Planning Officer Report Recommendations
Planning Report And Recommendations {{table:450328}} appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." ## Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred." ### Planning History The following previous planning application is considered relevant in the assessment and determination of this application:- Alterations, erection of extensions, detached garage and amending vehicular access and driveway 09/00271/B - APPROVED Approval in principle for residential development (Approval extended for 12 months per delegated minute 26, 24th July 2007) - 05/00235/A - APPROVED Re-roofing and minor internal alterations - 89/00867/B - APPROVED Reconstruction of south-facing wall - 87/01449/B - APPROVED Alterations to rear elevation including installing new windows, partial re-building and rendering 85/01095/B - APPROVED Alterations to roof - 84/01220/B - APPROVED ### Proposal The proposal seeks approval for alterations, erection of extensions, detached garage and amending vehicular access and driveway. The proposals are alterations to the previous approved scheme (09/00271/B). The alterations and extension consists of the following:- 1. demolition of part of the existing dwelling; 2. erection of new single and two storey extension to east of existing building to comprise additional living accommodation, garage and workshop; 3. new conservatory to the west elevation of building; 4. new detached double garage and external ground works; 5. widening of existing entrance to the western entrance (from 4.2 to 4.8 metres); 6. new canopy (leaded rolled roof) to rear elevation of existing building; and 7. replacement of existing windows with new timber windows. The alterations to the previous approved application include changes to the roof to the rear kitchen/master bedroom extension from a flat roof as approved to a hipped roof to match the existing. Further changes include external door and screen revisions to approved garden room extension to the rear elevation. The last amendment to the last application includes the retention of the existing single storey hipped roofed building to front elevation necessitating minor alterations to approved front entrance position. ## Representations The Department of Transport Highway Division do not oppose subject to the imposition of the following condition:- "The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665." The Authority has received no other privately written representations objecting to the application. ### Assessment/Recommendation Dealing with the planning history of the site first, permission was granted under application 05/00235/A, for the existing house to be demolished and for residential development of the site being limited to no more than nine residential units. This application proposes to retain the existing dwelling but to make significant alterations and extension, finishes to a high standard. As the application site is within an area of "predominately residential use", and therefore accords with the land-use zoning, General Policy 2 is the relevant policy to consider, but especially paragraph b, c and g. Paragraph b deals with the proposals respecting the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. The largest of the extension would be to the rear of the property which proposed to replace a large glazed conservatory, which currently has a detrimental impact upon the visual appearance of the property. The proposal would be a single and two storey extensions which would be designed to be in keeping with the character, scale and form of the existing property and would vastly improve the visual appearance of the rear elevation. The changes of the external doors and screening would be acceptable. Other extensions consist of the side conservatory to the western elevation. The extension would have a width of 7 metres, a depth of 10 metres with a roof height (excluding roof lantern) 3.9 metres. Again it is considered the design, scale, and proportion would be in keeping with the traditional appearance of the property. The application also proposes a detached double garage, southwest of the west elevation of the dwelling approximately 4 metres away. This is a standard single storey double garage 6.9 metres in width, 6.9 metres in depth, with a ridge height of 4.1 metres. Three trees would be lost due to the garage; however, these are not mature trees. Except for these three trees (outside the zoned area of woodland) all existing trees will be retained. The final extension to the property would be to the east of the property, and involves the demolition of the single storey structures and replaced by a single storey double garage with workshop/store. Overall, it is considered the proposed alterations and extensions would comply with General Policy 2 (b) for the reasons indicated. Furthermore, the amendments to the previous scheme would all be appropriate and in keeping. Turning to paragraph c, which deals with the character of the surrounding landscape or townscape, the majority of works proposes will not be apparent from the public highway due to the high boundary stone wall which runs along the northern boundary of the site (adjacent to Jurby Road). Additionally, the largest extensions to the property are to the rear elevation and cannot be seen from the highway even if the front boundary wall was not there. Overall, it is considered the proposals would have no adverse impact upon the visual appearance of the street scene and therefore comply with General Policy 2 (c). The final aspect of the application to consider would be paragraph g. This policy ensures that any proposal does not affect adversely the amenity of local residents or the character of the locality. As indicated previously it is considered the design, scale and form of the alterations and extensions are considered acceptable for the character of the locality. However, consideration needs to be taken to potential impact upon the neighbouring residential properties, namely 1 Belmont and Cummal Beg. The aspect of the extension mostly likes to affect the amenities of 1 Belmont would be the rear single storey garden room extension. This would project 5.5 metres further than the existing rear conservatory and has a height of 4.5 metres. The proposed extension would be set 1.6 metres away from the eastern boundary shared with 1 Belmont Terrace, which consists of a 3.5 metre high Manx stone wall, which after 6 metres (approx) along the boundary, gradually decrease to 2.1 metres in height. Initial concern was that the rear projection of the extension could have an overbearing impact and/or loss of light to the detriment of the neighbouring residential amenities. However, it is considered given the 3.5 metre high wall runs approximately 6 metres along the boundary shared with 1 Belmont, the extension is sited 1.6 metres from the boundary and as the proposed extension would be 4.5 metres in height (measured from ground level) the potential impact upon 1 Belmont would not be significant to warrant a refusal. The impact upon the neighbouring property Cummal Beg, through the proposed garage and new driveway would be limited. The garage is set 15 metres southeast of the rear elevation of Cummal Beg and along the western boundary of the application site, consists a number of mature trees and hedgerows along the boundary which will help to significant reduce the appearance and the impact off the garage. The garage is a double garage so it is reasonable to consider that only a limited amount of traffic would come and go, and therefore, not enough to warrant a refusal, on the basis that the vehicular movement in this location would have a significant detrimental impact upon the residential amenities of Cummal Beg. #### Recommendation It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved. #### Party Status It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: ##### Ramsey Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. #### Recommendation ## Recommended Decision: Permitted Date of Recommendation: 09.08.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : Notes attached to refusals
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to the alterations, erection of extensions, detached garage and amending vehicular access and driveway as proposed in the submitted documents and drawings 1738/08 01, 1738/08 12, 1738/08 10A, 1738/08 11, 1738/08 13, 1738/08 100 E, 1738/08 101 E, 1738/08 102E and 1738/08 110E all received on 25th June 2010.
C 3.
The proposed garages/workshop may be used only in association with "Mount Auldyn House" and for purposes ancillary to the use of "Mount Auldyn House" as a single dwelling house and for no commercial purposes.
C 4.
The external finishes of the extension must match those of the existing building in all respects.
C 5.
The roof(s) must be finished in dark natural slate.
N 1.
The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: ............................... Signed: ............................... Senior Planning Officer
