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Application No.: 24/00860/B Applicant: Mrs Rebecca Harding Proposal: Demolition of existing flat roof conservatory and replacement with flat roof sun room. Alterations to existing dwelling, replacing 2No windows with 1No bifold door and lowering of kitchen window sill (amendments to PA 23/00971/B) Site Address: Broomhill 1 Hill Park Ballakillowey Colby Isle Of Man IM9 4BF Planning Officer: Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 04.09.2024
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
The proposal is considered to have acceptable visual and amenity impact and to comply with General Policy 2 (b, c, g), Environment Policy 42, Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 4 and 5 of the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the following documents all date received 26/07/2024:
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to Broom Hill, 1 Hill Park, Ballakillowey, Colby.
2.0 THE PROPOSAL - 2.1 Works proposed are:
2.2 This application follows a previous approval for extension, alteration and step works, that application did not include any floor level datum and large drops from bi-folding doors onto the terrace and steps. This application now includes some floor level datum showing internal floor changes between the house and extension, the level changes with the external terrace and the issues with the missing steps resolved
3.0 PLANNING HISTORY - 3.1 One considered materially relevant in this specific case: 23/00971/B which was approved for similar alteration works including bi-folding doors and new steps but the extension element was to be finished with a pitched roofed.
4.2 Relevant policies of IOM Strategic Plan 2016:
4.4 Any relevant PPS or NPD
5.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Rushen and Arbory Commissioners - in support (26/08/2024)
6.2 DOI Highway Services - No highways interest (02/08/2024). - 6.3 Comments were sought on 30/07/2024 from the following consultees but no response received as of 30/08/2024: o Manx Utilities - 6.4 No comments received from neighbouring properties.
7.1 Approval has previously been granted for slightly larger replacement extension finished with a front facing peaked gable matching with the main dwelling. The proposal now seeks to change this to a slightly narrower extension with a flat roof design. There are also some window and door changes similar to previously approved.
7.2 The existing conservatory is flat roofed and infills an existing corner on the front elevation, its glazed elevations and glazed flat roof gives it a fairly lightweight appearance sitting below the existing eaves line and subordinate to the main house. Visual Impact - 7.3 The Residential Design Guidance 2021 highlights the rise in number of flat roof extensions over recent years and that contemporary designs can be acceptable in certain circumstances but that each proposal is to be assessed on its own merits taking into account its design and finish as well as the site and its surrounding. Applications ideally should be provided with reasoning as to why such a design was considered, and poorly designed or finished, or those replicating existing poor extensions are to be resisted. - 7.4 In this case, the replacement of an existing flat roof extension with a new flat roof extension is not so unreasonable. The proposed flat roof design is much bulkier with a 600mm depth straddling the existing eaves line and giving somewhat of a top heavy feeling. The elevations incorporate floor to ceiling glazing and a glazed corner unit and the overall finish to the existing is a fairly current contemporary design. - 7.5 The existing dwelling is not of any merit warranting its protection and so is capable of accommodating some kind of change. In isolation the extension is cohesively contemporary but when read in connection with the rest of the dwelling it would be visually jarring. - 7.6 The house is on a prominent sloping corner plot and visible from the main estate road. It is surrounded by existing residential development all of different dwelling types, sizes and styles and providing a streetscene capable of accommodating changes. - 7.7 The proposed footprint infilling an existing corner and the single storey design helps to retained an overall subordinate appearance compared to the mass of the main dwelling, the contemporary finish will visually set the extension apart, some may view this negatively while others positively given that views on design are subjective, but minded of the somewhat set back position from the main road including being a little higher than the road, and specifically minded that the existing streetscene is already so varied and in this case capable of accommodating the proposal changes without any significant adverse impact in the overall appearance and without impact on the wider estate which will remain residential in character.
7.8 Given the nature of the existing dwelling, the variety of dwellings in the surrounding area and the size and scale of the works proposed, the application is considered to have an overall acceptable visual impact not so at odds with General Policy 2 (b, c, g). Amenity Impact - 7.9 The existing conservatory has glazed elevations with a degree of overlooking and intervisibility between the dwelling and its neighbour. The proposal now results in a slightly larger extension and with more glazing along the front and side elevation. These floor to ceiling windows afford views outwards but also inwards. There is already a degree of overlooking between the two properties and whilst there may be some increase to this due to the new slightly large side elevation glazing areas, taking into account the distance between the properties, the orientation and existing situation and minded of the views also achievable from the main road that the proposal is not considered to be so harmful in this case as to warrant a refusal.
8.1 The proposed works will result in a bigger extension compared to the existing conservatory, with increased glazing and a more contrasting contemporary bulk flat roof, but given the existing arrangements of the dwelling and the relationship with the neighbours, and the mix of styles and appearance of dwellings in the immediate streetscene that the existing dwelling and streetscene is capable of accommodating these changes without any significant adverse visual harm and without any adverse impact on the overall living conditions and amenities of the neighbours.
8.2 The proposal is considered to comply with General Policy 2 (b, c, g), Environment Policy 42, Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 4 and 5 of the Residential Design Guide 2021. - 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision maker must determine:
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 04.09.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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