Loading document...
Application No.: 20/00609/B Applicant: Mr Matt & Mrs Andrea Hollis Proposal: Erection of two storey extension to side and single storey extension to rear elevation to provide garage and living accommodation Site Address: 20 Groudle View Onchan Isle Of Man IM3 2EY Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.09.2020 _________________________________________________________________
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.
This approval relates to the submitted documents and drawing no. 20/02/01 date-stamped as having been received on 11th June 2020 and drawing no. 20/02/02/A date-stamped as having been received on 24th August 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 20 Groudle View, Onchan, a twostorey detached dwelling located on the south of and close to the east end of the Groudle View. - 1.2 The house has a pitched roof with a gable in the middle. There is an attached garage on the east elevation of the main building. There is also a hipped roof conservatory on the south elevation.
2.0 THE PROPOSAL - 2.1 The proposed work is the replacement of an existing garage with a two-storey extension and the replacement existing conservatory with a single-story extension. - 2.2 The proposed two-storey extension can be summarised as the following:
2.3 The proposed single-storey extension is going to have the following features:
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Proposed Predominantly Residential in the Onchan Local Plan 2000. - 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 4.2 Single 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 terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect". - 4.9 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. - 4.10 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. - 4.11 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. - 4.12 RDG 7 sets out the "20-metre guide" when considering overlooking.
5.0 REPRESENTATION - 5.1 Onchan District Commissionaires recommended different window design (15/07/2020). - 5.2 DoI Highway Services do not oppose this application (09/07/2020).
6.0 ASSESSMENT - 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. These concerns will be assessed separately for the two extensions. - 6.2 The two-storey extension is on the east of the property, slightly set back from the front elevation of the main dwelling. It is designed in a similar style as the main dwelling. The extension has a similar roof style, brickwork, and finishing as the main dwelling. The windows are of the same style casement as the existing dwelling and are considered acceptable. - 6.3 The two-storey extension is slightly set back from the front elevation of the main dwelling and the roof is slightly lower than the existing roof. This design makes sure the extension looks subordinate to the existing dwelling and is considered an acceptable size for a side extension. - 6.4 The two-storey extension retained the existing garage space and therefore has no impact on parking provisions. - 6.5 All adjacent dwellings are detached houses. There are over 20m distance between the two-storey extension and the nearest neighbouring property so there is little concern for overbearing or overlooking. - 6.6 The single-storey extension is on the south of the property. The extension is visible from Groulde Road, as the road is on a higher elevation than the property. It has a flat roof but the design is still in form with the modern nature of the property and the area. The design is considered acceptable. - 6.7 All adjacent dwellings are detached houses. There are over 20m distance between the single-storey extension and the nearest neighbouring property. In addition, the boundary of the site is surrounded by bushes, fences, and rising embankment so there is little concern for overbearing or overlooking.
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 INTEREST 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: 08.09.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Copyright in submitted documents remains with their authors. Request removal
