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The site is the residential curtilage of an existing dwelling situated on the western side of a small cul de sac known as Christeen's Way within the estate of Ballakillowey. The dwelling is a detached bungalow which presently has no roof-level windows and has a rear flat roofed extension and an integral garage.
The site backs onto the rear boundaries of two existing properties which front onto The Chase - number 6 and Longridge both of which are significantly larger than the properties in Christeen's Way. Neither is directly behind the application property and the closest part of each is 14m from the rear of the application property.
The site lies within a Residential area as shown on the Arbory and East Rushen Local Plan and draft Southern Area Plan.
Proposed now is the increase in the height of the roof by 0.9m, the widening of the rear annex by a further 5m, adding a lantern light to the rear annex and relocating a door from the side of the annex to within the side of the main dwelling. Also proposed are dormers - three in the front pitch and a rooflight in the rear. The dormers are all flat roofed and have rendered walling and cheeks. Two bedrooms and a bathroom will be provided within the roofspace.
This differs from the most recent application by the omission of two dormers in the rear pitch following concerns expressed regarding privacy.
The policy in the Arbor and East Rushen Local Plan states "Within those areas designated and developed for residential purposes, the Department will not generally oppose the principle of alterations and extensions of existing dwellings. Each application will however be judged on its own merits in the light of the appearance of the finished building and its impact on the surrounding area". This is similar in implication to General Policy 2 of the Strategic Plan which states: "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:
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 space 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 adverse 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."
In this case the provisions of sections b, c and g are relevant in this case.
Pa 11/0036 proposed the works which are proposed here along with two dormers in the rear pitch. This application was refused for reasons relating to the impact of the rear dormers on the outlook and privacy of the properties to the rear - 6, The Chase and Longridge.
The Isle of Man Water and Sewerage Authority (IOMWSA) request that no surface water is discharged to the main foul sewer. The proposal will result in a relatively small additional area of hard surfacing and the application form states that surface water will be discharged to the existing gutters. There is also a foul sewer close to the proposed works and the applicant should ensure that this is protected.
The raising of the ridge will not result in an adverse impact on the streetscene - the property to the north is already higher than the application property by more than that amount so there will still be a stepped effect within the close.
The single storey extension at the rear will not bring the property any closer to the properties behind and as such it is considered that there will not be any significant or adverse impact from this element of the proposal.
The introduction of a rooflight is unlikely to have an adverse impact on the outlook from and privacy of 6, The Chase and Longridge, as the view out will face upward. As such it is considered that the proposal accords with GP2 and should be permitted.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status in this case.
Recommended Decision: Permitted
Date of Recommendation: 15.04.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the raising of the roof level, the extension of the property and the installation of a rooflight in the rear pitch and dormers in the front pitch, all as shown in drawings 11/19/01 and 11/19/02 both received on 7th March, 2011.
N 1. The applicant is encouraged to liaise with the Isle of Man Water and Sewerage Authority in respect of protecting the existing sewer which runs through the site during and after the construction process.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 3 May 2011
Signed: [Signature] Senior Planning Officer
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