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Application No.: 16/01175/B Applicant: Roger Deverill Proposal: Erection of garage extension and erection of a sun room and first floor dormer extension to dwelling. Site Address: Seafield Bride Road Bride Isle of Man IM7 4AD Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling, Seafield, which lies on the coastal, eastern side of Bride Road. The dwelling is a detached hipped roofed bungalow with flat roofed dormers on the southern pitch. The property is relatively modern, with a dominant roof finished in dark coloured tiles, two rendered chimneys, large windows and two projecting annexes - one pitched roofed and one flat roofed on the south and northern elevations. - 1.2 The property is one of two on this side of the road, of similar architectural style: the other, The Haven to the north is more easily visible from the highway due to the nature of the surrounding garden planting. THE PROPOSAL
2.1 Proposed is the extension of the property to create a sun room on the southern elevation. This will add 5.5m to the length of the existing annex plus some steps down into the garden. Also proposed is a dormer on the side of the roof (facing east) in a pitched style and continuing the line of the existing roof. Finally, also proposed is a significant extension to the existing flat roofed garage, continuing the flat roof style and extending the building to the side and front, resulting in a building which is 10.6m by 11m compared with the existing which is 6.5m by 6.5m. - 2.2 The applicant explains that the reason for the extension of the garage is to provide storage for his collection of classic motorcycles and cars along with his tractor which is used for the maintenance of the site. He explains that the dormer was previously approved under an application submitted in 2009 but this has lapsed and was unimplemented. - 2.3 He also provides a felling licence for six trees - three Cypress, two pine and a palm, issued in September, 2016. These will facilitate the development of the garage as proposed.
PLANNING POLICY 3.1 The site lies within an area designated on the 1982p as of hlv and is not designated for a particular purpose. As such the following Strategic Plan policy is applicable in this case:
Housing Policy 16 states: "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".
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4.1 The existing property has been the subject of a number of applications for alteration and extension - PA 09/02036/B. Permission was also sought for the principle of a new dwelling alongside under PA 11/0171/A which was refused. REPRESENTATIONS - 5.1 DEFA Forestry Officer seeks assurance regarding the protection of trees to be retained on site (24.10.16).
5.2 Highway Services note: The proposal is to increase the size of the existing garage to a large garage approximately 10.5m x 11m with 2 up and over doors, to provide a sun room and to add a dormer window to the first floor. The sunroom will not impac the car parking or access arrangements.
The increased garage can be accomodated on the site while providing adequate access and manouevring space.
Highway Services does not oppose this application (07.11.16). ASSESSMENT
6.1 The issue is whether the proposed works - the dormer, garage extension and extension to the dwelling - increase the impact of the property as viewed by the public and taking account of the impact of the works on any adjoining trees.
6.2 The site is well screened from the highway by a strip of woodland but in any case the works to the dwelling are not considered to cause an adverse impact even were they to be visible.
6.3 The extension to the garage will create a significantly greater area of flat roofing which, if seen may be unfortunate. However, the existing tree screen should hide this, even given the removal of some of the trees closest to the structure. The applicant has provided an indication of protective fencing to ensure the retention of the other closest trees which appears reasonably located given the proposed works. - 6.4 The works are considered acceptable and are recommended for approval subject to a condition regarding the retention of the tree protection fencing.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
The Forestry Officer is within the same Department as is the Planning Division and as such should not be afforded interested person status under the Order.
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.
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Recommendation Recommended Decision: Permitted Date of Recommendation: 14.11.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: to ensure that no more trees are removed than are authorised through the existing licence and this planning approval.
This approval relates to the tree survey and drawings D/7831/1, 7831/2, 7831/3 and 7831/5 all received on 14th October, 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 21.11.2016 Determining officer
Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control
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