Loading document...
Application No.: 20/00669/B Applicant: Ms Stephanie Lawther Proposal: Alterations, erection of rear extension and addition of a pitched roof to part front elevation Site Address: Reina Malvern Road Douglas Isle Of Man IM2 5AP Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2020 _________________________________________________________________
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 GP2 of the Strategic Plan and the Residential Design Guide. Plans/Drawings/Information;
This approval relates to the submitted documents date-stamped as having been received on 26th June 2020 and drawings no. PTA 202-30A, PTA 202-31A date-stamped as having been received on 14th September 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.1 The application site is the residential curtilage Reina, Malvern Road, Douglas, a twostorey detached property located on the south of Malvern Road, close to its junction with Bray Hill. - 1.2 The house is finished in white paint and red tile roof with white framed uPVC windows and doors. The house can be divided into three parts. A two-storey hipped roof building with a two-story pitched roof extension at the front to the east side of the property and a monopitched porch at the rear to the east side of the property. - 1.3 The front extension has an extended ground floor with a flat roof. The pitched roof is in conjunction with the pitched roof. - 1.4 The mono-pitched porch is a continuance of the hipped roof. There is also a dormer on the mono-pitched roof. - 1.5 The porch has a sliding door on the south elevation. The rear elevation of the main dwelling has a fixed panel window with two small casement stacks on the top on each floor. - 1.6 The property has a backyard that is graduating decline as it reaches the rear boundary of the property.
2.0 THE PROPOSAL - 2.1 The proposed work is the alteration and extension to the rear of the property, erection of decking and conversion of the flat roof to a pitched roof to the front area. - 2.2 The extension is on the southeast of the property. The existing porch will be demolished. The extension will also be accomplished by a decking.
2.2 The proposed two-storey extension is going to have the following features:
2.3 The proposed work also involves the following:
3.1 Erection of a flat-roof single-storey extension to rear of the property was approved under PA 18/00944/B. The proposal was then modified under the approval of PA 19/00392/B.
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 rule 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 has no objection on this application (22/07/2020). - 5.2 DoI Highway Services states there is no highway interest in this application (22/07/2020).
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, it is not visible by the public. The extension is designed in a similar style as the main dwelling. It should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area. - 6.3 The street has all detached house. The extension passes the 45-degree rule, so there are no overshadowing or overbearing issues to the neighbouring property. - 6.4 There is no overlooking or privacy concern to the property down southwest as there are tall enough hedges. There is no window on the east elevation so there is no overlooking to the east. The extension and the decking can overlook to the properties on the west. However, as there are already two windows on the parallel elevation of the main dwelling on the same floor, there are no additional overlooking concerns created by this new window. - 6.5 Changing the flat roof on the ground floor extension of the front elevation to a pitched roof is in according to the recommendation in RDG. It is considered to be an improvement on the street scene and the character of the area.
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 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 24.09.2020
Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
