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Application No.: 20/00712/B Applicant: Mr Malcolm & Mrs Anne Corkill Proposal: Installation of replacement windows, erection of shed and first floor extension Site Address: Kenilworth Crossag Road Ballasalla Isle Of Man IM9 3DX Senior Planning Officer: Mr Jason Singleton Site Visit: 02.09.2020 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 16.10.2020 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. The proposed design of the two storey extension would has a detrimental visual impact upon the streetscene contrary to General Policy 2 (b) and (c) of the Strategic Plan and the Residential Design Guidance. - R 2. The proposed two storey extension by its scale, form, design, height and massing would have a negative impact upon the amenities of the neighbouring property, Woodlyn, through an over bearing impact, loss of light and overshadowing, contrary to General Policy 2(g) and the Residential Design Guidance 2019. - R 3. The proposed two storey extension by virtue of its scale, form and massing would have a detrimental visual impact upon the character of the streetscene and the Conservation Area contrary to Environment Policy 35 and the Planning Policy Statement 1/01 CA/2. _______________________________________________________________
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 6(4):
Woodlyn, Crossag Road as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the curtilage of Kenilworth, Crossag Road, Ballasalla which is a two storey cottage situated to the western side of the A26. The property is set back from the edge of the highway by a vehicle length and sits within its own grounds. To the north is the residential property of Woodlyn and to the south Thie Gennal. To the rear (west) of the site is a service laneway that serves the rears of these properties for pedestrian access and links through to a dwelling Abbey Church House. - 1.2 Kenilworth is a traditional two storey cottage with the front elevation facing south into the garden. The building is effectively bookended with prominent chimneys on both gable ends. From the highway the property is viewed gable end on with a pitched roof, masonry porch and lightweight timber glazed lean-to extending the porch. The detached flat roof garage is opposite the driveway that is linked to the dwelling house with a lightweight structure. The property is bounded by a tall (approx 5' high) Manx stone wall that connects to Thie Gennal. Parking is available for two cars on the driveway. - 1.3 The dwellinghouse features, portrait shaped window reveals with timber sliding sash, single glazed windows and central glazing bars. The pitched roof is finished with asbestos tiles. To the front elevation (south) is a light weight lean-to glass house structure.
2.0 THE PROPOSAL - 2.1 Proposed is the demolition of the garage and the erection of a two storey extension to the side elevation (north), the replacement of windows throughout with white Upvc Sliding sash (slim-line frames), replacement roof tiles with slate. - 2.2 The proposed side extension would replace the existing flat roof garage and would measure a footprint of 3.6m wide and 9.5m deep, extending up with a pitched tiled roof that would connect into the existing roof pitch and ridge height. The extension would allow for an integral garage backing onto a new kitchen /breakfast room on the ground floor and two bedrooms and bathroom to the first floor. - 2.3 Also proposed is the erection of a timber garden shed to the south east corner of the curtilage. The shed would measure a footprint of 2.4m long and 1.8m wide with a ridge height of 2.3m, with a felt pitched roof and finished in horizontal timber board cladding.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential on the Area Plan for the South. The area is further designated as an 'area of High Landscape or Coastal Value and Scenic Significance'. The site also sits within the Silverdale Conservation Area. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (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:
3.4 Environment Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 3.5 In terms of other material considerations it is important to consider the following guidance and policy documentation for alterations to buildings within conservation areas; - 3.6 Planning Circular 1/98 "Buildings in Conservation Areas" states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME patterns and section of glazing bars and the same frame sections as the as the original windows. - 3.7 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction"
3.8 Other Material Considerations; The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on rear and side extensions in Section 4.0 titled; Types of House Holder Extension 4.4 talks above side extensions.
4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. - 5.0 REPRESENTATIONS
5.1 Malew Commissioners commented (05/08/20) with no objection.
5.2 Highways Services have commented (04/08/20) with no objection. - 5.3 The owner of Woodlyn, Crossag Road, commented (29/07/20) "I have seen the plans and have no objection whatsoever. It will be good to see the property improved after years of neglect". - 5.4 The registered buildings officer commented (15/10/20) to object; "I consider due to the scale, form and massing of the proposals that they will be overly dominant against the principle building, the increase in massing will impact upon the spacing of the property with that adjacent and will neither preserve nor enhance the character or appearance of the Conservation Area".
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual impact The replacement windows with Upvc sliding sash throughout would be a welcome addition to the property and would be reflecting the traditional method of opening albeit in a more modern material that has become widely accepted as an alternative to timber. The proposed replacement roof tiles would see the removal of the non-traditional method of roof covering (asbestos shingles) and replaced with a more traditional slate roof covering that is commonplace in the streetscene and appropriate to this property. The proposed shed would be screened from the main public views by the boundary wall and would be within the garden area and of a design and size that would be acceptable for its setting. - 6.3 The existing detached garage would have been a more modern addition to the property and not a characteristic when originally built but a later addition to reflect the then requirements. Being detached this would not interfere with the integrity of the dwellinghouse and the its connectivity to cover the void between the house and garage would be easily removed. The current garage holds little aesthetic value and its proposed demolition would not be considered to be detrimental to the property or that of the streetscene in this instance. - 6.4 The design of the two storey extension would see the built form but extending out a further 3.6m to the north, echoing the front and rear elevation building line. This two storey element would be the full width of the building and only 1.2m from the boundary. Legibly the proposed would be increasing the massing at two storeys, and would mainly be visible from the highway. - 6.5 The appearance here would see on the ground floor a revised projecting porch and garage door forward of the main building line by approx. 1.5m with a lean-to pitched roof towards the side (east) elevation. At first floor level the proposed front elevation would run almost in parallel with the front building line. This would be contrary to what is being sought in the Residential Design Guidance where this should be stepped back at least, 1m to give a visible break in the design. The proposed massing and its roof would not be considered to be sub-servient and the design of the two storey extension would seek to modernise the property with an integral garage and with corresponding eaves and ridge height unfortunately does not respect the proportion, scale, form and design of the original dwelling house and would increase is visual appearance. - 6.6 (ii) Neighbouring amenities Turning to the impact on the neighbouring property, particularly to the north; 'Woodlyn', when looking at the drawings, the built form would be closer to the boundary and at two storeys which would present an over-bearing impact that could lead to a loss of light. As Woodlyn is to the north of the site, the proposed extension at two storeys height would cast a further shadow across the neighbouring garden from approx. mid day to evening. This aspect confirms the height of the extensions would lead to over shadowing which in turn would lead to a loss of light to those rooms on the rear elevation and that of the entirety of the rear garden. The proximity of the two properties and the proposed extension's height would appear to have an unacceptable overshadowing effect on Woodlyn. - 6.7 To further understand this further, when standing in the garden of Woodlyn, and having met to the owner, (02/09/20) the two storey aspect for the width of the proposed extension to the north elevation it would be very apparent. Given the orientation of the two properties, with Kenilworth to the South of Woodlyn, and distance between the properties, with the sun rising in the east, would remove what little sunshine is afforded to Woodlyn. Increasing the height and massing as proposed would ensure little to no sunshine would enter the rear of Woodlyn or their gardens through over shadowing. The gardens of Woodlyn, is
7.1 For the above reasons, it is concluded that the planning application would harm the use and enjoyment of neighbouring properties and would not comply with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016, the Planning Policy Statement 1/01 CA/2 or the Residential Design Guide 2019 and is recommended for refusal. - 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:
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.
Decision Made : Refused Date: 20.10.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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