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Application No.: 20/01009/B Applicant: Neel Umapathy Proposal: Alterations and erection of extensions to front elevation and first floor extension to side elevation Site Address: Tradewinds 11 Manor Park Onchan Isle Of Man IM3 2EW Planning Officer: Mr Peiran Shen Photo Taken: 07.10.2020 Site Visit: 07.10.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.10.2020 _________________________________________________________________
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, photos, drawing no 3, 4, 5, 1, 2 all datestamped as having been received on 3rd September 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of "Tradewinds", 11 Manor Park, Onchan, a two-storey detached dwelling located on the north of Manor Park.
1.2 The main house has a hip roof. There is a pitched-roof two-storey extension on the front of the property at each end. The extensions each have bay windows with hipped roof. There is also a single-storey pitched roof extension at the rear of the property. - 1.3 About 1.9m to the west of the main dwelling, there is a single-storey pitched roof garage. It is consist of a double garage on the front and a same-sized extension on the back. The garage is set back about 2.3m from the south elevation and is about 6.0m wide and 13.0m deep. The garage is connected with the main dwelling with a pitched roof porch. - 1.4 There is an existing roof terrace on the first floor in the middle of the front elevation of the main dwelling. Directly under the roof terrace on the ground floor, there is an enclosed porch with a recess on each side. - 1.5 The ground floor elevations are mainly brick walls except for the front elevation of the garage and the bay windows being painted. The first floor elevation and the existing gable of the garage are of a half-timber design. - 1.6 The site is surrounded by tall hedges around the side and rear. There is a gate on each end of the front boundary. There is a brick wall with fences along the front boundary with tall hedges behind the wall.
2.0 THE PROPOSAL - 2.1 The proposed work is the replacement of the front porch and roof terrace, raising the garage roof to create an additional floor and the erection of extension on the side and rear elevation. - 2.2 The proposed porch and roof terrace can be summarised as the following:
2.3 The proposed garage extension can be summarised as the following:
2.4 The proposed side extension can be summarised as the following:
2.5 The proposed porch and roof terrace can be summarised as the following:
2.6 The proposed work also involves the extension and alteration of existing paved back yard and erection of new steps to the existing higher garden area.
3.0 PLANNING HISTORY - 3.1 Last application involving the garage before its extension was APPROVED under PA 03/00131/B. Erection of a rear extension on the existing garage to form a gym and extended games room was APPROVED under PA 04/02058/B. - 3.2 Formation of front porch under the existing balcony was approved under PA 05/00108/B.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as 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 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 4.1 Front Extension sets out key considerations for front elevation extension. It considers an extension to the front of a property can have the greatest impact upon the individual dwelling and/or the street scene. There may be limited circumstances when a front extension is appropriate, for example where the street has an irregular building line or pattern. It also states that any extension should normally appear as if it were designed with the original building and not look out of place in the street. A porch extension is perhaps the most common form of extension to the front elevation of a dwelling. Whilst porches are relatively small in size, careful consideration still needs to be given.
4.8 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. - 4.9 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". - 4.10 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 has no objection on this application (22/09/2020). - 5.2 DoI Highway Services does not oppose this application (23/09/2020).
6.0 ASSESSMENT - 6.1 The main concerns for this application are three folds: its impact on the appearance of the property itself, on the character and landscape of the area and on the amenities of the neighbours. - 6.2 The extensions are designed in a similar style as the main dwelling except for the roof of the rear extension. However, the flat roof is not visible by the public and therefore has no visual impact on the street scene. The flat roof does blend in with the existing rear elevation so there is no damage to the appearance of the property itself. The windows are of the same style casement as the main dwelling. The designs are considered acceptable. - 6.3 On the front elevation, the extended roof terrace is still over 20m away from the closest neighbouring property so there is little concern of overlooking in the front. The level of built development would also be at a similar level to the current situation.
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: 23.10.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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