Officer Planning Report 11/01137/B

Planning Report And Recommendations {{table:325429}} ### Considerations {{table:325425}} ### Written Representations None received at time of drafting report ### Consultations {{table:325426}} {{table:325427}} {{table:325428}}

Officer's Report

The Site

1. The application site represents the curtilage of an existing detached dwelling, 2 Northcroft, Malew Street, Castletown. The site is located on the eastern side of Malew Street, near to the junction with Alexandra Road.
2. The dwelling is a modern two storey house with additional living accommodation in the roofspace. The dwelling faces south into a small cul de sac, so the frontage to Malew Street is the western side elevation. A single storey garage extension is attached to the eastern side elevation of the house.

The Proposal

1. Proposed is the erection of a first floor extension over the existing garage to create additional living accommodation.

1. The existing garage is single storey with a pitched roof over. This proposal would involve increasing the external height of the eaves from 2.8 metres to 5.3 metres and the height of the roof pitch from 5 metres to 6.5 metres (measured on the front elevation).

1. There would be two new windows on both the front and rear elevations at first floor level. The windows on the front elevation would be to a bedroom and the windows on the rear elevation would be to an ensuite and a dressing room. It is proposed that the two new windows on the rear elevation would have frosted glass.

1. There is an existing window in the eastern gable elevation within the roofspace. It is proposed to reduce the height of this window, in order to accommodate the proposed increase in height of the garage.

1. The external finishes of the proposed first floor extension would match the existing. The existing quoin detail on the front corner of the garage would be extended upwards, the roof covering would be plain concrete tiles, the windows would be in upvc, the window surrounds and cills would be replicated on the front elevation and the walls would be rendered and painted to match.

Planning History

1. The following previous planning application is considered relevant in the assessment and determination of this application:

02/00708/B – Approved at Appeal 01.08.03 Residential development comprising 23 apartments, 2 houses and alterations to existing house. Northcroft, Alexandra Road, Castletown.

1. In addition to this, the following current planning application is considered to be relevant:

11/01136/B – Pending Consideration Part conversion of garage and extension to rear elevation to provide additional living accommodation

Development Plan Policies

1. The application site is located within an area designated as Predominantly Residential Use on the Castletown Local Plan Order 1990. The site is not located within the Castletown Conservation Area.

1. On the Modified Draft Area Plan for the South 2011 (Map no. 5), the site is located within an area designated as Predominantly Residential Use.

1. The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. Paragraph 8.12.1 for extensions to dwellings in built up residential areas is also appropriate.

1. General Policy 2 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 spaces 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 unacceptable 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."

1. Paragraph 8.12.1 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."

Consultations

1. The Drainage Division of the Isle of Man Water and Sewerage Authority do not object to the proposal, subject to the condition that no surface water is discharged to any foul drainage system, so as to comply with their requirements and the Sewerage Act 1999.

Representations

1. No written responses have been received from the general public.

Assessment

1. The main issues to consider in the assessment of this planning application are the impact on neighbouring properties and the impact on the surrounding area in general.

Impact on neighbouring properties:

1. There are neighbouring properties to the north and north-east of the application site. These are no. 1 Northcroft to the north and Northcroft to the north-east.

1. Due to the positions of the dwellings, it is considered that the increase in height of the garage would not adversely affect the neighbouring properties in terms of loss of light or being overbearing. In terms of overlooking, the windows in the rear elevation at first floor level would be fitted with obscure glazing and it is felt that this would reduce overlooking to an acceptable level. The windows on the front elevation would face onto the cul de sac.

Impact on the surrounding area in general:

1. The existing garage is publicly visible, so the increase in height would be noticeable. It is therefore important to consider whether the proposal would be acceptable in terms of its impact on the surrounding area in general.

1. It is proposed that the garage roof would have a much lower pitch than at present. Drawing number AT 1117.3 states that the low roof pitch of the garage is to minimise the height of the proposal. The level of the top of the roof also means that an existing window at the top of the stairwell can be retained. Whilst I can appreciate the reasons for having the low roof pitch, I consider that the shallow slope would be unsightly on the property. This is because it would be in contrast with the steep roof pitch of the main house and the roof of the existing garage.

1. In addition to the proposed roof pitch being judged as not acceptable, there are also concerns about the overall increase in the height of the garage.

1. It is felt that the increase in height to first floor level would result in the property having a greater visual impact than at present. The property is two storeys tall, but its visual impact is increased due to the steep roof pitch and dormers. The dwelling is detached, but it is positioned within a relatively small site with limited room for future extensions. It is considered that the surrounding area is densely developed with other houses and apartments. For these reasons, it is considered that the proposed increase in height to first floor level would result in the visual impact of the property being increased to an unacceptable degree within the site, especially when viewed from the cul de sac to the front.

Recommendation

1. For the above reasons, this proposal is considered to be unacceptable and is recommended for refusal.

Party Status

1. It is considered that the following parties, should be afforded interested party status:

• Castletown Town Commissioners

1. It is considered that the following parties, who submitted comments, should not be afforded interested party status:

• The Drainage Division of the Isle of Man Water and Sewerage Authority.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 22.09.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1.

The proposal is contrary to General Policy 2 and paragraph 8.12.1 in the Isle of Man Strategic Plan 2007, by reasons of the proposed height and roof pitch of the garage which would introduce an unsympathetic feature into the street scene, at odds with the existing dwelling and adversely affecting the visual amenities of the locality.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Refused Date : 26.9.11

Signed : S. M. M. L. Le Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : /_________________________ Jennifer Chance Development Control Manager