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| Application No.: | 14/00656/B |
| Applicant: | Mr Paul & Mrs Deborah Craker |
| Proposal: | Erection of first floor extension over garage |
| Site Address: | 3 Glen Maye Park Glen Maye Isle Of Man IM5 3AX |
1.1 The application site is the residential curtilage of No. 3 Glen Maye Park, a two storey detached property sited on the northern side of Glen Maye Park in Glen Maye.
1.2 The application dwelling has Nos. 2 and 4 Glen Maye Park on each side: No. 2 Glen Maye Park is a bungalow and No. 4 Glen Maye Park is a similar in appearance to the application property. Glen Maye Park is made up of broadly similar dwellings with regards to form, layout and appearance. Further east and south east of the application site are bungalows.
2.1 This current planning application seeks approval for the erection of an extension over the existing garage to create two bedrooms.
2.2 The proposed extension would add just less than 1.7 metres to the existing garage and would have the same height of the existing dwelling. The extension would also have the same depth of the garage and main dwelling. There would be no alterations made to the existing width of the garage.
2.3 The front elevation would have a dormer within the new roof pitch. A three pane window would be installed in the first floor front and rear elevation.
2.4 The extension would be finished in materials to match the main dwellinghouse.
3.1 The application site has not been the subject of any individual planning applications but has been the subject of wider planning applications for the residential development of Glen Maye Park.
3.2 No. 7 Glen Maye Park has recently been granted planning permission for the erection of an extension above the existing garage to provide additional accommodation under PA 14/00276/B.
| Case Officer: | Miss Melissa McKnight |
| Photo Taken: | 30.07.2014 |
| Site Visit: | 30.07.2014 |
| Expected Decision Level: | Officer Delegation |
4.1 In terms of development plan policy, the application site is zoned as Predominantly Residential on The Isle of Man Planning Scheme (Development Plan) Order 1982.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
"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:
"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."
5.1 Patrick Parish Commissioners have no comment to make regarding the planning application.
5.2 The owner and/or occupier of No. 2 Glen Maye Park wish to object to the planning application on the following grounds:
A further representation was received from the owner and/or occupier of No. 2 Glen Maye Park raising additional objections which have been listed below:
NB: House values and whether or not there have been previous objections are not considered material planning considerations and therefore hold no weight in the determination of a planning application.
6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposal on the residential amenity of No. 2 Glen Maye Park, the impact of the proposal on the existing appearance of the dwelling and the impact on the street scene of Glen Maye Park in general.
6.2.1 No. 2 Glen Maye Park is considered to be the dwelling that would be most affected by development given its proximity to the application site.
6.2.2 The application building is as close as 0.3 metres from the boundary with No. 2 Glen Maye Park and would be around 3 metres from the neighbouring dwelling. It is essential to consider the impacts of the development having regard to light, outlook and privacy.
6.2.3 Given the orientation of the dwellings, the proposal is not considered to result in a high level of loss of light. There may be slightly less light received as the sun sets but not a significant amount more than what already occurs as a result of the two storey dwelling.
6.2.4 Concerns have been raised regarding the overbearing nature of the development. A site visit was conducted to No. 2 Glen Maye Park in order to gain an understanding of the views towards the application site from the conservatory of No. 2 Glen Maye Park.
6.2.5 The application is very finely balanced in this instance; at present there is not much of an outlook from the side of the conservatory given the position of the application site dwelling and proximity to the neighbouring property. At the moment the outlook from the conservatory is of the garage roof and existing gable wall of No. 3 Glen Maye Park.
6.2.6 The development proposed would be no closer to No. 2 Glen Maye Park in terms of the current position of the garage; however the extension above the garage would result in the upper portion of No. 3 Glen Maye Park being closer.
6.2.7 What to consider is whether the outlook from the rear conservatory of No. 2 Glen Maye Park would be adversely impacted by the proposed works. On balance, it is considered that the extension, whilst being closer to No. 2 Glen Maye Park than the existing gable end, would not impact upon the current outlook as viewed from No. 2 Glen Maye Park to a scale that would warrant refusal of the application.
6.2.8 There would be no windows installed on the eastern elevation of the proposed extension and as such the development proposed would not result in any direct overlooking.
6.2.9 As viewed from the patio area, the proposed extension would have a minimal impact.
6.2.10 On assessment, the proposed extension is not considered to unduly harm the existing residential amenity of No. 2 Glen Maye Park.
6.3.1 As previously mentioned, the proposed extension would be finished to match the main dwelling in terms of the windows, render and roof tiles. The extension is judged to respect the design and proportions of the dwelling and would not have an adverse impact upon the character and appearance of the existing dwelling.
6.4.1 In regards to the street scene of Glen Maye Park, Nos. 3 to 21 Glen Maye Park are similar in form, appearance and layout. There are some noticeable differences however. All dwellings have three first floor front elevation windows and there are a handful of dwellings that have been built up above the garage where others have single storey garages similar to the application site dwelling.
6.4.2 The ridge height of the proposed extension would be the same height as the main dwelling. The extension would not be stepped down or stepped back, but given that the dwelling has a slight projecting gable to the front, the extension would appear slightly stepped back from the most forward part of the dwelling.
7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan and the provisions of Planning Circular 1/98: The Alteration and Replacement of Windows Part 6 Category b.
7.2 It is recommended that the planning application be permitted.
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.
8.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application 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 owner and/or occupier of No. 2 Glen Maye Park, immediate neighbour to the application site.
Recommendation
Recommended Decision: Permitted
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 Drawing Number: 01, 02 and 03 date stamped 27th May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 5-8-14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Head of Development Management
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