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Application No.: 21/01304/B Applicant: Mr M Carney Proposal: Erection of an extension to rear elevation Site Address: 3 Ballamaddrell Port Erin Isle Of Man IM9 6AS Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.04.2022
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 proposal would accord with General Policy 2 of the IoM Strategic Plan 2016 and the Residential Design Guide
This decision relates to drawings received on 1 November 2021, referenced; Site Location Plan Proposed Block Site Plan Existing and Proposed Left Elevations
and, amended plans received on 4th April 2020, referenced; Existing and Proposed Front Elevations Existing and Proposed Rear Elevations Existing and Proposed Right Elevations Existing Ground Floor Plan Proposed Ground Floor Plan
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
1 Ballamaddrell, Port Erin as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the residential curtilage of 3 Ballamaddrell, Port Erin. The property sits to the south of the Highway on a main artery route into Port Erin. The property has the overall appearance of a bungalow but is characterised as a single storey semi-detached dwelling (other half is No.1 to the east) with a pitch tiled roof and concrete render finish with a stone work appearance. The property is set back from the highway with a boundary wall and gardens behind. - 1.2 To the rear of the dwelling is an existing single storey flat roof extension that measurers 2.4m long projecting from the rear elevation and 2.8m wide across the rear elevation. This is used as a kitchen / utility room and adjoined to No.1 Essentially No.1 and 3 are the mirror image of each other in appearance. Also within the rear garden is a detached timber (shed) building that runs parallel to the eastern boundary.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey, rear extension with a flat roof. The proposal would measure a foot print approx. 5.5m long into the garden and 4.0m wide from the boundary. The proposal would feature glazing on the side (west) and rear (south) elevations and used as a dining room. The proposal would be built off the existing rear extension and knocked through internally. Externally the extension would be finished to match the existing dwelling in terms of material, window heights and flat roof profile.
2.3 The propose works are solely contained to the rear (South) elevation. - 3.0 PLANNING POLICY
3.1 The application site is designated as; 'predominately residential' on the Area Plan for the South. The site is not within a Conservation area, nor are there any registered trees on site and the site is not identified as being within a flood risk area. - 3.2 The Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 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:
3.4 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." - 3.5 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;
4.1 The application site has no planning history that is considered relevant to this application. - 5.0 REPRESENTATIONS (in brief - full reps can be read online)
5.1 Port Erin Commissioner's Commented (24.11.21 & 8/11/21)) with no objection.
5.2 Highways Services do not object (No Highways Interest) 09/12/21 Neighbouring comments: - 5.3 The owners/occupiers from NO.1 Ballamaddrell, has commented raising an objection and lists 9 concerns as;
5.4 Negotiations between the neighbours appears to have resolved the identified issues regarding the physicality of the construction of the proposal.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The principle of a extending at the rear at single storey level is an acceptable form of development for increasing the floor area and broadly supported in the Strategic plan. The proposed extension here would be introducing an additional built form into the rear elevation where there presently only a small proportionate flat roof build. In terms of size, height and the general appearance, the design extends outwards from the existing flat roof extension, in a basic rectangle floor plan that has been designed to serve that specific purpose for extending within the context of this site, whilst retaining the outlook from those existing windows on the rear elevation (bathroom and bedroom)
6.3 The extension is contained solely to the rear elevation and would be utilising the existing ground levels to ensure there is a level threshold from the existing kitchen and house to the newly created dining room. The extension seeks to match the existing level and appearance of the rear elevation, to help the built form to appear in keeping with the character and appearance of the dwelling house. - 6.4 When considering whether the extension would be proportionate to the property, it is worth noting the existing footprint (inc the existing flat roof extension) would measure 73.5m2 and the proposed extension 22m2, which essentially gives a 30% increase in floor area. Whilst this is not considered excessive given the scale of the property, its form of extending into the rear garden could be seen to be of poor form, however this design would not block those existing windows on the rear elevation.
6.5 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. - 6.6 When putting this in context with this site, the proposal seeks to strike a balance between adding an extension through copying the existing rear flat roof extension whilst being respectful to the building, its age and appearance. Here the design of the flat roof would keep the overall profile low and would 'tie in' or connect to the existing rear extension at the same roof height and utilising the same material. - 6.7 It was considered whether the introduction of a parapet wall would help to screen the appearance of the flat roof, (essentially from the neighbouring vantage points and public areas) would be beneficial. However given the property has a low eaves level being a bungalow, and an existing flat roof extension, the additional height of the parapet wall above eaves level would look odd against the building and its roof profile.
6.8 It would not be possible to achieve any views of the rear elevation from the highway at the front of the property as the extension at single storey in height with a flat roof, would be screened by the existing built form of the dwelling house. From the rear streetscene, it is important to consider that the character of the area here is predominately bungalows, meaning there are no upper levels where vantage points of the proposal could be viewed from. - 6.9 From the site visit, and standing in the car parking area it is not possible to see the application site. When standing in the rear laneway to access the rear garden to the site, it is equally not possible to clearly view the rear elevation but only the upper proportions of the roof scape. The boundary treatment here is 1.8m high fence and the access to the rear garden area is along a narrow access lane from a central car parking area, limiting any visual impact through site layout. Those views towards the area of the proposed extension would be blocked by the exciting shed that is against the rear (South and Eastern) corner of the site. - 6.10 The only vantage point where the extension would be apparent is from the neighbouring property No.1 (impact assessed below). Here it would be of a solid wall that would only extend much higher than the top of the existing 1.2m high fence. These views from this neighbouring property would be read within the residential context of the property and surrounding streetscene. - 6.11 To sum up the above narrative, it is always difficult when it's the first property in the streetscene to extend at the rear and there is an inherent danger of setting a precedent for others to follow. These are relatively small properties that also benefit from Permitted Development Order than allows for extending at the rear. Whilst this proposal could not be achieved under PDO as it is not 1m from the boundary and does not have a roof pitch that
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 : 07.04.2022 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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