REP Comment 1.1 5 Park Close Redacted

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From: To: DEFA, Planning Cc: Subject: Planning application no: 21/00462/B - objection Date: 04 June 2021 20:59:29 Attachments: objection to planning department June 2021.docx

Caution: This email is from an external sender. Please take care before opening any attachments or following any links. Dear Sir/Madam,

Further to our email sent yesterday, please find attached more details of our objection to the above application in the attached letter.

Yours

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5 Park Close

Glen Vine Isle of Man IM4 4HB 4 June 2021 Planning and Building Control Directorate Dept. of Environment, Food & Agriculture Murray House Mount Havelock DOUGLAS IM1 2SF Dear Sir/ Madam

Objection to Planning Application No. 21/00462/B - Extension and alteration to dwelling and extension of parking arrangement on driveway of 6, Park Close, Glen Vine, IM4 4HB

We are writing in response to the consultation to the above Planning application.

My wife and I own and live in the property immediately adjacent to the above property i.e. 5 Park Close. We wish to object to the proposal because it would have a significant detrimental effect on our residential amenity.

There are three main elements relating to the proposal:

• a. On the eastern side elevation, creating a first floor room above the existing ground floor garage, utility room and kitchen (part)

• b. On the rear south west facing elevation, building a single storey extension to enlarge the current lounge area (left hand side)

• c. On the rear south east facing elevation, building a single storey extension to create a new lobby and bedroom (right hand side).

We have no objection to, and support the first two parts (a, b) of the proposal. Our objection relates to part “c” which has elements which adversely affect ourselves/property.

We would like to make the following observations regarding the site.

• • The plans do not show the site levels, where both properties (numbers 5 and 6) are built on a slope that runs from north east to south west. The proposed development will be built level with the existing house and therefore the extension “c” will be higher than our garden and patio.

• • The plans do not include drawings to show the primary windows of our property that are within 20 metres of the proposed development (as required by Residential Design Guidance para 7.2.5)

• • The plans do not include the height of the proposed extension, therefore we have estimated the height and the impact on our property using the existing house as a guide.

• • Our property has a balcony to the rear, this appears as a small build out on the site plan. The rear elevation of the main part of our house is built in a straight line on a parallel with the rear of number 6 Park Close, which extends approx 0.3m further out into the back garden than our building line.

The proposed extension will be sited along the shared boundary to our private rear garden which includes a patio immediately to the rear of our house. Both the garden and patio are spaces that we use regularly and form an integral part of the enjoyment and amenity of our property.

We consider that element “c” of this proposal is contrary to the Isle of Man Strategic Plan 2016, General Policy 2: 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; (g) does not affect adversely the amenity of local residents or the character of the locality;

We have also considered the Residential Design Guidance, March 2019, specifically section 4.0 relating to householder extension and 7.0 impact on neighbouring properties.

Our concerns are as follows: Visual impact of extension – overbearing impact on outlook

The proposed part “c” extension will have an overbearing effect on the existing property and our property. The proposal extends 5.8m from the back of the existing property (not including the proposed overhang of the roof, which on the current property is approx 0.3m) and extends directly from the side elevation. The proposed extension is not stepped in from the existing property but continues the existing building line. The proposed extension increases the length of the side elevation by 41% which will have an overbearing effect.

No height measurements are provided on the application, but we calculate that the proposed extension is 2.6m to 3.8m high and built at the same ground level as the existing property. When the sloping site level is taken into account, we calculate that the rear of the extension will be 2.9m above ground level at its furthermost part, and higher at the ridge.

The proposed extension will have an overbearing impact on the outlook of our property, negatively impacting the comfort and enjoyment of our property.

Loss of light/ overshadowing

The proposed part c extension will result in a loss of light to rooms on the ground floor of our property and patio. Both rooms have one window that looks out onto the patio and garden. At the ground floor of our property, two rooms will be particularly affected. Nearest to the boundary with the application site is a small room which has been used as a utility room, but over the last year because of lockdown, we have used as a craft room because of the better light that this aspect affords. We plan to use this room as a craft room permanently. The proposed extension will be visible at an angle greater than 45 degrees from the mid point of this window, causing an unacceptable loss of light. The second window is to our dining room and the extension will also cause loss of light to our dining room.

The proposed extension will also result in a loss of light to our patio in the evening. As the sun path diagram below (figure 1) shows, our patio receives substantial evening sunlight in the summer

months. We calculate that the proposed extension “c” will result in significant loss of light to our patio – around 5m, as indicated in figure 3 below.

• Figure 1 - Sun path diagram, 5 Park Close – as on 21 June.

• Figure 2 – photo of rear of 6 Park Close from patio of 5 Park Close

• Figure 3 – photo of patio of 5 Park Close at 8.00pm on 30 May 2021. Showing the extent of existing shadow and shadow that would be created by the proposed extension, shown by the red line (estimate based on our calculations as no height is provided on the proposed plans).

Overlooking/ loss of privacy

The proposed development “c” includes a window and door that will directly overlook our patio and garden and have an adverse impact on our privacy to our rooms at ground floor level and our patio and garden.

Summary All of these factors will have a negative impact on our residential amenity and enjoyment of our property through overlooking, loss of light/ overshadowing, an overbearing effect and loss of privacy.

As such we wish to register our objection to the proposed development and wish to be given “interested person status” in respect of this application.

Yours faithfully

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