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Application No.: 17/01135/B Applicant: Mr Kevin & Mrs Linda Quine Proposal: Alterations and erection of a rear extension Site Address: 7 Fuchsia Close Glen Vine Isleof Man IM4 4DZ Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.11.2017 _________________________________________________________________
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.
The development hereby approved relates to Drawings Q/438/1, Q/438/2 and Q/438/3, all date-stamped as having been received 30th October 2017.
_______________________________________________________________ Interested Person Status – Additional Persons
None. _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 7 Fuchsia Close, Glen Vine, which contains a detached bungalow situated on the eastern side of this short cul-de-sac. The gardens are separated by lollipop fencing, with the neighbouring dwellings to the northeast and southwest bounding the open fields to the east with further such fencing while the application site has a low-level sod bank.
1.2 The dwelling has a mixture of gable walls and roof pitches / heights and hipped roofs, but nevertheless retains what is considered to be a common architectural form. To the rear is a small conservatory; the remainder of the dwelling is finished in smooth-rendered walling along with a brick wall feature to the front elevation. - 1.3 The dwellings are not set on a common building line, with nos.6 and 8 both projecting (to different extents) rearward of the application site's rear elevation. A bedroom of the application site projects further backward than the remainder of the dwelling, with the exception of the conservatory.
2.0 DESCRIPTION OF THE APPLICATION - 2.1 Full planning approval is sought for the removal of the conservatory and its replacement with a larger, pitched-roof extension. This would run 6.6m along the rear elevation, and project 4.5m from the rear building elevation. It would have a gable wall facing southeast, albeit that this would be half masonry (with a single window) and half glazed. This glazing would wrap around the southwest elevation (i.e. facing towards the aforementioned projecting bedroom), while the northeast-facing elevation would be finished wholly in masonry, finished to match the dwelling's render.
3.0 PLANNING HISTORY - 3.1 The site has not been the subject of previous applications considered to be materially relevant to the assessment of the current application.
4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area zoned as Proposed Residential on the 1982 Development Plan, and is in established residential use. - 4.2 Accordingly, the application falls to be assessed against the relevant parts of General Policy 2 and also against Paragraph 8.12.1 of the Strategic Plan.
5.0 REPRESENTATIONS - 5.1 Highway Services raise no objection (15.11.17). - 5.2 Marown Parish Commissioners have no objection (17.11.17).
6.0 ASSESSMENT - 6.1 The key issues here are the design effect the alterations proposed will have on the dwelling and the surrounding streetscape, and also in respect of neighbouring living conditions. - 6.2 The existing conservatory is small and unobtrusive, but does not add positively to the existing dwelling. That proposed in its place, by contrast, is much more in keeping with the form, style and mass of the existing dwelling, while also using some feature glazing to provide some additional architectural interest. While it is proportionally larger than the conservatory and also proportionally large relative to the dwelling's footprint - and to some extent its mass as well, given that it is a bungalow - the extension is, from a design point of view, nevertheless judged a positive addition relative to the existing situation. - 6.3 In terms of impact on neighbouring living conditions, two dwellings will be affected: no.6 (northeast) and no.8 (southwest). The extension will be an improvement in privacy terms relative to no.6 as it replaces an almost fully glazed conservatory with a blank wall, but will have a more overbearing impact relative to the existing situation given that additional built form will be brought nearer to the common boundary. However, it will not extend significantly further rearward than does no.6, and the windows most likely to be affected by the extension proposed are in the side elevation, which faces no.7 at a fairly short distance. While any loss of light is, ideally, to be avoided, it is not considered that the effect arising from the
7.0 CONCLUSION - 7.1 It is concluded that the development proposed is acceptable when assessed against the relevant policies and the existing built environment context.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 29.11.2017 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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