The application site comprises the residential curtilage of a detached dwelling located on the southern side of Main Road, St. Johns in German. The existing dwelling is a two-storey property of traditional design that is positioned gable end onto the road. To one side is other existing residential development and the other is a commercial nursery. Vehicular access to the application site is via the nursery.
The Proposal
The proposal comprises alterations and extensions to the dwelling contained within the application site.
Planning History
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Planning Policy
In terms of local plan policy, the application site is located within an area designated as predominantly residential use under the Isle of Man Planning Scheme (St John’s Local Plan) Order 1999. Planning Circular 6/99, which constitutes the written statement to be read in conjunction with the local plan, contains two policies that are considered specifically material to the assessment of the planning application.
Policy RES/P/5 states:
"With the exception of appropriate extensions and alterations to existing property which will generally be acceptable, outside of development areas 1, 2, 4, 5 and 6 new residential development will only be approved where this complies with Planning Circulars 1/88, 3/88 and 3/89."
Policy RES/P/6 states:
"No residential development will be permitted where this would adversely affect the existing historic setting of Tynwald Hill and its associated open spaces."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.
General Policy 2 states:
"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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Representations
The Department of Infrastructure Highways Division do not oppose the planning application.
The Isle of Man Water and Sewerage Authority do not oppose the planning application.
Assessment
The planning application seeks planning approval for alterations and extensions to the dwelling contained within the application site. The proposed development comprises the addition of a two-storey linked extension to the existing dwelling to form one overall dwelling.
In respect of impact on public amenity it can be seen that the proposed development represents a significant addition to the existing dwelling and a significant increase in the overall level of built development on the application site. This is not a reason for refusal as the application site is located within an existing residential area and the basic principle of existing dwelling within such areas is not objectionable. It is considered that the proposed development utilises the existing dwelling to form an overall dwelling of traditional yet innovative design that would sit appropriately within the street scene. As such, it is concluded that the proposal does not unduly harm public amenity.
As for impact on private amenity the proposed development does not result in undue overlooking, overshadowing or overbearing of existing surrounding properties. A such it is concluded that the proposal does not unduly harm private amenity.
In terms of highway safety the access to on-site car parking provision via the adjacent nursery is unchanged and satisfactorily provides suitable provision. As part of the proposal an existing porch on the road side elevation of the dwelling is removed. The removal of this porch, which is a later addition to the dwelling, should improve visibility from the nursery access onto Main Road.
The proposal is not considered to affect any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The Isle of Man Water and Sewerage Authority
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division
Recommendation
Recommended Decision: Permitted Date of Recommendation: 09.12.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This planning approval relates to drawing no.s 499.02 and 499.03A date stamped the 10th November 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 22/12/11
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
OR Signed: _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
11/01574/B
Source authority
Isle of Man Government Planning & Building Control
