.5 The position within the roof plane, size, and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned.
4.10.6 Therefore, dormers that would be as wide as the house, and run flush or close to the elevations/roof ridge of the house, will not normally be supported."
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Peel Town Commissioners - do not oppose (16/03/2022)
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5.2 Department of Infrastructure (DOI) Highways Division -Do not oppose subject to conditions (06/04/2022). The drawing changes are noted and the proposal retains two off road car parking spaces. Two conditions requiring the works to be carried out in accordance with the approved drawings and surface water drainage details.
5.3 DOI Highways Drainage - Additional info required (24/03/2022). The proposal includes the widening of the access and there is no detail for surface water run off provided to show that it would be intercepted before draining onto the highway, water draining onto a highway would contravene the Highways Act 1986.
5.4 The Owner of No. 8 Ramsey Road - objection to original scheme (09/03/2022) - their comments refer to the original condition of sale of the plots and the need to provide a path along the boundary, however number 10 was built with the garage right up to the boundary and causing issues to their property through falling pebble dash, rain water gullies and maintenance requires access from their property. The proposal now extends above the garage which will aggravate the situation.
6.0 ASSESSMENT 6.1 The key matters for consideration are the visual and amenity impacts of the proposed dormers on the character and appearance of the dwelling and on the living conditions of the neighbours particularly the dormer window at the rear, whether there are any highway safety or drainage issues as a result of the proposed driveway widening, and whether there are any visual concerns with the loss of the chimney stack.
Visual and Amenity Impact of Dormers 6.2 There are a number of dwellings within the nearby streetscenes which already have dormers across the front and rear elevations, including a mix of flat, sloping and pitched roof finishes. These dormers also vary in length and height. Most of those front facing dormers visible from the Ramsey Road tend to be fairly low level and stepped back from the eaves of the main house as to help retain a subordinate appearance to the overall roof slope.
6.3 The RDG indicates that there can be a level of acceptability for dormers on 60/70's style bungalows as is the case here. The dormer on the front elevation is on the longer side but is still set in from the edge of the gables and has a low height design which is in keeping with those dormers in the surrounding area and which helps to present a subordinate appearance to the roof slope. The inclusion of two large windows and two smaller windows helps to break up the front facing massing and helping towards reducing its visual prominence. The sloping roof coverings help to tie the dormers into the roof of the main house. While it's undoubtable that the dormers will be visible from a public perspective, given the variety of styles of dwellings in the area, and an already apparent number of dormers across the front elevations that the proposal here would not look so out of place as to cause any significant adverse visual harm on the overall appearance of the street scene or wider residential estate, and, given the property does not overlook anyone to the front there are no overlooking or privacy impacts in this respect. The proposed front dormer would be acceptable in respect of GP2 b, c and g.
6.4 The dormer proposed to the rear has a shorter 3m width but is notably taller given its peaked design stemming up from the eaves of the main house. It is this height that brings the 'subordinate' element of the dormer into question as the design result in an overall mass which is more visually prominent. While perhaps not readily visible from public view the dormer will be visible from the rears of neighbouring properties. Looking to the surrounding area there are other dormers of a similar size and scale and given this mix of properties the introduction of a further dormer is perhaps not going to look so out of place as to cause a concern or to harm general outlook for the neighbours, however there is risk that the size of the dormer and inclusion of a window may increase the potential overlooking towards properties at the rear.
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6.5 This dormer is to serve a bathroom and the window is fairly small. It is undoubtable that the proposal will be readily visible from dwelling at the rear and may give rise to a feeling of overlooking, however minded of the distance between the properties, coupled with the bathroom use and window size, that it is not felt that the proposed dormer will result in such significant adverse overlooking or privacy impact on the amenity or living conditions of the neighbours as to warrant an unacceptable impact as to refuse the application. The proposal is considered to be within the bounds of acceptability as to comply with GP2 (b, c, g) and a further condition will be added to ensure this bathroom window is installed with opaque glazing.
Highway Safety and Drainage of Proposed Driveway 6.6 The proposal results in the widening of the driveway to accommodate two cars of the road meeting with the Strategic Plan car parking standards and whilst retaining suitable front garden space contributing to the visual amenity of the property and wider area. Following the comments received from Highways and Drainage in respect of surface water run off the agent provided a further drawing by email dated 25/05/2022 showing the installation of a drain along the edge of the driveway collecting towards a soakaway within the front garden. This arrangement is considered to address those comments raised and suitably worded conditions will ensure all works for the access and drainage are carried out in accordance with the approved details. The application therefore complies with GP2 (h and i) of the Strategic Plan. (It should be noted that surface water run off onto the Highway would be an offence under the Highways Act 1986 and could be pursued by DOI under their own legislation if they were minded too.)
Chimney Stack 6.6 The majority of houses in the area have existing flues, although the existing property and its flue is not considered to be of any architectural interest or significance warrant its retention and thus its loss in this instance is not considered to harm the overall appearance of the dwelling nor the wider streetscene. In this respect the proposed is considered to comply with GP2 b, c and g.
7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords General Policy 2 (b, c , g , h and i) of the Isle of Man Strategic Plan 2016 and meets with the general principles of the Residential Design Guidance 2021. A condition shall be added in respect of the opaque glazing for the dormer bathroom window and two conditions relating to driveway and drainage works being carried out in full accordance with the drawings received.
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
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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 the Head of Development Management 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 : 06.06.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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