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Application No.: 16/00978/B Applicant: Mr & Mrs Robert Kinrade Proposal: Alterations and erection of extension to dwelling Site Address: Valley View Baldhoon Road Laxey Isle Of Man IM4 7NA Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of Valley View, Baldhoon Road, Laxey. The property is a detached bungalow finished in stone rash rendered walls and a hipped slate tiled roof. The dwellinghouse has an attached flat roof garage to the west elevation and a lean-to extension on the west elevation. - 1.2 The property sits within a small hamlet comprised of detached properties within their own plots on both side of the road. The application site and those properties to the south of the main road are accessed off a separate service lane running parallel with the main road and set at a much lower level. The properties elevations facing the road could be viewed as the back of the property with the main elevation being to the south with views out and across the valley. - 1.3 To the east of the application site is a detached bungalow "Ben Elin" set a slightly lower level, approximately 15 m apart with parking arrangements between the two properties and ramped access down to the rear of Ben Elin. The boundary is depicted by a mature shaped hedging that is stepped to reflect the sloping contours of the ground within the curtilage of the application site. THE PROPOSAL
2.1 Proposed is the removal of the lean-to extension on the east elevation and the construction of a larger single storey extension projecting out from the main side elevation 3.4m and running the width of the property some 7.5m. Part of the proposal would see the removal of two brick chimney stacks. The proposed extension would feature two windows on the east elevation. - 2.2 The proposed extension would allow for a new larger kitchen and a living room, the proposal would introduce larger amount of windows on to the east. The agent notes on the application form; "That there is existing hedging within 15 meters of the proposed works. Part of the existing hedging (wholly in the client's ownership) would be removed to gain access to a new path at the side of the proposed extension. It is understood the neighbouring property is within the applicants ownership as identified on the plan SM16/396/2. PLANNING HISTORY
3.1 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. DEVELOPMENT PLAN POLICIES
4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Laxey and Lonan Area Plan Order 2005, Map No. 1.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to 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 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: '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'.
REPRESENTATIONS
5.1 Garff Parish commissioners and Highways Services have no objection (14/09/16 & 15/09/16). ASSESMENT - 6.1 The application seeks approval for an extension to the east elevation of the property, the material consideration of this assessment are the impacts upon the character and appearance of the existing dwelling as viewed within the street scene and the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties, particularly Ben Elin to the east.
6.2 The existing lean to extension projects out 2.3m from the side elevation and the proposed would be 3.4m giving an increase of 1.1m into the side pathway and part of the hedging. The neighbouring property is approximately 15m to the east and sits at a slightly lower level. Separating the two properties is a driveway serving the rear of 'Ben Elin'. Within the west elevation facing onto the site is a single small rectangular window with frosted glazing, likely to be a bathroom. Whilst there is some hedging on the boundary which mitigates direct views, the sloping nature of the ground and uniform height of the hedging means some areas will allow views over the top being achieved. Considering this, given the distance between the two properties, the window configuration and the difference in levels, the extra increase in glazing on the proposed extensions east elevation is not thought to be considered to be detrimental to the occupants of Ben Elin. - 6.3 The roof design over the proposed extension would be hipped and tie into the existing ridge line giving a uniform appearance. The loss of the chimneys would not be considered detrimental to the property or the street scene as the buildings either side do not feature chimneys. - 6.4 Given the location of the property within the street scene, the proposed single storey extension to the east would have no adverse impact on overlooking towards the neighbouring property to the east. The proposed would see the building being extended in a conservative way and finished to complement the character of the property. In the instance of this application, it is considered the proposal to be an acceptable form of development. RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation: 11.10.2016 Conditions and Notes for Approval: 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 approval relates to drawings submitted on the 17th August 2016, referenced; SM/16/396/1; SM/16/396/2.
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 : Permitted Date: 12.10.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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