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Application No.: 20/00478/B Applicant: Mr Heath & Mrs Erin Cram Proposal: Erection of an extension Site Address: 14 Selborne Drive Douglas Isle Of Man IM2 3LS Senior Planning Officer: Mr Jason Singleton Photo Taken: 09.07.2020 Site Visit: 09.07.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2020 _________________________________________________________________
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.
The proposed application is recommended for approval, as it is not considered detrimental to the use of neighbouring properties and the design and scale of the extension would comply with the planning policies, specifically those sections of General Policy 2(b),(c),(g) and Environmental Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings referenced; 356-01 date stamped 6th May 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE The application site is the residential curtilage of 14 Selborne Drive, a part three and one storey Victorian detached dwelling sited on the eastern side of Selborne Drive on the corner junction to Tennis Road. The area is generally characterised by terraced, semi-detached and detached properties dating from the Victorian and Edwardian era.
1.2 No. 14 Selborne Drive is finished in a white painted render with white UPVC sliding sash opening windows throughout. The roof on each storey of the dwelling is a traditional Manx slate pitched roof. To the south east of the dwelling is an integrated garage facing out onto the existing driveway which can provide the parking provisions for more than two vehicles. - 1.3 The existing roadside boundary treatment of the dwelling comprises a hedge topped stone wall to the west (Selborne Drive) and northwest with a wooden fence top towards the rear garden. To the south east, bounding the property with 'Cherry Trees', is a rendered wall matching the external finish of the main dwelling which adjoins a traditional Manx stone wall completing the side boundary. The rear (east) boundary comprises fencing with hedging and large trees which bounds the dwelling to 'Laurel Dene' of Tennis Road. The ground floor of the dwelling is very well screened from the highway given the significant level of boundary treatment of hedging and trees.
2.1 Proposed is the erection of a single storey extension to the rear elevation. The extension would measure 16m2 and would be elongating an existing built form on the east elevation. This would allow the internal space to be utilised from a dining room to a larger kitchen with patio doors into the rear garden. - 2.2 The proposed structure would measure a footprint of 3.5m x 4.3m with a glazed aluminium structural frame with roof / sky lights above with a sloping roof from the main part of the building. Part of the proposal would also see the replacement of four white UPVC windows to the north and east elevations.
3.1 In terms of local plan policy, the application site is predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site is within the Selborne Drive Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application: - 3.3 General Policy 2 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:
3.4 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.1 The application site has been the subject of six previous planning applications which are considered relevant in the determination of this application: - 4.2 PA17/00578/B ; Replacement of existing windows, door and double doors with white UPVC sliding sash window units was approved. - 4.3 PA 17/00301/B; Installation of replacement windows and doors. Refused.
5.1 Douglas Borough Council raised no objection (received on 01/06/20). - 5.2 Highways Services do not object (No Highways Interest) 04/06/20.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual impact The erection of the rear extension would be proportionate to the rear elevation and designed to serve that specific purpose in terms of size, height and appearance. The design follows the existing built form but extends out a further 3.5m which would be considered complimentary to the property whilst remaining subservient. - 6.3 The built form of the construction is structural aluminium framing with glazed panels, which could be considered at odds with the traditional built form of the existing buildings. However given its light weight appearance and that does not form part of the historic fabric of the building, it is not considered this method of construction which is isolated to the rear elevation would be detrimental to the main road side fronting elevations of the property where the properties character is noted. - 6.4 Views of the extension will only be available from within the application site. Essentially there are no public views of the rear elevations from the Highway at the front or side and is considered to not have a detrimental impact on the wider conservation area comply with those sections of General Policy 2(b) & (c) and Environmental Policy 35. - 6.5 (ii) Neighbouring amenities The proposed extension on the rear elevation would not be considered to have any greater impact than the existing extension in terms of loss of light or overshadowing towards the neighbouring dwelling to the north east. Given the boundary wall and mature planting between the properties, it is considered the proposal would not cause any undue harm to the neighbouring amenity and in this case the rear extension would be considered compliant with General Policy 2(g).
7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of the neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 10.07.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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