Alterations and erection of a single storey extension and a first floor extension to dwelling
Site Address:
7 Erin Way Port Erin Isle Of Man IM9 6EF
Case Officer:
Miss Laura Davy
Photo Taken:
22.05.2012
Site Visit:
22.05.2012
Expected Decision Level:
Officer Delegation
Introduction
The application seeks approval for the alterations and erection of a single storey extension and a first floor extension to a residential property. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtailage of 7 Erin Way, Port Erin which is a single storey detached bungalow situated to the north eastern side of the highway. The street scene is made up of a number of similar detached bungalows.
The property has a flat roof porch on the front elevation and a single storey flat roof adjoining garage to the side, there is also a single storey conservatory off the rear elevation and a flat roof dormer in the rear roof slope.
The neighbouring property, 9 Erin Way is also a single storey detached bungalow with an adjoining garage. The garage of 9 Erin Way is the closest part to the existing garage of the application site. Between the application site and 9 Erin Way there is a fence with a hedge above.
The Proposal
The application seeks approval for the erection of a single storey extension at the rear of the property and an extension above the existing garage to provide additional living accommodation. The extension at the rear of the property would be approximately 6.75m in length and 3.6m in width, the extension would be finished to match the existing dwelling.
The extension above the garage would be finished to match the existing dwelling and would follow the ridge line of the dwelling.
Also proposed is the installation of a flat roof dormer in the rear elevation and also three pitched roof dormers in the front elevation.
Planning History
The previous planning applications are not considered to be specifically material in the assessment of the current application.
Development Plan Policies
The application site is in an area zoned as "Predominantly Residential" identified on the Port Erin Local Plan 1990. Given the nature of the application it is appropriate to consider General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
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:
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.
Paragraph 8.12.1
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
Highways Division recommends approval as it has no adverse traffic management, parking or road safety implications.
Port Erin Commissioners recommend approval.
Isle of Man Water and Sewerage Authority have no objections subject to conditions.
Assessment
The proposed development comprises of four main parts, the erection of a first floor extension above the existing garage, the erection of a single storey extension at the rear, an installation of a flat roof dormer in the rear elevation and the installation of three pitched roof dormers in the front elevation.
Firstly dealing with the erection of a first floor extension above the garage, this would continue the ridge line of the existing bungalow. 9 Erin Way has a window in the gable
end of the bungalow but there is the existing adjoining garage between the gable end of the bungalow and the boundary shared with the application site. Whilst the erection of an extension above the garage would bring the side elevation of the property closer to the side elevation of 9 Erin Way it is considered that the distance between them would still be sufficient so not to result in the undue loss of light to that gable end window.
Given the distance between the application site and the neighbouring property it is considered that the extension above the garage would not appear overbearing when viewed from the gable end window of 9 Erin Way.
Secondly is the erection of a single storey extension off the rear elevation. This would project approximately 6.75m adjacent to the boundary which is shared with 9 Erin Way. There is an existing fence on this boundary and there would be no windows in the elevation closest to 9 Erin Way. There would be sliding patio doors and a window in the other side elevation but only the window but these would be screened by the existing conservatory. It is therefore considered that the proposed extension would not result in undue overlooking or loss of activity. The extension would be approximately 1.5m from the boundary shared with 9 Erin Way.
Thirdly is the installation of a flat roof dormer in the rear elevation. Whilst a pitched roof dormer is more preferably used as a ready an existing flat roof dormer in the rear elevation and there are a number of directly visible within the street scene. The proposed dormer would not be highly visible from the main public thoroughfare it is therefore considered that this would not adversely affect the character and appearance of the street scene.
Finally is the installation of three pitched roof dormers in the front elevation. It is considered that these respect the appearance of the property and also the street scene in general. There are already a number of dormers in the front elevations of properties in the street scene. Whilst many of these are flat roof, the proposed are much more attractive and contribute to the appearance of the property by adding interest to the front elevation.
The proposed development would not adversely affect the neighbouring properties or the visual amenity of the surrounding area.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Port Erin Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such have the afforded party status.
The Department of Transport, Traffic and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Isle of Man Water and County Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not a party status.
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and erection of a single storey extension and erection of a first floor extension as shown in drawings 1577-01, 1577-02 and 1577-03 received 4th May 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 11/6/12
Determining officer (delete as appropriate)
Signed: Anthony Holmes Senior Planning Officer
Signed: Michael Gallagher Director of Planning and Building Control
Signed: Sarah Corlett Senior Planning Officer
Signed: Jennifer Chance Development Control Manager
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