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Application No.: 19/00357/B Applicant: Ms Wendy Lewis Proposal: Erection of flat roof extension on first floor above existing kitchen Site Address: 2 Wesley Terrace Ballasalla Isle of Man IM9 2DB Senior Planning Officer: Mr Thomas O'Connor Photo Taken: 17.04.2019 Site Visit: 17.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 16.05.2019 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. The proposed development would be over dominant in terms of its physical and visual presence to both the rear of the site and other properties within the terrace. The development would also be incongruous in terms of scale, form and design to both the rear of the terrace and its wider setting visible from a public area, namely the school grounds, to the clear detriment of the character and appearance of the terrace. As such, in terms of its inappropriate scale, poor design and resultant unsatisfactory appearance, the proposal would be contrary to the General Policy 2b and c of the Isle of Man Strategic Plan, having regard to the Residential Design Guidance March 2019. - R 2. The proposed upper storey extension would result in both an impediment to the outlook from, and a material loss of sunlight and daylight to, the window of the adjoining dwelling located to the north at 1 Wesley Terrace. The development would also adversely affect the outlook from and light to the rear of number 3, Wesley Terrace. The development would therefore be contrary to the General Policy 2g of the Isle of Man Strategic Plan and having regard to the Residential Design Guidance of March 2019.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.1 The site consists of a two storey mid terraced 19th century dwelling within a located on the eastern side of Main Road close to the junction of Crossag Road with Bridge Road. Directly to the east is located a school. Local services such as Police Station and shops are nearby.
2.0 PROPOSAL - 2.1 This application seeks to erect an upper storey flat roof extension above the existing single storey extension located within the rear yard. This would be to create additional ancillary living space (bedroom) accessed from the upper hallway of the main house. Dimensions of the proposal would be 4.2m in length by 3.95m in width. Mounted on the existing ground floor extension of the same width, the overall height of this flat roof proposal would be 5.32 metres above ground level. A single 1200 x 900mm skylight would be centrally positioned within the flat roof. - 2.2 For information, it is proposed to create further living space within the existing attic space accessed from within the main house and served by two roof lights, one to the front and one to the rear. This is, however, not subject to this application and would not require planning approval.
3.1 None recorded - 4.0 PLANNING POLICY
4.1 In terms of land use designation the application site is located within a wider area of land this is designated as predominantly residential under the Area Plan for the South 2013. The site is also within a proposed Conservation Area as set out in the Area Plan. Within such areas there is a presumption for development to either preserve or enhance the character or appearance of the Area (Environment Policy 35 and Planning Policy Statement 1/01 CA/2). It is noted, however that the CA is not yet adopted nor is it understood that there is an imminent commitment by the Cabinet Office to progress this at the present time.
4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is more specific in land use zoning and 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:
4.3 Residential Design Guidance March 2019 which aims to encourage creative, innovative and locally distinctive designs that respond to the changing needs of our communities. The document is not intended to stifle creativity or to promote planning by numbers and off the peg designs, but rather to create a supportive context for good quality designs, be they traditional or modern. This makes reference to the introduction of flat roofed extensions, stating:
5.1 Highway Services: 17/04/2019 - No highway interest 5.2 Malew Commissioners received 01/05/2019, - No objection 5.3 Neighbours: No observations received 6.0 ASSESSMENT 6.1 Single storey extensions to the rear yards are a common feature within Wesley Terrace with many properties on either side having this feature. Further scope for linear extensions to the rear are however somewhat limited by the narrowness of the rear yards and the topography which rises sharply by some 2m at the boundary of the school grounds. - 6.2 In terms of its design, the proposal is functionally monolithic in its appearance filling up most of the usable space up to eaves height at the rear of the property. General Policy 2 (b) requires development to respect the site and its surroundings in terms of its siting, layout, scale, form and design; the landscaping of buildings and the spaces around them. The proposed development would be over dominant in terms of its physical and visual presence to both the rear of the site and other properties within the terrace. This would be incongruous in terms of siting, layout, scale, form and design to the both the rear of the terrace and its wider setting visible from a public area, namely the school grounds, to the clear detriment of the character and appearance of the terrace. As such, in terms of its inappropriate scale; poor design and resultant unsatisfactory appearance, the proposal would be contrary to the criteria b & c of General Policy of the Isle of Man Strategic Plan taking on board the guidance provided in the Residential Design Guidance March 2019.
6.4 Though set back on either side from the boundaries of adjoining properties, the side elevation of the proposed extension would be some 2.5m from the central point of an upper main window to the property at 1 Wesley Terrace. A 45 degree angle measured from the central part of this north east facing window would intersect the central part of this upper storey extension and result in both an impedance of aspect and a material loss of sunlight and
daylight reaching this window. This would be exacerbated by the ground level of the Wesley Terrace dwellings being set in excess of 2 metres below the ground level of the adjacent school grounds. As such, the loss of aspect and sunlight and daylight to the upper rear window of 1 Wesley Terrace would be to the clear detriment of the residential amenity of the occupants of this dwelling contrary to the requirement c of Policy G2 of the Isle of Man Strategic Plan.
6.5 Residential Design Guidance March 2019 provides ways in which such impacts can be measured and what is proposed would fall within the area where there would be a detrimental impact on the outlook and light available to the properties next door, particularly 1, Wesley Terrace although the increase in height would also detrimentally affect the outlook and light to both floors of the rear of number 3, Wesley Terrace. - 7.0 CONCLUSION
7.1 The proposal would be contrary to the requirements of General Policy 2 of the Isle of Man Strategic Plan by reason of: 7.2 Being of and inappropriate form of development that fails to respect its surroundings in terms of its siting, layout, scale, form and design; the landscaping of buildings and the spaces around them and having an adverse impact on the outlook from and light to the two neighbouring properties - 8.0 INTERESTED PERSONS STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date: 23.05.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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