**Document:** Officer Planning Report Recommendation **Application:** 08/00711/B — Alterations and extensions **Decision:** Permitted **Decision Date:** 2008-06-24 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85387-lezayre-sandygate-house/documents/1525594 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Application Site The residential dwelling Sandygate House, Clenagh Road, Sandygate, is a two storey detached property which is located on the western side of the Clenagh Road. The boundary treatment shared with Sandygate Cottage, which is located to the north of Sandygate House, consists of 1.5 metre high wall with additional fencing above, giving the total height of the boundary of 2 metres in height. There are also in part a number of hedges similar in height. Along the southern boundary, which is shared with Gollane Cottage, comprises different heights of hedging ranging from 1.5 metres to 3 metres in height. #### Planning Policy The application site is within an area recognised as being an area of 'woodland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Development Plan) Order 1982 - Isle of Man Strategic Plan 20th June 2007 – General Policy 3 and Housing Policy 15 ### Planning History Alterations and extension to dwelling to provide additional living accommodation - 07/00494/B – REFUSED at APPEAL on the following grounds:- 1. The overbearing nature of the proposal on the residents of Sandygate Cottage would be unacceptable. 2. The additional first-floor windows overlooking Gollane Cottage would have an averse impact on the living conditions of the residents of that dwelling. ### Proposal The application proposes alterations and extension to dwelling to provide additional living accommodation. The application includes the demolition of the existing two and single storey rear outlets and their replacement with a single and two storey rear extensions. The rear two storey extension would have a maximum rear projection from the rear elevation of the dwelling by 8.9 metres, whilst the single storey aspect would have a projection of 7.1 metres (including porch). The overall development would have a width of 10 metres. The two storey extension would have a maximum ridge height of 6.1 metres (level with dwelling existing ridge height), whilst the single storey extension has a maximum height of 4.1 metres. ### Representations Jurby Parish Commissioners:- No objection Highways Division:- Do not oppose The objection of the owners/occupiers of Sandygate Cottage, Sandygate can be summarised as; size of proposed windows should not be permitted to a building dated from around 1850; concern of height of proposed roof; and loss of privacy. ### Assessment / Recommendation Material Planning matters to be considered with the application include:- 1. The impact upon the residential amenity of neighbouring properties; 2. Visual impact upon surrounding locality; and The impact upon the residential amenity of neighbouring properties There are two residential properties it is considered to be possibly affected by the proposed extension, the first is Sandygate Cottage and the second is Gollane Cottage. In relation with Sandygate Cottage the previous refused scheme proposed a two storey aspect instead of the now proposed single storey. Additionally, the proposed two storey extension was located closer to the boundary shared with Sandygate Cottage. This scheme proposes to overcome the concerns of the previous application by reducing part of the rear extension to single storey and reducing the width of the extensions, therefore retaining a gap to the shared boundary. Overall, it is considered the proposals would overcome the concerns of the extensions having an overbearing impact, due to the partially decrease in height from two to single storey, whilst proposing the extension further away from the neighbouring boundary. Additionally, as the boundary treatment between the two properties there is a 1.5 metre high wall with additional timber fencing, giving a total height of 2 metres (approx) as well as a number of bushes and shrubs, this will also help reduce the visual impact of the extensions, particularly the proposed single storey aspect. Regarding the impact upon Gollane Cottage, it is considered that the proposed extensions would not have sufficient adverse impacts to warrant a refusal in relation to Gollane Cottage. The Cottage is located to the south of the application site, and therefore the extension would not result in any loss of light. Additionally, there is currently a large extension which is a similar size to that which is proposed within this application. The extension would be located 12 metres from the northwest corner of Gollane Cottage and because of this, and due to the significant boundary treatment between the two properties; it is considered the proposal would not create a sufficient overbearing impact to warrant a refusal. Overlooking from the proposed side windows is a concern raised by the owners/occupiers of Sandygate Cottage, the particularly windows in question, which is considered to be of concern, would be the first floor windows on the north and south elevations. The northern windows serve a bedroom and a landing area, whilst the southern windows serve two bathrooms. It is considered the southern windows, which look in the direction of the neighbouring property Gollane Cottage, could be obscure glazed, which would be acceptable as they serve bathrooms. The windows to the northern elevation, particularly the landing windows again could be obscure glazed, to prevent overlooking over the rear of the neighbouring property (Sandygate Cottage). The bedroom windows which would also be formed along the north elevation, it is consider would not have a significant impact upon the neighbouring property, due to the distance from the windows to the neighbouring property (approximately 20 metres) but especially as the two storey aspect of the extension would significantly block any views towards the neighbouring property. Due to the boundary treatments (landscaping/fencing) which are shared with the two neighbouring properties, it is not considered any of the ground floor windows require a condition for obscure glazing or additional landscaping/fencing along the boundaries, as no overlooking resulting in a loss of privacy would occur. ### Visual impact upon surrounding locality Whilst the overall extension is quite substantial, the majority is replacing existing inappropriate extensions. Additionally the extension has been designed with a traditional appearance and in accordance with Planning Circular 3/91, and it is considered the proposals will improve the appearance of the property, particularly when viewed from the rear. The increase of the height of the roof, again I do not consider to be a substantial alteration, and would not have an adverse impact upon the traditional appearance of the existing dwelling, particularly as the proposed ridge height of the two storey extension would have the same ridge height of the main dwelling. Overall it is considered the rear extension would be appropriate from a design and appearance point of view, and would not introduce an extension which would be out of keeping with the existing property the surrounding locality. ### Recommendation For these reasons the proposals would be appropriate in these locations and therefore my recommendation is for an approval. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Jurby Parish Commissioners - Highways Division ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 02.06.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 extensions and alterations as proposed in the submitted documents and drawings 06/0097 01, 06/0097 02, 06/0097 03, 06/0097 04 and 06/0097 06 all received on 4th April 2008. C 3. The roof(s) must be finished in dark natural slate. C 4. The external finishes of the extension must match those of the existing building in all respects. C 5. Obscure glazing (Grade 5) shall be installed in the northern elevation serving the first floor landing windows and southern elevation serving the first floor bathroom and en-suite windows and shall be kept and maintained thereafter. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Permitted **Date:** 2014.08 Signed: _________________________ Mrs F Mullen Senior Planning Officer --- *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/85387-lezayre-sandygate-house/documents/1525594*