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Application No.: 20/00041/B Applicant: Mrs F Chadwick Proposal: Alterations and erection of extension to side elevation Site Address: Tyrerhennie 2 The Crescent Douglas Isle Of Man IM2 5ET Planning Officer: Mr Peiran Shen Photo Taken: 20.02.2020 Site Visit: 20.02.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.03.2020 _________________________________________________________________
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. This application is considered to comply with GP2 of the Strategic Plan and the Residential Design Guide.
This approval relates to the submitted documents, desing statement, drawing no's 10-00, 1001, 10-02, 10-03, 10-04, 12-01, 12-02 all date-stamped as having been received on 15th January 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Tyrerhennie, 2 the Crescent, Douglas, a single-storey bungalow located at the west of the Crescent. - 1.2 The bungalow has a hip roof on the west and north elevation while the rest is a flat roof. There are two bay windows on the west elevation. Above the windows, there is a continuous cat-slide roof merging with the hip roof. The bungalow is finished in creamy white paint and the roof is made of red tiles. - 1.3 About 1m to the south of the bungalow, there is a single-storey pitched roof garage. The garage is set back about 1m from the west elevation is about 3.9m wide and 5.6m deep. There is also a small lean-to on the east elevation of the garage. The garage roof is dark grey and elevation is finished in creamy white paint.
2.0 THE PROPOSAL - 2.1 The proposed work is alterations and erection of an extension to the side elevation. - 2.2 The proposed work can be summarised as the following:
2.3 The proposed extension is going to have the following features:
3.0 PLANNING HISTORY - 3.1 The site has an approval for the replacement of existing garage sheet roof with tiles under PA16/00675/B. This development did not take place at the time of the site visit (20/02/2020).
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 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:
4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." The currents stands are set out in Appendix 7. - 4.6 Appendix 7.6 states typical residential development should have "2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the building." - 4.7 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.8 RDG 4.4 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semidetached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other. - 4.9 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance. - 4.10 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy. - 4.11 RDG 7 sets out the "20-metre guide" when considering overlooking.
5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (31/01/2020). - 5.2 DoI Highway Services do not oppose this application (28/01/2020).
6.1 The main concerns for this application are four folds: its impact on the appearance of the property itself, on its parking provision, on the character and landscape of the area and on the amenities of the neighbours. - 6.2 The extension is at the south of the property, 1m set back from and on the same level of the main dwelling. It is designed in a similar style as the main dwelling. The extension has similar roof style, finishing, gutter and drainage pipe detail with the bungalow. The windows are of the same top-hung casement as the existing bungalow and are considered acceptable. - 6.3 The existing garage is the only detached garage along the Crescent and the dark grey tiles stand out from the brick-red tiles around the neighbourhood. The new extension has similar tiles and finishing like the existing bungalow. It would not only blend in with the neighbouring property but also be a drastic improvement of design compared to the previous garage. Therefore, the design would enhance the character of the area. - 6.4 On the front elevation, the extension is 20m away from the closest neighbouring property so there is little concern of overlooking in the front. The property at the back is at a higher level than the proposed extension so there is little concern of overlooking at the back either. The level of built development would also be at a simlar level to the current situation. - 6.5 The application proposes to remove a garage. This, however, does not lead to the loss of existing parking spaces, as the garage is 5.5m deep and below the standard of Manual of Manx Roads. - 6.6 The extension does not conjoint or risk conjoining with any other property so there is no concern for the terraced effect.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for an approval.
8.0 IINTEREST PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, 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 : Permitted Date: 01.04.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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