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1.1 The application site relates to 8 Lyndale Avenue, Peel, a mid-terraced dwelling situated on the southeastern side of the highway and on the edge of Peel Conservation Area. Lyndale Avenue presents a single terrace to its highway; to the northwest lies an expanse of open space at St Germans Church. The entire terrace is red brick at ground floor level with white or cream render at the first floor, and each dwelling is has slate tiling and a prominent chimney. Another common feature to all dwellings are square bay windows and a front yard and rear garden; the former is bounded from the highway by a low level concrete wall in each case.
2.1 Approval is sought for the erection of an extension to the rear elevation of the property. The extension would fill in a gap between an existing rear outlet of the property and the rear outlet of the adjacent property. The extension would have a sloping flat roof with a roof lantern and would provide an extended kitchen. French doors would open onto the rear garden. Originally, two roof lanterns were proposed but amended plans were submitted to show one in replacement of the two.
3.1 One planning application on the site is considered to be materially relevant to the determination of the current application:
3.1 In addition, an approval for a very similar proposal to that proposed here was granted in 2009 at the adjacent 7 Lyndale Avenue under 09/01679.
4.1 The application site is located within an area identified as being mixed use by the Peel Local Plan; it is also just within Peel Conservation Area. There are two policies in the Written Statement that accompanies the Local Plan considered specifically material to the assessment of this current planning application.
4.2 Policy 5.2 states in part that: "The refurbishment...of properties within the town will be encouraged". 4.3 Policy 5.3 states in part that: "A policy of refurbishment...of existing properties in the conservation area will apply". 4.4 Policy 9.15 states that: "The character of the Conservation Area should be enhanced by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces". 4.5 Policy 9.16 states that: "Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting". 4.6 As the site is within the Peel Conservation Area, Environmental Policy 35 of the Strategic Plan states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development". 4.7 General Policy 2 is also relevant. It states (in part): "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: (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, and (g) does not affect adversely the amenity of local residents or the character of the locality".
5.1 Peel Town Commissioners recommend that this application be approved. 5.2 The Department of Transport Highways Division does not oppose this application.
6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area, while having due regard to the impact on neighbouring residential amenity. 6.2 The proposed extension is to the rear of the property and would, in essence, "fill" a gap between existing rear outriders at numbers 7 and 9 Lyndale Avenue. It is not considered that the residential amenity of adjacent properties would be adversely affected by the proposed development given that no additional overlooking or overbearing impact would arise from the proposal, given its relationship with the neighbouring dwellings. 6.3 The rear gardens of Lyndale Avenue are approximately 12 metres long, to the rear of which is a service lane that runs the length of the terrace. The location, scale and design of the proposed extension is considered such as to ensure that the character of the conservation area would be preserved. This judgement is reached not purely on the basis of the precedent set elsewhere on Lyndale Avenue; a flat roof would not normally be considered appropriate in a conservation area, but in light of the manifestly square design and features of the terrace
itself, it is considered that the proposal would serve to preserve the character and appearance of the conservation area. Even were concerns raised regarding the design, these would have to be balanced against the limited public views into the site. 6.4 With regards to finishings, given that these would match the existing dwelling - and the windows recently granted lawful status - no objection is raised thereto. No information regarding the window frames have been provided, but following conversations with the applicants it has been agreed that a condition requiring the frames to match those of the dwelling (a mahogany woodgrain finish) should be attached to any approval that may be forthcoming.
7.1 It is recommended that approval be granted on the basis that the proposal is considered to comply with the relevant Local and Strategic Plan policies.
8.1 The Department of Infrastructure Highways Division is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded interested person status. 8.2 The local authority, Ramsey Town Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (5) (e), considered an "interested person" and as such should be afforded interested person status.
Recommended Decision: Permitted
Date of 18.11.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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. The development hereby permitted shall not be carried out unless in full accordance with the following plan, date-stamped 20th September 2013: 131004 0001, and the following plan, received 7th October 2013: 1310040002.
C 3. Notwithstanding Condition 2, above, the window frames in the extension hereby approved shall be of a mahogany woodgrain finish to match those of the existing dwelling, unless otherwise agreed with the Planning Division in advance.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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