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22/00279/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00279/B Applicant : Mr Jason & Mrs Debbie Corlett Proposal : Alterations, erection of extension and decking Site Address : Ard Beg Pinfold Hill Laxey Isle Of Man IM4 7HN
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.07.2022 __
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. Obscure glazing (Grade 5) shall be installed in the South elevation of the first floor en suite bathroom window and shall be kept and maintained thereafter.
Reason: To preserve the amenities of the occupants of the adjacent dwelling.
This application has been recommended for approval for the following reason. The planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 28th February 2022; o Location Plan o Drawing No. 1 o Drawing No. 2
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is the residential curtilage of Ard Beg, Pinfold Hill, Laxey which is a single storey detached dwelling located to the western side of Pinfold Hill. The property has a hipped roof with two chimney stacks.
1.2 Pinfold Hill is characterised by detached single and two storey houses sited on a steep incline with views out over the coast. The style of the properties in this area is architecturally varied. The properties along the east of Pinfold Hill, including the site, are accessible from the main road via steps leading to the front of the building, and accessed from the rear of Pinfold Lane where several properties have made parking spaces.
THE PROPOSAL
2.1 The current planning application seeks approval to erect an extension to the East elevation and to raise the height of the property to create a rooms in the roofspace bungalow with feature pitch to the East elevations. The proposal will raise the roof pitch by 1.7m high to accommodate new living accommodation on a new first floor level.
2.2 The proposal will also include the alteration to the exterior to the property, to where the proposed pitched two storey extension will be situated, to install grey eternity cedar or similar replica cladding.
2.3 To the east elevation on the first floor level there is proposed a Juliet balcony.
2.4 To the South elevation, there is proposed to be raised decking which is to be in an L shape and is to take up the whole length of the property.
PLANNING HISTORY
3.1 The application site, does not have any Planning history which is relevant to the assessment of this application, but the next door neighbour (Highlands) has one application which is relevant to the assessment, PA20/00826/B which was for "Alterations and erection of a first floor extension, decking and hardstanding," and was permitted.
PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 7 - Laxey.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
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4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found online, below is a short summery;
5.2 Highway Services have considered the application and have no highways interest. (17.03.22)
5.3 Garff Commissioners have considered the application and state "there were no objections to this application." (22.03.22)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 When looking at the raising of the roof and the general streetscene of the surrounding area of "Ard Beg," there are a variety of architectural styles of properties, with several properties having obtained permission to raise the roof so that the properties are two stories high / alter the outer appearance of the properties. One such property which has obtained permission is the next door neighbour to the South West, "Highlands."
6.2.3 Turning towards the overall site, it should be known that the topography of the site in relation to the neighbouring properties means that, "Ard Beg" is substantially higher than the Main Road to the East of the site, as are all the properties along Pinfold Hill, which means that the property itself is within a public vantage point. When also looking at the topography of the site, it can be seen that "Ard Beg" is at a lower level than "Highlands," situated to the South of the site but at a higher level than "Inchanga," which is situated to the North of the site and is the last bungalow north of the property, with the other two properties in the line of buildings being two stories high.
6.2.4 Ultimately the above means that the proposed works due to their nature will significantly change the appearance of the dwelling within the streetscene.
6.2.5 Whilst this is the case, whilst the proposed raising of the roof by approximately 1.7m will be noticeable in the streetscene, due to the alterations already done to the properties in this area and taking into account that the neighbouring property has permission for the raising of the roof, the rising of the roof proposed within this application are unlikely to create harm to the overall streetscene by way of its character and appearance and will ultimately fit in with the properties already in situ.
6.2.6 Turning to the proposed front and rear extensions and the proposed timber cladding, both extensions are acceptable in their appearance and whilst the extension to the East will substantially change the property from what can be seen at the moment, the proposal will add
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modern elements to an aged property which will not affect the overall character and/or appearance of the surrounding area due to their already being property's close by which have had modern alterations done.
6.3 IMPACT ON NEIGHBOURS
6.3.1 Whilst the impact of the appearance on the overall streetscene is accepted it is necessary to assess the possible impact on neighbouring amenities. The Residential Design Guidance 2021 gives advice in stating that the main issues which arise with neighbouring impact would be, "potential loss of light/overshadowing, potential overbearing impact upon outlook and potential overlooking resulting in a loss of privacy."
6.3.2 With regards to the North and South elevations, there is one window proposed within the first floor level which is for a en-suite bathroom. To assist in there being no perceived or actual overlooking from this window, a condition should be attached to make sure the window is obscure glazed.
6.3.3 Turning towards the East and West elevations, generally with overlooking the main aspects is loss of privacy and the "20 metre guide" is used to ascertain whether there is potentially overlooking or not. The Residential Design Guide states the following, "The "20 metre guide" provides a useful way to identify where overlooking is likely to be a concern. It refers to the distance between elevations that contain windows serving habitable rooms that face each other - if this distance is over 20 metres, overlook is unlikely to be a concern.
6.3.4 This distance can be relaxed where the design or orientation is such that privacy and amenity of a neighbouring property is not compromised. In dense urban areas where there is already a level of mutual overlooking a lesser standard may be acceptable. The required distance may need to be greater if there is a change in topography, which would result in an adverse effect on the privacy and amenity of a neighbouring property."
6.3.5 Pinfold Hill's topography lends itself in such a way that there is overlooking (perceived and actual) from each of the properties, some dwellings have substantial hedging between the properties which assists in there being minimal overlooking between properties, of which the boundary between "Ard Beg" and "Highlands" is substantially more higher than the hedging between "Inchanga" and "Ard Beg." This means that there is the possibility of more overlooking to "Inchanga."
6.3.6 Due to the topography of the site and the surrounding area, there is already a certain amount of perceived and actual overlooking in the rear gardens of the properties, as such noting the proposed use of the rooms as bedroom and the existing situation it was deemed that the proposed windows to the East elevation within the rear would not exacerbate the existing situation enough to warrant refusal.
6.4 OTHER MATTERS
6.4.1 The proposed works are extensions and alterations to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions should not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION
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7.1 The proposed works are acceptable in terms of their form, mass and design by providing a suitable extension and alterations to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021.
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 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: 08.07.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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