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Application No.: 23/00647/B Applicant: Mr & Mrs Jason and Helen Cairnie Proposal: Erection of a two storey extension, alteration to dwelling including timber cladding, replacement roof tiles and doors/windows and blocking up of an existing vehicular access Site Address: Springfield Lodge New Castletown Road Douglas Isle Of Man IM2 1JN Planning Officer: Mr Hamish Laird Photo Taken: 14.06.2023 Site Visit: 14.06.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.09.2023
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that electrical connections within the development prove resilient in the event of any flood given the position of the site within the known flood zone.
Reason: The provision of an electric vehicle charging point will aid net zero objectives as outlined in the Isle of Man Climate Change Plan (2022 - 2027).
N . FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 Environment Policy 3 and Transport Policies 4 and 7 of the Isle of Man Strategic Plan 2016; and, with the principles of the RDG 2021.
Plans/Drawings/Information; This approval relates to the documents date stamped and received 28 May, 2023
None. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of Springfield Lodge, New Castletown Road, Douglas, a two-storey in height, detached, chalet style dwelling with additional living space in the roof (4-bedrooms, 2 with en-suite facilities, and a family bathroom); and, on the ground floor, a lounge, kitchen, family room, study, utility room and WC with an integral garage accessed from the front (NE) elevation. The dwelling is located on the northern side of the road and backs onto areas of public open space to the north and west associated with the Ballaughton Park and Haycroft Meadow housing developments. To the south and south-west on the opposite side of the A5 New Castletown Road, road are the Springfield Road housing development and Pulrose Golf Course. There are a number of mature trees on and around the site, which is presently served by 2 No. vehicular access points onto the New A5. The site lies on the edge of Douglas within the settlement boundary and is shown on 'Proposals Map 4 Douglas' as being predominantly residential.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a two storey extension, plus alterations to the dwelling including timber cladding, replacement of the roof tiles and doors/windows; and, blocking up of an existing vehicular access onto New Castletown Road. - 2.2 The Design and Access Statement provided by the applicants advises that: "The proposed works include:
2.3 The propose 2-storey extension would project 7.0m out from the existing NE elevation and would be approx. 10.0m wide across the front (NE) elevation. Its roof structure would taper to a point coinciding with the main roof ridge height and would contain a dormer window on the SE side elevation roof-slope. The 1st floor would provide a new bedroom 2, whilst the ground floor would provide a new, internal, double garage. The design of the extension would reflect the existing chalet style of the original dwelling which presently is 'L'-shaped.
Of the 2 No. vehicular accesses serving the site, that closest to the dwelling, which is also closest to the traffic light controlled road junction of New Castletown Road with Annacur Lane approx. 120m to the south-west, is proposed to be closed, with the second access onto New Castletown Road, closest to the junction of this road with Springfield Road, being retained as the sole access serving the property. This retained access is sited further away from the New Castletown Road/Annacur Lane, road junction.
3.0 PLANNING HISTORY - 3.1 The site benefits from a number of planning approvals, however, the dwelling existing on site in 2006, was demolished and a replacement dwelling (the existing dwelling) as approved by PA 07/00731/B - approved 31/5/2007 - was subsequently constructed. The current application is the only other application affecting the present dwelling on the site.
4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. In terms of strategic plan policy, there's a general presumption in favour of residential development in this location provided that the works comply with the general development standards set out in General Policy 2 of the Isle of Man Strategic Plan 2016. The Residential Design Guidance 2021 (RDG) also provides advice on the design of rear extensions and dormer extensions to existing dwellings (section 4.0) and also sets out the way in which the impact of development on the living conditions of those in adjacent dwellings may be measured (Section
4.2 Environment Policy 3: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value. - 4.3 Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. - 4.4 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Douglas Town Council - raises 'No objections' - 7/6/23. - 5.2 Department of Infrastructure Highway Services - No highways interest (23/4/2023). - 5.3 Department of Infrastructure (5/6/2023)- Flood Risk Management - advises that the site lies within a flood zone. - DoI FRM raises no objections subject to: "Flood resistant materials should be used and services should be above potential flood height." - 5.4 No comments received from neighbouring properties.
6.1 The site lies within an area designated for residential development where Paragraph
8.12.1 of the Adopted Isle of Man Strategic Development Plan (2016) indicates a general presumption in favour of residential development so long as it does not adversely impact adjacent neighbours or the surrounding area. In assessing such impact regard shall be given to the general standards towards acceptable development set out in General Policy 2, with the design guidance contained within the RDG being a material consideration in ways to assess such impact.
6.2 The key matters for consideration in this case are the visual and amenity impacts of the proposed extension; and, the implications for highway safety arising from the closure and stopping up of the existing vehicular access closest to the road junction of New Castletown Road with Annacur Lane. Principle of development, and Visual and Amenity Impacts - 6.3 The principle of the design of extension as proposed would be acceptable here given that the site lies within the settlement boundary for Douglas and is within a designated residential area. The dwelling is set back on the plot and located close to the northern site boundary which abuts amenity land/public open space to the north and west associated with the Ballaughton Park and Haycroft Meadow housing developments. There are a number of mature trees located within these areas close to the site boundary, although it is noted that the siting of the extension would lie outside any crown spread or root protection area associated with trees on this adjoining land. It is further noted that the trees on the adjoining land are set at a higher level than the land level of the site. - 6.4 The proposed extension reflects the scale, height, width and form of the existing dwelling and whilst it would not be subservient to it, it is considered that it would key in with the 'L'shape of the dwelling and provide an acceptable form of development in terms of its scale, design, and relationship to the existing built form, which would be assisted by the proposed use of matching materials. This dwelling is sited very much on its own and is set back in the street scene. There is no footway along the road frontage and on-plot roadside trees and vegetation would assist in softening the visual impact of the extension. Overall, it is considered that the proposal forms an acceptable form of extension in terms of its relationship to the existing dwelling and its visual impact on the character of the site and surroundings. - 6.5 There are no neighbouring or nearby residential properties within the vicinity of the site, and no neighbour representations have been received. The proposal is considered to result in an acceptable form of development that accords with the principles of the RDG 2021 and Policy GP 2 (b, c and g) in the Adopted Isle of Man Strategic Development plan (2016). Highway safety - 6.6 The closure of one of the two existing vehicular accesses serving the site involving that sited closest to the road junction of New Castletown Road with Annacur Lane, is considered to represent an improvement in safety terms for the occupants of the dwelling and visitors to it as
it would remove a potential point of conflict onto the main A5 road closest to this busy road junction. The remaining access would be provided with sufficient visibility splays in either direction and it is noted that DoI Highways has raised no objections to this aspect of the proposals. The proposals would also result in there being sufficient parking provision and onsite turning to enable vehicles visiting the site to enter and leave in forward gear. This accords with the provisions of Policies TP4 and TP7 in the Isle of Man Strategic Plan 2016.
Other matters
6.7 The proximity of the proposed development to existing mature trees on adjoining land is noted. The trees are also set at a higher level than the land level of the site. The development would not occur within either the crown spread, or Root Protection Area of these mature trees, and their health, longevity and amenity value should be unaffected as a result of the development. This accords with the provisions of Policy EP3 in the Isle of Man Strategic Plan 2016. - 6.8 In relation to the site being located in a flood risk area it is noted that the development propose s no sleeping accommodation at ground floor level. The comments received from DoI FRM Team are noted, and a condition should be applied to secure the use of flood resistant materials and to ensuring that all electricity supply connections are above known flood levels. - 6.9 In the drive towards net zero, it is considered that a condition should be applied requiring provision for the charging of electric vehicles within the garage, which should thereafter be maintained for the lifetime of the development.
7.1 It is considered that the proposed extension and closure of one of the existing vehicular accesses serving the site are acceptable. The extension would not appear as an overbearing feature and would key in with the existing dwelling in an acceptable way. There would be no adverse visual impact on the character of the site and surroundings arising firm the development. This accords with the principles of the RDG 2021 and the provisions of Policies GP 2 (b, c and g), EP3 and TP4 and TP7 in the Adopted Isle of Man Strategic Development plan (2016). 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 a Principal Planner 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: 02.10.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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