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Application No.: 20/01098/B Applicant: Mr Peter Richardson & Miss Sinead Kaneen Proposal: Window / door alteration, removal of a chimney stack and widening of driveway and vehicular access Site Address: 33 Cannan Avenue Kirk Michael Isle Of Man IM6 1HG Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2020 _________________________________________________________________
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.
It is concluded that the planning application is recommended for approval. The proposal would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties, character of the streetscene or affect highway safety and would comply with General Policy 2 and the principles of the Residential Design Guide 2019.
Plans/Drawings/Information; This approval relates to drawings referenced; 001, 002, 003, 004, 005, date stamped received on 21 September 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application forms the residential curtilage of 33 Cannan Avenue Kirk Michael which is situated on the north side of the highway. The property is characterised as a bungalow with
the gable facing south, across the road towards the former railway and footpath. The property has a flat roof garage attached to the north east elevation with parking and gardens to the front.
2.0 THE PROPOSAL - 2.1 Proposed is a series of works to modernise the appearance of the property. This will see the windows and doors being replaced with modern Upvc double glazed windows with no change in reveal sizes; the alteration of a side door to a window off the kitchen; removal of a redundant chimney stack / breast; redecoration and new fascia's and soffits throughout; widening of the driveway by 1.5m to allow for easier access onto the driveway for parking. The existing timber fence on the front elevation replaced with a masonry wall to 1.0m high.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as residential on the Kirk Michael Local Plan of 1994. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination 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 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY - 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
5.0 REPRESENTATIONS - 5.1 Michael Commissioners commented on (08/10/20) with no objection. - 5.2 Highways Services have commented (15/10/20) with no objection.
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The proposed works to replace the existing windows and doors throughout are considered minor alterations to the external elevations which would not see the window reveals being altered and the combined alterations proposed within this application would enhance the appearance of the property. There is only one door that is to be altered to a window on the south west elevation facing towards the neighbour Burnbrae which is an acceptable alteration to the character of the property. - 6.3 Within the character of the streetscene chimney stacks are seen as a repetitive feature thought the various styles of properties, however these do not play a key role in the character or appearance of Cannan Avenue or the wider locality of Kirk Michael. The loss of the redundant chimney is not considered to be detrimental to the architectural merits of this 90's bungalow and its retention would not be warranted. - 6.4 These proposals would be in keeping with the style and character of the property and deemed non-contentious that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
6.5 The level and scale of cosmetic replacement works to the dwellinghouse, especially being contained to single storey level are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to have a harmful impact on the neighbouring amenity with no loss of privacy to the neighbouring properties, specifically the closest neighbour to the South West BurnBrae with the installation of a window in lieu of a door. It is further noted we have not received any objections or comments from the adjoining neighbours and the local authority have no objection. Therefore these aspects are considered to be in accordance with GP2g.
6.6 The widening of the existing driveway would see the removal of 1.5m of the front garden fencing to be replaced with a wider driveway. This aspect of the proposal would not appear unpleasant or detract from the existing character and appearance of the dwelling. The boundary wall at 1m high will not interfere with visibility lines for users and will bring about a benefit to the area by reducing the need for parking on the road and improving the highway safety of the those using the estate road in accordance with GP2(h)&(i).
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application is recommended for approval. The proposal would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties, character of the streetscene or affect highway safety and would comply with General Policy 2 and the principles of the Residential Design Guide 2019.
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: 06.11.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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