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Application No.: 09/01801/B Applicant: Mr David Fallows Proposal: Alterations and erection of an extension to rear elevation, with partially earth sheltered garage and utility at lower level Site Address: Highcroft Station Road St Johns Isle Of Man IM4 3AH ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : German Parish Commissioners Notes: Defer Consultee : Manx Electricity Authority Notes: see note 1 Consultee : Drainage Division Notes: No objection
This application is recommended for consideration by the Planning Committee rather than under delegated powers as a previous similar application was considered by the Planning Committee. As such, for consistency in the decision-making authority, it is recommended that the Committee considers this application.
The application site relates to Highcroft, Station Road, St Johns, German. The property is a detached single storey dwelling situated on the western side of the road and backs onto the car park owned by the Department of Transport.
This application seeks approval for the erection of an extension to the rear of the property to form a sun room. The extension would also include a flat area to be used as garden, below which would be garage and utility room. The garage and utility would be formed by building into the existing bank at the rear of the property. The proposal is similar to the development approved under application 05/01236/B which sought approval for the erection of a single storey extension and conservatory to the rear elevation, raising of existing bungalow roof and raising of garden area. The main difference is the change from a conservatory to a sun room and the inclusion of the garage and utility room. The increase in height of the bungalow roof has been carried out in accordance with 05/01236/B and as such that approval remains valid.
PLANNING STATUS The application site is located within an area identified by the St Johns Local Plan as being partly residential and partly open space (this being the bank to the rear of the property). The following policy of the St Johns Local Plan is judged to be relevant to this application:
Policy OS/P/1, which states: "Other than those areas specifically designated for development or zoned predominantly residential on the proposals map, no areas of open space shall be developed."
Within the Isle of Man Strategic Plan, the following policy is judged to be relevant: General Policy 2, parts b, c, d, f, g, h, i, k and I.
The following previous planning application is considered relevant in the assessment and determination of this application:
05/01236/B sought approval for the erection of a single storey extension and conservatory to the rear elevation, raising of existing bungalow roof and raising of garden area. This application was recommended for refusal by the planning officer however it was permitted by the planning committee.
The Department of Transport Highways Division does not oppose this application. German Parish Commissioners requested that this application be deferred 26th November 2009, however no response has been received to date. The Manx Electricity Authority recommends a note. The Department of Drainage Division does not oppose this application subject to conditions.
The main issues to be considered in the assessment of this application are the impact of the proposed extension upon the amenity of adjacent properties, the surrounding area and issues of land zoning.
In terms of residential amenity, the proposed extension represents an improvement over the previously approved scheme as there is now no additional glazing proposed to the south elevation. There is also slightly less glazing to the northern elevation, although the property to the north of the site, Claireville, is a greater distance away and so overlooking was not considered to be an issue previously and is less of an issue now.
In terms of the streetscene, the Station Road elevation would be unchanged and as such there would be no impacts resulting from the development. The site would change considerably when viewed from the car park to the rear with the bank being built on to provide a base for the extension, terraced garden and garage. It is judged that this is the most controversial element of the proposal
as the development would partly be carried out on land which is zoned as open space by the prevailing local plan.
The land zoning issue was raised in the assessment of the previous application and the case officer commented as follows: "In order for the applicant to extend to the rear of the property, the applicant would need to carry out engineering works to construct new levels at the rear of the property. However, these new levels would be constructed within an area of open space as designated in the St. John's Local Plan Order 1999. The supporting written statement to the Order states in Policy: OS/P/1 that "Other than those areas specifically designated for development or zoned predominantly residential on the proposals map, no areas of open space shall be developed. Therefore the proposed works would be contrary to the Local Plan.
It is proposed in the Local Plan to improve the visual amenities of the area by undertaking environmental and landscape improvements of this open space by making provision for screen planting regime to protect the adjoining countryside and present a soft edge to the village. This application site being in an elevated position would be against the aims of the Local Plan by not protect the adjoining countryside."
Despite these concerns, and others raised in relation to impacts upon the streetscene and a lack of information, the application was permitted by the planning committee. The approval has been implemented with the roof being raised and as such the development remains extant.
The concerns relating to the streetscene are not pertinent to the assessment of this application given that it does not propose any changes to the height of the property and the information provided is of a standard that allows a full assessment of the proposed scheme. As such the main issue to be assessed relates to the fact that part of the development would be on land that is not zoned for development. This issue must be viewed in the context of the approved development that can be undertaken under 05/01236/B.
Clearly the St Johns Local Plan presumes against development on land zoned as Open Space as is the case here. However given that there is an extant approval for a similar scheme, it is logical to compare the scheme now proposed with the approved development in order to assess whether there would be additional impacts of an unacceptable nature.
The plans submitted for the approved scheme were of poor quality and did not show a rear elevation which includes the works to the bank, despite this clearly being an important part of the development proposal. The scheme now proposed includes garaging at the car park level and it is judged that this would be a useful addition to the development in terms of it creating dedicated off street parking to serve the dwelling. The line of garage wall would be a continuation of the rear boundary wall of Hillbre.
It is judged that as the development approved under 05/01236/B remains extant and would result in increased overlooking to Hillbre and development on land zoned as open space, the proposed development, which would not exacerbate the situation, is marginally acceptable.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division German Parish Commissioners
The Department of Drainage Division
Accordingly the following parties are not granted Interested Party Status:
The Manx Electricity Authority Recommendation Recommended Decision: Permitted Date of Recommendation: 01.03.2010 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 and erection of extension to rear elevation with partially earth sheltered garage and utility room at lower level, Highcroft, Station Road, St Johns as shown by K194/P/10-01, K194/P/10-02 and K194/P/10-04 all received 3rd November 2009 and K194/P/10-03 A received 2nd March 2010.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : __________________________ Committee Meeting Date : __________________________ Signed : __________________________ Presenting Officer __________________________ Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
4 March 2010 09/01801/B Page 4 of 4
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