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From: Stacey Meakin <[email protected]> Sent: 02 March 2017 16:54 To: Corlett, Sarah Cc: 'Martyn Hobson' Subject: FW: 17/00148/B - 13, Raad ny Gabbil, Castletown
Dear Miss Corlett
I write further to the below e-mail, which has been forwarded to me by Martyn Hobson, and our subsequent telephone conversation.
We were aware that our neighbours who live at 14 Raad Ny Gabbil (“14 RNG”) had been in contact with the planning office and we were quite surprised by the contents of your e-mail below, as we had understood that their concerns relate to the proposed extension making their conservatory too dark. Having discussed the matter with my husband, our comments are below.
The proposed utility replaces an already existing structure at ground level, which is completely made of glass. If anything, converting this to a solid structure should afford 14 RNG more privacy.
As discussed, there is an established hedgerow which runs down the side boundary of number 14 RNG within their curtilage (i.e. we have no control and do not maintain it). Whilst the hedgerow could (in the future) be removed by 14 RNG or become diseased there are no proposed windows in the utility that face the boundary of number 14. Also, looking at the site plan you will note footprint sits at an angle splaying away from the boundary, approximately 6 metres from the closest part of 14 RNG.
A pitched roof has been proposed for aesthetic purposes. The proposed pitch roof will be approximately 1.2m higher (at its highest point) than the already existing sloping roof and extend above the guttering, but due to the position of the hedge and the angle of the proposed utility, it is submitted that the impact to number 14 will be minimal and we do not consider that the proposed extension is in anyway ‘unneighbourly’. You mentioned that two of the properties situated to the rear of 14 RNG have pitched roof extensions, however, we cannot be penalised because they put their Applications in first.
Having also discussed alternative roof options, and taking into consideration the material planning considerations, a change to a flat roof would have an adverse impact upon the visual appearance of the extension.
The conservatory for 14 RNG is already in the shadow of our house and indeed is situated on the opposite side of 14 RNG to the proposed extension. Again taking into account the material planning considerations, due to the position of the hedge and the angle of the proposed extension, it is submitted that there will be no overshadowing/loss of outlook. There will also be no loss of privacy as there are no windows proposed on the side of the utility that will face 14 RNG and for the above reasons we deem the proposed extension to comply with paragraphs (b) and (g) of The Isle of Man Strategic Plan 2016 General Policy 2.
Moving the proposed dormer to the other side of our property is not a consideration as the financial implications of this would be extremely onerous. We are proposing that the dormer sits above our ground floor bathroom and any pipework will join in to the already existing pipework. The upstairs bathroom is not intended to be an ensuite and therefore by situating it in the proposed position, it can be accessed at the top of an already existing staircase.</[email protected]>
In and around the Ballaiough Estate, a number of dormer extensions have been undertaken, the most recent being at 3 Bayr Grainagh. Your planning records will also show that an extension at number 16 Reayrt Lhean included a first floor ensuite that overlooks the rear garden of our neighbours on the other side, being 12 Raad Ny Gabbil. This extension was completed, however, clear glass was used in the bathroom window as opposed to the previously approved obscured glass. An application for retrospective planning was made for the use of clear glass and this was approved on appeal.
It is appreciated that the proposed dormer extension will overlook number 14 and we intend to use frosted glass on any windows
We wish the Application to be considered as submitted and will not be revising the plans. Therefore, I would be obliged if you could please advise if our reluctance to revise the Application drawings will carry a recommendation for refusal within your report and ultimately if the Application will be dealt with in a delegated manner or by Committee?
I understand that there has been a site visit to 14 RNG and in the interests of fairness a site visit should also be made to our property.
Yours sincerely
Stacey Meakin Advocate Long & Humphrey Advocates and Notaries Public The Old Courthouse Athol Street Douglas Isle of Man IM1 1LD Tel: +44 (0)1624 651951 Fax: +44 (0)1624 651950
Partners: Robert Long and Mark Humphrey
Notice: The information contained in this e-mail is intended for the individual or entity to whom it was intended to be sent. It may contain privileged and confidential information and if you are not the intended recipient you must not copy, distribute or take any action in reliance on it. Please notify us immediately by e-mail if you have received this e-mail in error, please also destroy and delete the message from your computer.
From: Corlett, Sarah [mailto:[email protected]] Sent: 02 March 2017 11:48 To: Martyn Hobson ([email protected]) <[email protected]> Subject: 17/00148/B - 13, Raad ny Gabbil, Castletown
Dear Martyn,
I have been in contact with the neighbours to your client’s property, number 14, who are concerned that the side extension will adversely affect the outlook from their rear bedroom window and the conservatory as well as the garden as they already have similar buildings very close to the boundaries of their rear garden and do not want to feel any more hemmed in than they are. Whilst they were not particularly concerned with the dormer per se, as this will have an additional impact over and above the side</[email protected]>
extension, both will cumulatively result in an unacceptable impact on their outlook and a perception of being overlooked.
They suggested, and I had already wondered why, the alterations could not be undertaken on the other side of the roof, perhaps building up above the garage and providing additional space, rather than extending on the site closest to the nearest neighbour.
I would be grateful if you could discuss this with your client and advise how you wish to proceed. I do have concerns about the impact of the proposed works on the living conditions of those in number 14.
Sarah
Miss Sarah Corlett Senior Planning Officer, Planning and Building Control Directorate, Department of Environment, Food and Agriculture, Murray House, Mount Havelock, Douglas, Isle of Man IM1 2SF.
Telephone: (01624) 685906 Fax: (01624) 686443
Any views expressed in this email are those of the officer only and are without prejudice to any formal decision made under the provisions of the Town and Country Planning Act 1999 and any relevant secondary legislation.
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From: Corlett, Sarah [mailto:[email protected]] Sent: 02 March 2017 17:02 To: Stacey Meakin <[email protected]> Subject: RE: 17/00148/B - 13, Raad ny Gabbil, Castletown
Thank you Mrs. Meakin,
I don't think it necessary to visit the site again. I have already seen the site from the highway and have what I feel is adequate understanding of the site as it is along with the reasons why you do not think it appropriate to extend the property on the other side of the property. Site visits are usually undertaken to enable the officer to be able to assess the impact of a development and this is usually achieved as a result of seeing the site from neighbouring property, not the application property itself.
I will discuss the proposal with my colleagues tomorrow to see what the collective view is of the proposal. I have already indicated that I have concerns about the dormer but will take on board your comments about other dormers in the area. I will then let you know what the likely recommendation will be. The application is of a nature to be considered under delegated powers and will not be referred to the Planning Committee.
I would like to pass your comments on to the neighbours and put this e-mail correspondence on the file. Please let me know if you would prefer that I do not do this.
Sarah
Miss Sarah Corlett Senior Planning Officer, Planning and Building Control Directorate, Department of Environment, Food and Agriculture, Murray House, Mount Havelock, Douglas, Isle of Man IM1 2SF.
Telephone: (01624) 685906 Fax: (01624) 686443
Any views expressed in this email are those of the officer only and are without prejudice to any formal decision made under the provisions of the Town and Country Planning Act 1999 and any relevant secondary legislation
please consider the environment - do you really need to print this email?
Isle of Man. Giving you freedom to flourish
WARNING: This email message and any files transmitted with it are confidential and may be subject to legal privilege. You must not copy or deliver it to any other person or use the contents in any unauthorized manner without the express permission of the sender. If you are not the intended addressee or are not a member of this service, please delete it and notify the sender as soon as possible.
No employee or agent is authorised to conclude any binding agreement on behalf of any of the Departments or Disability Boards of the Isle of Man Government with any party by e-mail without express written confirmation by a Manager of the relevant Department or Disability Board.
RAAD: I preveedggh youghilgheghe poeh! sthchharunon's coadanyo echee uers manth as fa sthch coadine y leiga. Cte hhegh he coad in no an</[email protected]>
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From: Stacey Meakin <[email protected]> Sent: 02 March 2017 17:45 To: Corlett, Sarah Cc: 'Martyn Hobson' Subject: RE: 17/00148/8 - 13, Raad ny Gabbil, Castletown
Dear Miss Corlett
Thank you for your e-mail, the contents of which is noted.
It would appear that the owners of 14 RNG are not overly concerned with the proposed dormer so surely this should not be an issue, coupled with the precedents that have clearly been set in the Estate for the approval of dormer extensions/extensions which overlook neighbouring property. Due to the angle of the proposed dormer, as can be seen from the screen print below taken from Google Maps, even if the window was clear glass (which is in no way what we are proposing) I do not believe that we would be able to see into the rear bedroom window of 14 RNG.
You can also see the site of the proposed utility from the below screen print. Obviously as you do not intend to visit our lean to into a solid brick utility would, if anything, afford more privacy.
As can be seen below the conservatory roof on 14 RNG extends as high, if not higher, than the proposed roof on our utility. It does not afford us any issues to our lean-to, therefore I am at a loss as to how our proposed roof can possibly be an issue to their conservatory.
In the interests of transparency I am more than happy for our comments to be passed on to our neighbours and had assumed that all of our correspondence would be scanned to the planning file in any event.
Kind regards
Stacey
Stacey Meakin Advocate Long & Humphrey Advocates and Notaries Public The Old Courthouse Athol Street Douglas Isle of Man IM1 1LD Tel: +44 (0)1624 651951 Fax: +44 (0)1624 651950
Partners: Robert Long and Mark Humphrey
Notice: The information contained in this e-mail is intended for the individual or entity to whom it was intended to be sent. It may contain privileged and confidential information and if you are not the intended recipient you must not copy, distribute or take any action in reliance on it. Please notify us immediately by e-mail if you have received this e-mail in error, please also destroy and delete the message from your computer.</[email protected]>
From: Corlett, Sarah Sent: 03 March 2017 08:31 To: 'Stacey Meakin' Subject: RE: 17/00148/B - 13, Raad ny Gabbil, Castletown Attachments: RE: 17/00148/B - 13, Raad ny Gabbil, Castletown
Thank you Stacey,
The absence of an objection to something is not necessarily an assurance that the Department will consider something acceptable, but it is certainly an important consideration. Dormers are often difficult to assess as people’s sensitivity to them varies considerably and we have had a number of appeal decisions recently where we have been concerned about impacts on neighbours’ privacy but the independent inspectors have not shared these concerns and I will refer to these as well as the ones you refer to, in my report.
Sarah
Miss Sarah Corlett Senior Planning Officer, Planning and Building Control Directorate, Department of Environment, Food and Agriculture, Murray House, Mount Havelock, Douglas, Isle of Man IM1 2SF.
Telephone: (01624) 685906 Fax: (01624) 686443
Any views expressed in this email are those of the officer only and are without prejudice to any formal decision made under the provisions of the Town and Country Planning Act 1999 and any relevant secondary legislation
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