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Application No.: 20/00557/B Applicant: Mr Chris Cooke Proposal: Alterations to roof of existing extension, installation of bi-fold doors, and alterations to existing vehicle access (retrospective) Site Address: 9 Meadowbrook Gardens Douglas Isle Of Man IM2 2NT Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.07.2020 _________________________________________________________________
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.
This application has been recommended for approval for the following reason.
This application is recommended for approval as the proposed works, would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with the referenced planning policies of the Isle of Man Strategic Plan 2016 and the broad principles for extending properties as detailed in the Residential Design guide.
Plans/Drawings/Information;
This approval relates to drawings referenced; JTM1801A-P00; JTM1801A-P01; JTM1801A-P02; JTM1801A-P03; JTM1801A-P04, all date stamped received on 28 April 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 9 Meadowbrook Gardens. The property is a two storey semi-detached dwellinghouse at the end of a cul-de-sac within the residential housing development. - 1.2 The other half of the semi is No.10 which has built above the garage with the ridge height matching that of the dwelling house. (approved under 11/00523-Erection of a first floor extension and replacement conservatory)
2.0 THE PROPOSAL - 2.1 Proposed are a series of works to the front and rear elevation. The built form above the garage will have a flush ridge height finish, (previously this was stepped down) and will accommodate two further bedrooms, rather than a master ensuite as previously applied for. On the rear elevation would see the removal of the patio doors and kitchen window and this rear aspect would now feature bi-folding doors opening up the kitchen and dining room area with a revise internal kitchen layout. Also proposed are alterations to the existing vehicle access by increasing the hard standing driveway part.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as 'Predominantly Residential' under the Douglas Local Plan 1998. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (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:
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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." - 3.5 DEFA - Residential Design Guide 2019.
4.0 PLANNING HISTORY - 4.1 18/00568/B - Alterations, erection of rear extension and a first floor extension above garage. Approved.
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council commented with no objection. (25/06/20) - 5.2 Highways Services commented (23/06/20) to advise the do not object (No highways Interest).
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual Impact The proposed development is broadly similar to that which was approved under the
former application by extending the built form above the garage to provide two further bedrooms and would also match that of the adjoining semi, No.10. in its scale and appearance. This aspect of the proposal would be complementary to the property while adding a degree of symmetry to the street scene and is deemed non-contentious.
6.3 Turning to the rear elevation, the previous approval allowed for a flat roof single story extension projecting out from the rear elevation. Here this application proposed to alter the rear elevation at ground floor level by removing the patio doors and kitchen window and installing a bi-fold door s and to alter the kitchen layout. This would only be altering the appearance at ground level and would be considered acceptable alteration to the property. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c).
6.3 (ii) Neighbouring amenities The level and scale of development proposed here, especially being single story are
considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity. The installation of the doors in the rear (north) elevation would not contribute to a loss of privacy to the neighbouring property due the 2.0m high timber fence on the boundary. For the reasons stated in 6.2, the extension over the garage would not allow for any increase overlooking over the streetsccene to the front over and above the existing level from the bedroom windows on the front elevation. Any views of the proposed works would be read in the residential context of the property and surrounding streetscene. This aspect would be considered compliant with those sections of General Policy 2(g).
7.1 For the above reasons the application is recommended for approval as the proposed works, would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and the broad principles for extending properties as detailed in the Residential Design guide. - 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:
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 27.07.2020 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
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