**Document:** Planning Officer Report **Application:** 12/00140/B — Alterations and extensions to dwelling and extension to existing detached dwelling **Decision:** Permitted **Decision Date:** 2012-03-08 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2277-lezayre-dreem-rhennee-extension-dwelling/documents/1168299 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### The Application Site 1. The application site is the residential curtilage of a detached dwelling in Glen Audlyn, Lezayre. The property has an attached garage and two adjoining single storey extensions to the rear of the main two storey dwelling. A detached garage also exists to the rear of the attached garage, which is accessible between the attached garage and stone wall forming the north-east facing site boundary. 2. The dwelling is set back towards the north-east corner of the site with the remaining two-thirds of the site entailing predominantly garden space. The front elevation of the property is set-back approximately 12 metres from Glen Auldyn Road as its closest point, however it lies on an angle in relation to the road, and therefore the furthest distance away is approximately 15 metres. 3. The property on the site is situated between two parcels of land containing detached dwellings with surrounding garden space. The dwelling to the north of the application site is a single storey and lies approximately two metres from the north-east site boundary which is treated with a stone wall approximately 1 metre high. The dwelling to the south lies approximately 13 metres from the application property as their nearest points. The land to the east of site, and rear of dwelling, is used for equestrian activities with the boundary between treated with a combination of tall trees, vegetation, and a sod bank approximately 800mm high. 4. The dwelling has rendered finish, painted cream. The main part of the dwelling has a pitched roof finished in small brown tiling, whilst the attached garage has separate pitched roof finished to match the main part of the dwelling's roof. All elevations of the property contains timber brown colour framed windows, with a white UPVC framed sliding doors on the south-east facing side elevation and white UPVC framed windows in the single storey extensions to rear. #### The Proposal 5. Proposed is the erection of a single storey side extension, first floor extension to rear elevation, and extension with alterations to detached garage. 6. The single storey side extension is proposed to be attached to the south-east facing side elevation of the dwelling. It will have a flat roof with a roof lantern in the centre, protruding upwards. The extension will be 5.8 metres wide from existing side wall, 3 metres high including roof, and 6 metres in depth from the front wall. The walling will be finished in smooth render. Patio doors with equal sized windows to be positioned adjacent will be positioned in the centre of the front elevation, with a four section window installed on the side elevation and a curve-top window installed on the rear elevation. 7. The first floor extension will not extend any further back from the rear elevation wall than the existing single storey extensions to the rear. The walling will be built to a minimum of 2.2 metres above the existing single storey extension – further walling will be extended above that on the side elevation by 1.8 metres to form a dormer-style roof pitch, and further walling will extend a further 3 metres above the first floor wall height on the rear elevation to former a large roof pitch. The roof pitches are to be finished with preformed valley tiles to match existing. The walling will be rendered to match existing. 8. The detached garage extension will be 1.5 metres wide and 5 metres in depth from front elevation, whilst it will be 2.35 metres in height. A pitched roof will be erected up to 1 metre above the wall height to replace existing slanted flat roof. A replacement 3 metre wide white UPVC garage door is to be installed on the front elevation, and existing side door to be repositioned on new side elevation. Existing window on the rear elevation is to remain. The walling will be rendered to match existing and the roof finished in dark concrete tiles. ### Planning History 9. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: 96/01887/B - Alterations and extension to dwelling – Approved. 88/00661/B - Alterations and extensions to form additional living accommodation – Approved. ### Planning Policy 10. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site falls within a parcel of land designated for Proposed Low Density Housing in Parkland. 11. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states: "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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space". Housing Policy 16 states, in relation to extensions to dwellings in the countryside: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public". ### Representations 12. Highways Division recommends approval as the proposal has no adverse traffic management, parking or road safety implications. ### Assessment 13. The proposal consists of three main elements, all of which are predominantly disguised from public view due to their siting to the rear of the main dwelling and the fact that the dwelling in angled away from Glen Auldyn Road that runs in front of the dwelling. 14. The scale of the detached garage extension is not considered to be significant, whilst it is considered to enhance the appearance of the garage in comparison to the existing. The pitched roof will increase the height of the garage roof by up to 1 metre and therefore increase its visual impact to residents in the neighbouring property to the north. However, the increase in mass to the garage is not considered to be sufficiently significant to be adverse to warrant refusal, particularly as the large neighbouring tree in the adjacent dwellings curtilage will obscure much of the view. 15. The scale of the single storey side extension is considered to be appropriately proportion to the existing scale of the dwelling, contributing to a degree of symmetry forming to the front elevation of the house. Although, the extension will increase the proximity of the dwelling to the neighbouring property to the south of the site, the extension height coupled with the vegetative boundary treatment that separates the sites, is considered to minimise any loss of privacy for the neighbouring property. 16. The first floor extension to the rear will not increase the footprint of the dwelling. It will however, increase the mass of development to the rear and as a result increase the visual prominence of the dwelling as viewed by neighbouring properties either side of the application site. However, it is consider that the distances between the dwellings will remain sufficient to retain adequate levels of private amenity. 17. The proposed finishes to all proposed extensions are considered acceptable in design terms as they aim to match the existing finishes to the dwelling. 18. Overall, whilst the proposal will significantly increase the mass of development on the site, it is not considered to adversely affect the appearance or character of the application property, or the Glen Aludyn landscape. Furthermore, it is considered the proposals' impact on neighbouring properties in respect of loss of privacy and public visual amenity is minimal due to the predominant siting of development to the rear of the dwelling. In conclusion, the proposals are considered to comply with the essence of the relevant policies stated above and are therefore considered acceptable. ### Recommendation 19. It is recommended that the planning application be approved. ## Party Status 20. It is considered that the following parties that made representations to the planning application should be afforded interested party status: The local authority, Lezayre Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 21. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 07.03.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the extension and alterations to detached garage, erection of single storey extension to side of dwelling, and a first floor extension with alterations to rear of dwelling, shown in drawing no. SM12/269/6, SM12/269/7 and SM12/269/8, received on 31 January 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 8/3/12 ### Determining officer (delete as appropriate) Signed : Anthony Holmes Signed : Sarah Corlett [Table omitted in markdown export] --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/2277-lezayre-dreem-rhennee-extension-dwelling/documents/1168299*