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Application No.: 20/01108/B Applicant: Mr & Mrs Kevin Faragher Proposal: Erection of first floor extension Site Address: 63 Cooil Drive Douglas Isle Of Man IM2 2HF Planning Officer: Mr Peiran Shen Photo Taken: 28.10.2020 Site Visit: 28.10.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.11.2020 _________________________________________________________________
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.
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 and drawing no. JTM2035-P-00, JTM2035-P01 date-stamped as having been received on 22nd September 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 63 Cooil Drive, a two-storey semidetached dwelling located on the southwest of Cooil Drive, close to its junction with Cooil View. - 1.2 The house has a pitched roof. There is a single storey mono-pitched roof extension on the east elevation of the main building.
2.0 THE PROPOSAL - 2.1 The proposed work is the erection of a first-floor extension on top of the existing side extension. - 2.2 The proposed extension will have the floor area as the existing extension. The proposed extension will have a pitched roof and it will be the same height as the roof of the main dwelling. On the front elevation, there is a uPVC casement window on the first floor. On the rear elevation, there is a top-hug casement window on the first floor. All windows are of the same style as the existing windows on the main dwelling. The proposed roof tiles and dashed rendered will match the existing.
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 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 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 3.2 Potential Visual Impact of an Extension upon the Existing House sets out key consideration regarding the general impact of extension. It states that extension should generally appear subordinate to the existing house and the height of the roof ridge of the extension should be lower than the roof of the main building. - 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
5.0 REPRESENTATION - 5.1 Douglas Borough Council has objection on this application (14/10/2020). - 5.2 DoI Highway Services does not oppose this application (20/10/2020).
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. - 6.2 The proposed extension designed in a similar style as the main dwelling. The extension has a similar roof style and finishing as the main dwelling. The windows are of the same style casement as the existing dwelling. The design is considered acceptable. - 6.3 The existing extension is slightly set back from the front elevation of the main dwelling. This is to makes sure the extension looks subordinate to the existing dwelling. As the proposed extension will be directly above the existing extension, this design impact still stands. - 6.4 The roof ridge of the proposed extension has the same height as the main dwelling. This is against the RDG regarding the roof ridge should be lower than the roof of the main dwelling. However, since most side extensions within the area have a roof ridge the same height as the main dwelling, the size of the proposed extension is also considered acceptable. - 6.5 The existing side extension is already connecting with the neighbouring properties side extension. This means the terrace effect is already taking place. However, as this is a common feature within the area, the proposed is not considered to have a negative impact on the street scene. - 6.6 The proposed extension retained the existing garage space and therefore has no impact on parking provisions. - 6.7 There is no additional vantage point created 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 3, 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: 23.11.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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