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Application No.: 16/00529/B Applicant: Mr Stephen Kelly Proposal: Creation of a dormer extension Site Address: 13 Cronk Drine Union Mills Isle of Man IM4 4NG Case Officer : Miss Lucy Kinrade Photo Taken: 21.06.2016 Site Visit: 21.06.2016 Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The application site is the curtilage of 13 Cronk Drine, Union Mills, a one and a half storey dwelling situated at the top end of a quiet residential cul de sac of similar properties. The front elevation of the property looks back down the hill towards the direction of Main Road Union Mills. - 1.2 At present there are four existing flat roof additions to the dwelling; an integrated single garage and an en-suite bathroom to the east side elevation, an entrance porch to the west side elevation and a sun lounge to the rear elevation. The existing first floor dormer provides head room and fenestration to the existing stairwell and to each of the existing bedrooms on the first floor. - 1.3 The estate of Cronk Drine is situated on a steep hill, the small residential cul de sac is made of similar size and style dwellings that are of a late 70's early 80's design. All of the properties sit within modest size plots with relatively large gardens to the front and rear, however the dwellings do sit close to each other side by side.
2.0 PROPOSAL - 2.1 The current planning application seeks full approval for a dormer roof extension to the west side elevation which will accommodate a new staircase to the first floor and provide a small area of additional floor space to both of the upstairs bedrooms. - 2.2 The construction of the new dormer will provide 14m² of extra floor space to the existing dwelling, although it will see the loss of the downstairs dining room it will create an improved access to the first floor and allow for the internal rearrangement of space to create a Jack and Jill bathroom to the upper bedrooms, and a larger bedroom downstairs.
3.0 PLANNING HISTORY - 3.1 There is no previous planning history for the application site.
4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Braddan Local Plan 1991 as Predominantly Residential. - 4.2 Due to the zoning of the site and the proposed works, The Isle of Man Strategic Plan 2016 contains one policy which is considered material in 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:
4.3 Section 8.12.1 of the Isle of Man Strategic Plan 2016 also favours extension to existing property whereby it would not adversely impact the surrounding area or adjacent properties.
5.0 REPRESENTATIONS - 5.1 Braddan Commissioners have no objection to the current planning application (02/06/2016). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (27/5/2016).
6.0 ASSESSMENT - 6.1 The application seeks full approval for a proposed dormer roof extension to the west side elevation of the existing dwelling. This will create an additional 14m² of floor space which will accommodate the replacement stairwell access to the first floor. The fundamental issues to consider in the assessment and determination of this planning application are;
6.2 At present the access to the upper floor via the existing staircase is difficult and as such the first floor is not used to its full potential. The proposed dormer extension would improve the functionality of the dwelling by providing a suitable access to upstairs and improving its usability. - 6.3 The proposed new dormer would not only accommodate the new stairs it would allow for improvements to the internal arrangement of the property both on the ground floor and first floor. The ground floor would lose the dining room but gain a larger bedroom and the first floor would see an increase in size for both bedrooms and a proposed Jack and Jill bathroom. - 6.4 While providing many benefits to the internal design of the property, major concern lies with the privacy of neighbouring property; 14 Cronk Drine, which the proposed dormer extension would face and the aforementioned benefits must be balanced against this. - 6.5 The 2 proposed windows will serve a bedroom and the stairwell. It is assumed that the window to the stairs is solely for lighting purposes and that no long periods of standing will occur, however this cannot be totally avoidable nor will it avoid the perception of being overlooked from adjacent property, even if no-one is actually standing looking out of the window. The second window is that of the proposed bedroom, again we cannot determine the level of use of this room nor the viewing purpose from it, but longer periods of standing and looking out are more likely to occur here than on the stairwell. - 6.6 Sitting on higher ground than its neighbour, 13 Cronk Drine already overlooks the adjacent side elevation and the rear garden of its neighbour 14 Cronk Drine. The side elevation includes 3 windows and patio doors at ground level and a small appropriately sized obscured glazed dormer window on the roof. In comparison, the proposed dormer of 13 Cronk Drine is oversized, dominant and obtrusive and is not particularly attractive in appearance.
6.7 From ground level of the application site looking north you can see the top of the windows and doors, the eaves and the entire roof of 14 Cronk Drine as well as the rear garden. There is a small amount of vegetation along the boundary but not enough to provide suitable privacy. It is anticipated that from a higher level, such as the first floor of the proposed dormer extension, that you will see much more of the neighbouring property and beyond. - 6.8 There have been discussions with the owner of 14 Cronk Drine who has stated that there was no prior consultation of the design before the submission of the application. Although no formal comment or objection has been submitted, the neighbour did raise concerns for the development during a telephone conversation during the consultation period. Following this a site visit was conducted from 14 Cronk Drine where from you could understand the huge adverse impact the proposed dormer would have on the privacy of the property. - 6.9 It is evident that the style of the properties within the estate was designed with a low pitch roof as to minimise any extension or extensive use in the future. Suggestions were made to the agent prior to submission of the application for alternative ways to extend the property which would avoid using the unsightly dormer but these were not accepted by the applicant. - 6.10 Standing at several points within the residential curtilage of 14 Cronk Drine it is fairly evident that the proposed dormer will be significantly prominent and overbearing and extremely obtrusive to the privacy of 14 Cronk Drine.
7.0 RECOMMENDATION - 7.1 For these reasons the proposal is not considered to comply with the relevant policies of the Isle of Man Strategic Plan 2016 and the Braddan Local Plan 1991 and therefore recommended for refusal.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Refused
Date of Recommendation: 24.06.2016
R 1.
The proposed dormer, by virtue of its size, design and position would be over bearing on the neighbouring property and would adversely impact the privacy of those in the neighbouring property, number 14, Cronk Drine. As such, it is not considered to comply with (b) and (g) of The Isle of Man Strategic Plan 2016 General Policy 2.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date: 29.06.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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