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Application No.: 16/00876/B Applicant: Mr Andrew & Mrs Jane Williams Proposal: Alterations, erection of a two storey extension and creation of a terrace Site Address: 1 Harcroft Road Douglas Isle of Man IM2 1PN Case Officer : Mr Jason Singleton Photo Taken: 13.09.2016 Site Visit: 13.09.2016 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The site is the residential curtilage of 1 Harcroft Road, Douglas. The property sits to the south of Harcroft Road. The property is set back 7m from the boundary and is a two storey gable fronted building with integrated garaging on the front elevation facing onto the main road. The existing property has built footprint of 141m2. On the west elevation is a flat roofed conservatory that is long and narrow facing onto the garden area. The property sits within a large curtilage with the majority laid to lawn. Front and rear. - 1.2 On the west elevation the boundary is mature leylandii hedging around 2.0m in height with the lawn falling away to the rear of the site. The neighbouring property to the west is an apartment block of Ashbourne House, Ballaughton Lane. The building is two storey in height with 4 windows at first floor level facing onto the application site. It is to be noted this building sits at a lower level than the application site and from Harcroft road it is only the upper portions of the first floor and roof being visible. - 1.3 At the rear south elevation is the neighbouring property of Saddlestone stores (mini convenience shop) on the ground floor and residential flats on the first floor with a rear terrace looking into the application site. THE PROPOSAL
2.1 Proposed is a two storey extension to the south-west elevation to provide a new entrance hall, cloakroom and lounge at ground floor, with a master bedroom and ensuite above. Part of the application would be the creation of a new sun terrace with stair access and balustrading. Shown on the drawings would be the provision of a flue extending up from the roof from a new wood burning stove. - 2.2 The build form would see a the two storey extension projecting into the garden and measuring 6m wide x 7.5m long and 13m high to tie into the existing ridge height, giving an additional footprint of 45m2 and a raised decking area of 54.6m2, Given the garden falls away at the rear the edge of the decking would be 2.0m in height. The distance to the rear boundary would when measured of the application drawing (1793/02/02) would be 10.5m. There is no loss of garden to the rear of the site only to the west elevation. - 2.3 The design of the proposal would seek to see two windows being proposed in the west elevation facing onto the proposed decking area and garden at ground floor level; on the south elevation (rear) a set of 5 bi-folding windows/doors off the sitting room and a peaked dormer within
3.1 This 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. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is located within an area designated as being "Predominantly Residential" identified on the Douglas Local Plan 1998.
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are 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:
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 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
5.1 Douglas Borough Council and Highway Services have no objection (18/08/16 & 06/09/16). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 The proposed works are to the side of the property and would be readily visible from the street scene when passing. The design and choice of finish would ensure the building would be read as one planning unit and would still leave the majority of the grass area at the front intact. The front of the proposal would be 11m from the front boundary and having an integrated double garage helps break up the appearance of the building. In this case it is not be considered to have a detrimental impact on the existing property. - 6.3 The design of the proposed extension would be of a scale where it would be subservient to the host dwelling (31% increase in footprint) and is considered to be in keeping and deemed to respect the dwellinghouse in all respects. The extra increase into the rear patio /garden area would still leave the entirety of the grassed area front and rear intact.
6.4 The siting of the property in relation to its neighbours is unique in so much that there is mutual overlooking, more so into the application site. With the change in levels and those properties on the south and west being two storey the proposed extension would not exacerbate the current situation with regard to overlooking towards the neighbours at the side (west) and rear (south). In this instance, it is considered to have a neutral effect as there is only a slight increase in the volume of glazing on the south and west elevation being proposed and with the boundary treatment being mature hedging, if left to grow higher could offer a greater degree of privacy. With that said, it is considered that the proposed extension would respect the main dwellinghouse in terms of the siting, layout and scale. The design and form of the extension would be finished to match the existing dwelling in terms of appearance, character and the materials used would complement the dwelling house.
RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation: 14.09.2016 Conditions and Notes for Approval: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings submitted on the 27th July 2016, referenced 1793/P01 and 1793/P02.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 20.09.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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