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Application No.: 21/01074/B Applicant: Mr Mike Duchars Proposal: Erection of an extension to the rear elevation Site Address: 3 Birchleigh Close Onchan Isle Of Man IM3 4EX Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.12.2021 _________________________________________________________________
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. This application would be in accordance with General Policy 2 of the IoM Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawing submitted on the 13 September 2021, referenced; 448-01 - site plan, existing and proposed plan. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the curtilage of 3 Birchleigh Close, Onchan, a residential bungalow in a cul-de-sac of other dwellings of a similar style as well as some two-storey houses. In common with many of the other dwellings here, no.3 has flat-roofed dormer windows on the front, all of which appear to be original to the dwellings, and some of which have been subsequently extended at the rear in a similar fashion.
1.2 The dwelling sits somewhat higher than the highway, with a sloping driveway leading up to a flat-roofed garage to the side. Although technically forming part of a terrace, the bungalows are best described as being three pairs of semi-detached dwellings, the garages of which are also joined. Those garages are set well back from the frontage and more towards the rear elevation allowing for parking alongside the house. 13 From the site visit it was observed within the streetscene there are a number of properties that have extended at the rear of the garages / dwellings in a flat roof manner, where there are glimpsing views of the upper proportions of the flat roofs when passing. This was confirmed when looking at the 2018 aerial imagery of the cul-de-sac.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey flat roof rear (north) extension to the house and utilisation of the garage as habitable accommodation. The space would allow for the creation of a sunroom / gym area accessed internally from the house. The roof would consist of GRP (glass reinforced polyester) replacement roof to the garage proportion and across the new roof of the extension. The proposed footprint would measure approx. 5m wide across the rear 4.7m deep into the rear garden and would uses the remainder of the garage as habitable accommodation to incorporate a porch and w/c / shower room. The proposal would still retain two off-road parking spaces on the driveway.
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 6 - Onchan). - 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 15/00309/B - Alterations and erection of dormers to dwelling. APPROVED.
5.0 REPRESENTATIONS - 5.1 Onchan Commissioner's do not object (30/09/21) - 5.2 Highways Services do not object (No Highways Interest) 14.09.21
6.0 ASSESSMENT - 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 onto the rear elevation where there presently is none but in terms of size, height and the general appearance, it could be seen as an extension to the garage. When finished it proposes to match the appearance of the main dwellinghouse and could 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 at a lower level of eaves height and to prevent obstructing any views from the rear window in first floor dormer. The overall height would be no higher than eaves level of the house but as they are raising this higher, would then be higher than the neighbouring attached garage. The drawings indicate this height would measure 300m and would not be considered to be a negative issue in this instance. - 6.5 The overall design, whilst basic in its method of extension would be respectful to the building given its age, and takes into account its character. The overall appearance would be considered to have a neutral impact on the property whilst retaining a large proportion of rear amenity space. On balance, the proposals have been designed with Sp5, GP2b,j, EP42 and the RDG'21 in mind and could be complainant with those pertinent policies.
6.6 The proposed extension is contained solely to the rear elevation and would not look any different from the front aspect when viewed from the highway. The most notable aspect would be the change in height of the garage, however when looking at the existing side elevation against the proposed the roof would not be any higher than the lower portion of the underside of the window cill at first floor level. This in itself would not be so detrimental to the property given the distance from the highway to the front elevation of the garage and then the garage is further set back from the front (building line) of the house. The most noticeable aspect would the loss of a garage door and the blocking up of the opening and installation of a pedestrian width door way. Within the character of the cul-de-sac this has not been done before, but given the parking of vehicles to the front of the new door would also screen its appearance from the highway. Either way the inclusion of a door here would not be adding an incongruous feature to the property. - 6.7 The extension at the rear would be masked by the built form of the dwellinghouse and the garage where it would sit comfortable behind and not viewable from a public vantage point. The proposal would be utilising the existing ground levels to ensure a level threshold from the existing house is retained. 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 the same of those properties that have extended at the rear in the surrounding street scene. This is deemed not to have any adverse impact on the character of the streetscene in accordance to GP2(c) (f) and the RDG 2019.
6.8 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 neighbours as there are no windows in the side or rear 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 their orientation and the single storey nature of the extension. The rear gardens essentially face north west. - 6.9 Equally, given the single storey nature of the rear extension which would into the rear garden by project approx. 3.5m beyond the existing rear elevation of the garage and the utilisation of a flat roof design would ensure that only the upper proportions of the roof would be visible above the boundary fencing. This would likely have a minimum impact when considering any over-bearing and the presence of existing flat roofs here to both properties and the orientation of these two properties. - 6.10 From the neighbouring properties 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.
6.11 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.
6.12 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:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Director of Planning and Building Control 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 : 22.12.2021 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
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