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Application No.: 23/01217/B Applicant: Mr & Mrs Simon and Kerrie Birchall Proposal: Erection of extension, porch extension, door and window alterations and installation of a roof lantern Site Address: Fairhaven 45 Station Road Port Erin Isle Of Man IM9 6AR Planning Officer: Peiran Shen Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 27.03.2024
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 proposed extension has no negative impact on the character of the house and the area and has an acceptable impact on neighbouring amenities.
Plans/Drawings/Information; This approval relates to the documents, design statement and drawing no. 101, 103, 111 which have been received on 19th October 2023.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
43 Station Road, Port Erin
as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy. _____________________________________________________________________________
THIS APPLICATION IS BEING PRESENTED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT.
1.0 THE SITE - 1.1 The site is 45 Station Road, Port Erin, a single-storey detached dwelling located on the north of the Station Road, close to its junction with Droghadfayle Road. The site is on a service road parallel to Station Road. The service road is separated from the main road with a stone wall. - 1.2 There are seven detached houses sitting on this service road. Most have an attached single garage. Four houses have a gable end perpendicular to the road, their garages usually shares the same roof with the main house. Two houses have a gable end facing the road, their garages are usually a flat-roof garage with the roof just below the eave level of the main dwelling. 45 Station Road is one of the latter houses. - 1.3 45 Station Road has a gable end facing the road. The front garden has tall hedges shielding the front elevation of the main dwelling from public view. West half of the front elevation is recessed for approx. 1.2m from the eave to form a porch for the front entrance. On the front elevation, there are two windows and a front door. The flat-roof garage is recessed for a further 2.4m from the front elevation. - 1.4 The front elevations are finished in yellow stone cladding besides the section around the window on the recessed elevation, which is finished in white uPVC cladding alone with a recessed uPVC gable.
2.0 THE PROPOSAL - 2.1 The proposed is alteration and extension to the garage and the erection of an enclosed porch. - 2.2 The roof of the garage will have a raised height of approx. 0.5m and extend to the same position as the existing recessed front elevation. The front elevation will have a window same as the existing windows on the main dwelling in replacement of the existing garage door. The front elevation and the new section of the side elevation will be finished in white render. The window and the door on the rear elevation will be replaced and their position swapped. It will have lantern rooflight. - 2.3 The new porch will have a wall in line with the existing gable and front elevation. It will have the same window as the existing recessed elevation and it will be finished in white render. The position of the existing front door will also be moved to the same position of the existing side elevation of the main dwelling. - 2.4 The proposal also include replacing a casement window on the front elevation with a sliding door and replacing a window and door on the east elevation with a side-hung window.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the South.
4.3 Isle of Man Strategic Plan has no assumption in favour of new development. In decision-making this means where a planning application conflicts with the Plan, approval should usually not be granted. - 4.4 Subsection (b) (c) and (g) of General Policy 2 as well as Environment Policy 42 sets out design requirements for development, of which they should respects character of the site itself and its immediate and no-so-immediate surroundings. - 4.5 Subsection (g) and (h) of General Policy 2 set out that amenities enjoyed by the site and the site around it should be protected or preserved. - 4.6 Subsection (h) and (i) of General Policy 2 also sets out that proposal should satisfy the safety, efficiency and accessibility requirement, including parking provision, of all highway users whether possible. PPS and NPD - 4.7 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
5.2 Residential Design Guide were issued by Department of Environment, Food and Agriculture (DEFA) in July 2021 and were agreed with the Minster of DEFA. It provides clear guidance on acceptable forms of residential extensions and alterations.
6.0 REPRESENTATIONS - 6.1 Port Erin Commissioners has no objection to this application (15.11.2023). - 6.2 DoI Highway Services does not oppose this application (27.10.2023). The comment states that the site is in a sustainable town centre location and there is a service road adjacent to the site that can safely cater for any parking demand from the site over and above the driveway provided once the proposals are constructed. - 6.3 Owners/Occupiers of 43 Station Road wrote in (03.11.2023) expressing concerns that the extension is too close to the boundary wall and may need to access No.43 for emergency evacuation or maintenance.
7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on:
Character of the Building Itself, the Streetscene and the Area
7.2 Policies set out within IOMSP set a requirement on development to respect and not harm the design of the site and the area it's located in. In particular, Environment Policy 42 requires design to take into account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. - 7.3 The proposal is for side extension and a new porch. The side extension would have a roof level higher than the eave of the main roof. The transition from white uPVC fascia to tile roof is ridged. Its front elevation has been brought forward to the same position as the existing recessed front elevation. These design elements would stand out from its surroundings. - 7.4 In the meantime, the flat roof still appears much lower than the ridge of the main dwelling. The front elevation of the side extension would still appear recessed from the new front elevation formed by the new porch wall. Therefore, it is considered that the extension would still appear subordinate the main dwelling. - 7.5 The new porch brings the recessed front elevation back to the original position of the front elevation. Combined with the front extension of the garage, the existing rhythm of the house formed by this three-tier recession is lost. - 7.6 In the meantime, the new porch brings contrast from the new white render against the existing brick cladding. - 7.7 On a wider streetscene, the house is set back from the main road and is shielded by a stone wall and hedges. Only the top elements of the house are readily visible to the public. While the proposal lost some characters of the existing house, the new design still maintains the recession element and the extension still appears subordinate to the main house. - 7.8 For these reasons, it is considered that the impact of the development on the host building and its surrounding built environment in visual character terms would be acceptable and comply with General Policy 2 (b), (c), (g) and Environmental Policy 42 of the IOMSP. Neighbouring Amenities
7.7 There are three main amenities being assessed for typical proposals, day light reception, outlook and privacy. It is worth noting that these are general amenities in planning terms and not the same as rights or entitlements in civil matters. - 7.8 For the amenity of No.47, the main elements could be affected by the proposal is the window on the east elevation of the main house. The window serves a garage, meaning it is considered to be a secondary window serving a non-habitable room. - 7.9 47 Station Road sits west of the application site. The rise in height of the side extension is 0.5m. Combined with 7.8, it is considered that there is no additional overbearing or overshadowing impacts - 7.10 The proposal does not change its distance to the boundary wall so there is no impact on the connectivity of the front and back of the site in this application. It is also worthy to point out that planning does not affect ownership or accessibility based on private ownership.
7.11 For these reason, and because there is a potential overbearing impact on 12 Auburn Road, it is considered that the impact of the development on the amenity of No.12 is not considered acceptable and would fail to comply General Policy (g) of the Strategic Plan. Parking Provision - 7.12 As Highway Services does not oppose this application, it is considered that the proposal would have no impact on parking provision.
8.0 CONCLUSION - 8.1 The proposed extension has no negative impact on the character of the house and the area and have an acceptable impact on neighbouring amenities. Therefore, it is recommended for an approval.
9.0 INTEREST 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 08.04.2024
Signed : P SHEN Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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