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Application No.: 20/00307/B Applicant: Mr Neil Quilliam & Ms Vicci Laslett Proposal: Alterations and two storey extension to rear of dwelling Site Address: Bathurst 29 The Park Onchan Isle Of Man IM3 1HR Planning Officer: Mr Peiran Shen Photo Taken: 01.06.2020 Site Visit: 01.06.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.05.2020 _________________________________________________________________
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 General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents, location plan, site plan, drawing no 1 and 2B all date-stamped as having been received on 12th March 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Bathurst, 29 The Park, Onchan, a twostorey detached property located at the northwest of The Park, close to its junction with Hague Drive.
1.2 The house is finished in brown 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 flat-roof garage at the south west boundary, adjacent to a patio area at the rear. - 1.3 The house currently has a two storey, flat roofed extension approx. 3.6m wide and projecting approx. 5.1m 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 30 The Park to the south west. The house also have a mono-pitched-roof porch on the rear elevation.
2.0 THE PROPOSAL - 2.1 The proposed work is erection of a two-story extension on the rear elevation of the property and a porch in front of the existing garage. - 2.2 The proposed extension is going to have the following features:
2.3 The proposed work also involve the following:
3.0 PLANNING HISTORY - 3.1 The northeast extension was approved under PA 18/01134/B. - 3.2 A similar proposal for a two-storey extension was refused (PA 19/00985/B) because the visual impact of the proposed extension would be of unacceptable detriment to the character and appearance of the street scene. As the large two-storey flat roofed extension would be clearly visible from the street and would not meet the best practice design standards of the Department's Residential Design Guidance, or General Policy 2 in this regard.
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 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. - 4.6 RDG 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design. - 4.7 RDG 4.3 Two Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that the 45 degree line should be used to determine the impact on neighbouring properties. - 4.8 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. - 4.9 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.
5.0 REPRESENTATION - 5.1 Douglas Borough Council recommends approval on this application (14/04/2020). - 5.2 DoI Highway Services do not oppose this application (24/04/2020).
6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours. - 6.2 The extension is at the rear of the property, The northwest part of the elevation is clearly visible by the public. The extension is designed in a similar style as the main dwelling, especially the hipped-roof, as flat roof the main reason for refusal last time. It should not stand out around the neighbours. The flat roof in the middle section cannot be seen by the public and does not disrupt the consistency of the appearance from the rear elevation. Therefore, there is no adverse impact on the character or landscape of the area. - 6.3 The street has all detached house. The extension pass the 45-degree rule so there is no overshadowing or overbearing issues to the neighbouring property. - 6.4 The extension does not create additional vantage point and therefore there is no additional overlooking or privacy concerns.
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 INTERESTED 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 16.07.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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