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Application No.: 18/00085/B Applicant: Mr Mark Haywood Proposal: Alterations, erection of a two storey side extension, installation of four front elevation roof lights and four rear dormer windows and formation of a sun room from existing rear conservatory Site Address: 3 Raad Ny Gabbil Castletown Isle Of Man IM9 1HH Case Officer : Miss S E Corlett Photo Taken: 07.02.2018 Site Visit: 07.02.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.02.2018 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to drawings 1794-01, 1794-02 and 1794-03 all received on 21st January, 2018. _______________________________________________________________
none _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the curtilage of a detached residential property which fronts onto Raad ny Gabbil and backs onto Arbory Road looking south west over open agricultural land.
1.2 The dwellings in the row are all single storey properties, some of which have accommodation in the roofspace, some with dormers, others not. Most have rear extensions of some kind and conservatories: the application property has both on the rear elevation. The front elevation has a central porch with a pitched roof at right angles to the main ridge. The property immediately to the south of the application property has a large mansard style dormer windows on the rear elevation which is finished in dark brown tiles as well as a long single storey annex finished in the same brown tiles on the roof. - 1.3 The buildings are all finished predominantly in render with tiled roofs. The application property has a flat roofed garage attached to the right hand side of the front elevation. This steps back 1.2m from the front facade and 1m further back than the rear elevation. There are two vehicle parking spaces in front of the garage, in addition to the garage itself. The driveway is 6.5m wide. THE PROPOSAL
2.1 Proposed is the lengthening of the ridge by 3m to the north west, the provision of a pitched roofed garage at the north western end, projecting out 1.5m (as far as does the porch), and the extension of the existing rear annex to 3.5m and the provision of a lantern light within this new area of flat roofing. - 2.2 Also proposed is the provision of four rooflights each 780mm by 980mm in the front pitch and three smaller pitched roofed dormers in the rear pitch with a larger one, serving a bathroom, just off centre to the right. The smaller dormers will be 1.5m wide, the larger 2.6m wide. The dormers are shown to be finished in smooth render. The dormers will allow a bathroom to be provided in the roofspace and the two existing bedrooms to be make a little larger. - 2.3 There is an existing window in the first floor above the garage looking towards the side of number 4: as proposed this window, together with the ground floor window in the garage, will be removed. - 2.4 The garage front will be 5m from the highway and the internal dimensions of the garage - 5m by 2.7m. PLANNING POLICY
3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential. As such, the following Strategic Plan guidance is considered relevant:
"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."
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:
3.2 Manual for Manx Roads advises that the minimum internal dimensions for domestic garages are: 6m by 3m: parking spaces on driveways should be a minimum of 5.5m in length and where they are shared with a pedestrian access, should be 3.4m wide. REPRESENTATIONS - 4.1 Highway Services comment that:
The width of the door is below the standard 2.4m in the 'Manual for Manx Roads' (MfMR) design guide, however the garage is otherwise large enough to accommodate a parked car and therefore the proposed demolition of the garage is counted as the loss of a parking space on the site. The proposed replacement garage would be smaller at 2.8m x 5m with a 2.2m door width which is below the 3m x 6m standard in the MfMR document, and therefore the proposed garage would be too small to be counted as a parking space and could not accommodate a large car.
There are 2 existing driveway spaces although the existing vehicular crossing does not cover the full driveway width resulting in vehicles illegally crossing the footway. The development would therefore need to extend the dropped kerbs accordingly at the expense of the applicant as the driveway would be retained as at present. The visibility of the site access is adequate and would remain unchanged. The proposal would reduce off-street parking provision from 3 to 2 spaces. Whilst this is not ideal, the parking standards in 'The Isle of Man Strategic Plan 2016' require 2 spaces for a 3 bedroom dwelling and therefore the loss of the garage space for parking is deemed acceptable.
5.1 The property has been the subject of applications for the porch and the conservatory (99/01128/B and 02/00386/B respectively). ASSESSMENT - 6.1 The potential issues in this case are the visual impact of the proposed works, particularly the introduction of four dormers on the rear pitch and the impact on those in neighbouring property from the lengthening of the ridge and the replacement of the conservatory with the sun lounge. Also, the impact on highway safety through the reduction in the size of the garage and the length of the driveway should be considered.
6.2 The increase in the length of the ridge will not have any adverse impact on the character and appearance of the area, given the variety of roof heights and profiles in the streetscene. If the dormers had been finished in dark coloured cladding to help them blend in with the existing roof, this would have reduced their impact. However the applicant has indicated that they do not wish to do this as they consider the neighbour's dormer to be incongruous and unattractive. The finish of the dormers in a lighter, rendered finish is unfortunate but given the mix of roof and building finishes, it is not considered to have so adverse an impact as to warrant refusal of the application and it is noted that there are no objections to the application. - 6.3 The lengthening of the ridge will introduce additional building mass at first floor/roof level for the occupants of number 4 which is lower and smaller than the application property. However, this property presents a blank gable to the end of the application property which is to be increased in size and will therefore be unaffected. - 6.4 The amount of parking available on the site will be reduced through the shortening of the length of the garage and that of the driveway. There is still space to fit a vehicle on the drive although an up and over garage door would not be operable if there were a car parked right in front of it. This situation would be no different from other properties on the other side of the road whose garages are also flush with the front of the property, sitting 5m from the highway. There is no objection from Highway Services to the proposal.
7.1 The scheme is considered to accord with General Policy 2 of the Strategic Plan and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
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.
Decision Made : Permitted Date : 12.03.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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