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23 Market Street, Douglas, Isle of Man, IM1 2PA, tel:676199, fax:612199, e: [email protected] ARCHITECTURAL DESIGN \& CONSULTANCY
1.0 SITE 1.1 The site is the residential curtilage of 29 The Park, Onchan. The site dwelling is a detached, two storey dwelling. It is finished in brown, dashed render and red tile hipped roof with white framed uPVC windows and doors. At the south west of the site curtilage there is a driveway, with a garden at both the front and the rear (bounded by high vegetation). There is also a garage at the south west boundary, adjacent to a patio area at the rear. 1.2 At present, there is a two storey, flat roofed annex 3.6 m across and 5.1 m deep which contains the dining room on the ground floor and en-suite area on the first floor, it features two large windows which face towards the site garage and No. 30 The Park to the south west. 1.3 The Park in general is characterised by medium to large detached dwellings such as this site, with Onchan Park at the other side of the street, and tree lined residential roads. At the rear of the site is an informal access lane. 1.4 The driveway to the front and side of the dwelling will accommodate min 3 no vehicles. It is currently being extended in accord with the extant planning approval PA/01134/B
2.1 Proposed is an extension to the south west of the existing two storey annexe on the rear elevation of the dwelling. 2.2 Also proposed is the conversion of the existing flat roof garage to provide a utility room. To the front, south east of the garage is a proposed porch under a new pitch roof 2.3 The proposed facade to the rear elevation of the proposed extension is in effect split into thirds, the central section set back approx 300 mm from the outer elements. The outer elements, one of which is the existing annexe will be under a pitched red plain tile roof to match the existing dwelling with only the central section under a flat roof. 2.4 This design approach which includes the introduction of timber or Cedral cladding adds interest to the elevation and the removal of the rather incongruous flat roof to the annexe significantly improves the aesthetic. The pitched roof over the new porch obscures sight of the existing flat roof over the garage.
2.5 The rear extension does not extend beyond the existing established building lines of the rear annexe to the north west, or the side of the dwelling to the south west.
2.6 The rear extension measures approx 32.6m2 at ground floor level and the same at first floor level. The doors and window fenestration has a vertical and symmetrical emphasis to improve the aesthetic. Obscure glass would be fitted to the new en-suite window on the south west elevation and the en-suite window on the north west elevation. Modest rooflights are proposed in the flat roof elements over the proposed utility and the en-suite.
3.1 A similar planning application was approved in December 2018 for a slightly smaller two-storey extension to the rear (18/01134/B).
3.2 A similar planning application was refused in October 2019 for a two-storey extension to the rear (18/000985/B).
4.1 The Onchan Local Plan 2000 designates the site as within an area zoned for Residential use (Map 1 - Village).
4.2 Due to the land use designation, General Policy 2 of the Isle of Man Strategic Plan 2016 applies (in part): "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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) is designed having due regard to best practice in reducing energy consumption."
4.3 It is also important to have regard to Paragraph 8.12.1 of the Strategic Plan: 19/00985/B Page 3 of 6 "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."
4.4 The Onchan Local Plan 2000 contains Policy O/RES/P/21 which states that "extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property".
4.5 Whilst not planning policy, the Department has published a politically approved Residential Design Guide (July 2019) which is capable of being a material consideration and is referenced in this report. This guidance was not in place at the time of the earlier approved application (18/01134/B).
5.1 Onchan Commissioners recommended that both previous applications be approved.
5.2 There were no objections from neighbouring properties in relation to both previous applications and we confirm that the applicant has consulted both adjacent neighbours with regard to our current application. They have no objections and fully support the proposals.
6.1 In considering a proposal such as this in a residential area, it important to have specific regard to potential impacts on neighbours and their amenity, parking, and the appearance of both the site itself and the street scene or character of the area.
6.2.1 The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres. 6.2.2 The risk of overshadowing or overbearing of any extension close to the boundary of a neighbouring terraced property is often high. Overshadowing and loss of light to habitable rooms of neighbouring properties is calculated as set out in the Design Guidance Section 7.3: 6.2.3 The Planning Officer in his report relating to 19/00985/B at 6.2.3 states; ' The east-west movement of the sun and the relative positioning of the site dwelling in relation to its neighbours means that, for adjacent properties, there would be no unacceptable increase in shadowing onto those properties. Similarly for any overbearing, the impact of the extension is unlikely to result in unacceptable overbearing on No. 28 due to the presence of the existing two storey extension, the properties to the rear due to the minimum 13 metres distance to the boundary, or No. 30 due to both the distance and angle respective to habitable windows of that property, and the existing two storey dwelling on the site.' 6.2.4 Another aspect of amenity covered by the Residential Design Guidance is the risk of unacceptable overlooking, particularly from two storey rear extensions. 6.2.5 The Planning Officer in his report relating to 19/00985/B at 6.2.5 \& 6.2.6 states; 'With regard to the properties to the rear - particularly 66 and 68 Summer Hill Road, two large bedroom windows would be situated closer to their rear gardens. That being said, the windows would be in place of 2 existing windows, and the reduction in separating distance would not be more than 5 metres. The houses to the rear are set higher than the site, and bounded by a good degree of hedging and shrubbery. Overlooking impact on these properties would be minimal, especially given the secondary habitable nature of the bedrooms from which they would provide outlook.' 'Where overlooking is more likely to occur is on No. 30 due to the proximity of the first floor window on the south west elevation of the proposed extension. The applicant has however, proposed obscure glazing in this window to reduce impact. In addition, as it is a bathroom window as per the proposed floor plans (non-habitable room window) overlooking risk is further reduced.'
6.3.1 The current, and the previous applications for extensions extensions are considered to be minimally, if at all, visible from the public thoroughfare of The Park and would not be visible from Onchan Park, thus limiting potential adverse impact on the appearance of the street scene. 6.3.2 The proposed extension is slightly larger than that previously approved (18/01134/B) and equal in area to that previously refused ( 18 / 00985 / B ), however the current proposal differs significantly to those previous applications in that the large existing and previously proposed flat roof elements have been 'designed out' of the current proposals as much as practicable. The pitched roofs proposed are
lower than the main dwelling roof to appear subordinate, and other aesthetic design improvements have been made to achieve compliance with the intent of the aforementioned Residential Design Guide (July 2019), which indicates a desire by the Department to see improved design in relation to domestic development - including extensions. The Guidance notes in 3.2.1, states 'Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house,' and in 3.2.2, 'Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design'
7.1 In summary, it is our contention that the current proposal is considered to be in accordance with the Strategic Plan and Local Plan including the Residential Design Guide in terms of i) its impact and relationship to the original dwelling - including materials, design \& detailing, ii) its impact and relationship to the adjacent/neighbouring properties - including the building lines, roof lines, overlooking \& iii) its visual impact upon the street scene.
8.1 This application comprises the followings documents;
Plan as Existing Plan as Proposed Location Plan Block Plan Planning Application Form
Drg No: 1 Drg No: 2B Drg No: 3 Drg No: 4
Dated: Feb 2020 Dated Feb 2020 Dated: March 2020 Dated: March 2020 Dated 9th March 2020
Prepared by Kelly-Lewthwaite Building Design Ltd 9th March 2020
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