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Application No.: 21/01019/B Applicant: Mr Alan Skillicorn Proposal: Alterations and erection of sun room extension to replace existing conservatory Site Address: Capella Cottage Main Road Santon Isle Of Man IM4 1JB Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.12.2021 _________________________________________________________________
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 planning application is deemed to comply with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to drawings received on 26th August 2021, referenced;
Additional Persons
None _____________________________________________________________________________
1.1 The application site is the residential curtilage of a dwellinghouse called; Capella Cottage, located on Main Road, Santon. The property is a two storey detached property, bookended by chimney stacks with a pitch tiled roof and parking at the front of the property. - 1.2 To the rear of the main buildings is a two storey extension finished in a same manner
1.3 The neighbouring properties are to the north is Clanagh Lodge and to the south Mussoorie.
2.0 THE PROPOSAL - 2.1 Proposed is the replacement of the rear conservatory with a single storey flat roof sunroom extension. The proposed extension would measure a footprint across the rear elevation 3.0 wide x 5.2m long and 2.4m high with a flat roof. The south and east elevations would be facing in to the garden and the north elevation a solid masonry wall. Most of the vertical elements would be finished in a render finish to match the existing elevations and white Upvc windows and bi fold doors to match the existing fenestration. - 2.2 Also included is the replacement of the existing wooden front porch and its windows with Upvc material built on the existing dwarf walls.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the East Map East (Map 11-Newtown). - 3.2 The site is not identified within a Conservation Area, nor is it within an area designated
at risk of flooding. There are no mature trees, or registered trees on site or in the vicinity that could be affected by the proposal.
3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.4 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph
3.5 Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. - 3.6 Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3. - 3.7 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.8 General Policy 2 (GP2) (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:
3.9 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. - 3.10 Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans. - 3.11 OTHER MATERIAL CONSIDERATIONS: The Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Specific information is given in Section 4.7.2 for the design of flat roof extension where the department seeks for improved designs incorporating architectural detailing and provides examples of good and bad design. Generally, design of the flat roof extensions should utilise parapet walls including architectural detailing. It is generally encouraged that applicants explain the reasons why a flat roof design was considered and chosen.
4.0 PLANNING HISTORY - 4.1 21/00498/B - Alterations and erection of a rear extension and erection of a detached 2 storey garage with upper floor living accommodation. REFUSED. - 4.2 This application was refused for 4 reasons;
proximity and height, result in unacceptable levels of actual and perceived overlooking from the proposal site into 'Mussoorie', to the detriment of the residential amenity. In this respect, the proposed building is considered unacceptable when assessed against General Policy 2 (g).
would have a deleterious impact both on the application site and the wider street scene, by resulting in a particularly intrusive feature within the site when viewed from the surrounding area. This aspect of the proposal would be at odds with General Policy 2 (b&c).
5.1 Santon Parish Commissioners had not commented at the time of writing. - 5.2 Highways Services do not object (No Highways Interest) 14.09.21
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The starting point for the application is the land designation, it is clear from the site visit, the building is within a rural residential area that is confirmed as a defined settlement on The Area Plan for the East. As this is an adopted document and the surrounding lands and properties are residential, the principle would not prejudice the adjoining land according to GP2k. This is further supported in the strategic plan through Paragraph 8.12.1 where there is a general presumption in favour of extensions or alterations to existing properties in designated residential areas where there is no adverse impact on either adjacent property or the surrounding area in general. The principle of a extending at the rear at single storey level is an acceptable form of development for increasing the floor area and would be in accordance with SP5 and STP2 for development within existing town and villages.
6.3 When considering the design EP42 seeks that new development should reflect the character of the area which is somewhat echoed through GP2b which also seeks further emphasis that proposals respect the site and surroundings in terms of the siting, layout, scale form, design and landscaping. The proposed extension here would be introducing a built form into the rear elevation where there presently a conservatory, (albeit slightly smaller in footprint) but in terms of size, height and the general appearance, when finished to match the dwellinghouse it would be considered proportionate to the rear elevation and designed to serve that specific purpose for a sunroom extension. - 6.4 Whilst some flat roofed extensions are generally not considered an acceptable form of development as noted in the RDG, there are a variety of styles and a contemporary approaches with architectural detailing that can be more appropriate. When putting this in context with this site, it can be seen that the fibre glass flat roofed extension has been designed to keep the overall profile low connecting to the dwelling lower than the pitched roof of the existing conservatory, and should remain to be subservient in its massing. The incorporation of a flat roof ensures the windows at first floor level are not inhibited in their outlook. This design aspect would be respectful to the building given its age, and taking into account the previous extensions on the rear and the character of the appearance of this dwellinghouse.
6.5 The principle of replacing the glazed proportions of the porch to the front elevation of property would be an acceptable addition and would not be increasing the massing or height and would be considered to have a neutral visual impact on the property. On balance, the proposals have been designed with Sp5, GP2b,j, EP42 and the RDG'21 in mind and would be complainant
6.6 The proposed extension is contained solely to the rear elevation and would be utilising the existing ground levels to ensure a level threshold from the existing kitchen and utility room is retained. Any views from the highway at the front would be screened by the built form of the dwellinghouse and any views from the rear are not easily achievable off this rear elevation other than from the residential properties neighbouring onto the site. Any glimpsing views from this neighbouring property or that from the highway to the front of the application site would be read within the residential context of the property and surrounding streetscene and deemed not to have any adverse impact on the character of the streetscene in accordance to GP2(c) (f) and the RDG 2019.
6.7 The single storey nature of the proposal are considered to be relatively modest and not judged to compromise the existing levels of privacy to the enjoyment of the main dwellinghouse and adjoining neighbour as there are no windows in the south elevation that would allow for any overlooking. - 6.8 When considering whether there would be any loss of light or overshadowing from the built form of the extension given the orientation of the properties they would not be disadvantaged from any loss of light over and above the existing, given they sit to the north and south of the proposal and the sun is predominately on the front elevations as the rear gardens are north facing. - 6.9 From the neighbouring property only the upper proportions of the side elevations and flat edge of the flat roof would be visible above the top of the existing boundary detail. As the proposal is single story it would not be considered to have an adverse impact upon the neighbouring properties. It is further noted we have not received any objections or comments from the neighbours. On balance, these aspects would be considered to be compliant with GP2g.
6.10 The proposal is only for a simple rear extension, the built form would be regulated under Building Control system whose remit ensures the levels of construction are energy and thermally efficient. The flat roof design would be a 'warm roof' offering high levels of insulation and combined with insulation in the walls and double glazing would help with the overall sustainable use of the extension.
6.11 None. From the consultation period there has not been any other matters arising that need addressing.
7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 15.12.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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