Loading document...
Application No.: 17/00999/B Applicant: Miss Jennifer Jones & Mr Barry Jenkins Proposal: Alterations, erection of rear extension, front porch extension, rear dormer extension and enlargement of existing parking area Site Address: 23 Furman Close Onchan Isle of Man IM3 1BT Case Officer : Miss S E Corlett Photo Taken: 02.11.2017 Site Visit: 02.11.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.11.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 decision relates to drawings 906/001, 906/002 and 986/003 all received on 19th September, 2017. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dormer bungalow situated at the end of a cul de sac of Furman Close and to the north of the turning head. The dwelling has two almost flat roofed dormers on the front elevation and one larger one on the rear pitch. The whole of the frontage is hard surfaced and there is a separate, differently surfaced driveway to the west leading up to a pitched roofed single garage. - 1.2 The property to the rear is 18, Furman Close, a two storey dwelling which faces south west and sits higher than the application property. It has an open area at its front, bounded by a timber fence with various trees and shrubs planted on the boundary which provides some screening of the application property, although the rear dormer is visible from the road in front of number 18. THE PROPOSAL
2.1 Proposed is the extension of the property to provide a kitchen and utility, the extension of the existing rear dormer and the addition of a pitched roofed porch on the front. The rear annex will be flat roofed with a lantern light in the roof and the eaves level slightly (400mm) higher than that of the main dwelling. The extension will project out 3.3m from the rear elevation, be just over 6m wide and be 1m from the rear boundary. The existing rear annex which is to be replaced is flat roofed and whose roof is level with the existing eaves level. This is approximately the height of the top of the fencing at the rear. - 2.2 The proposed front porch will project out almost 2.5m and will be 3.3m wide. The eaves level will be commensurate with the eaves of the main house and the ridge of the porch will extend approximately half way up the front pitch. - 2.3 The existing rear dormer is finished all round with white coloured render. Proposed is the extension of this dormer such that it is almost the full width of the rear pitch and finished "to match existing": the existing is a white coloured finish. This additional headroom will allow the two existing bedrooms and bathroom in the roofspace. - 2.4 The existing hard standing will be completely cleared of vegetation (there are presently small shrubs and a step up in the area which prevents vehicles from being able to completely pull off the highway to park) to allow two vehicles to park safely and off the highway.
3.1 The site lies within an area designated on the Onchan Local Plan as Predominantly Residential. As such, there is a presumption in favour of alterations and extensions to existing dwellings as set out in the Strategic Plan as follows:
"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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
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:
4.66 EXTENSIONS AND ALTERATIONS TO EXISTING RESIDENTIAL PROPERTY WILL GENERALLY NOT BE OPPOSED WHERE SUCH PROPOSALS ARE APPROPRIATE IN TERMS OF SCALE, MASSING, DESIGN, APPEARANCE AND IMPACT ON ADJACENT PROPERTY." REPRESENTATIONS
4.1 Onchan District Commissioners raise no objection (04.10.17). - 4.2 Highway Services indicate that they have no objection (19.10.17). - 4.3 The neighbours at 18, Furman Close were contacted for their views on 04.10.17) but nothing has been received.
5.1 The property has not been the subject of any recent planning applications. Number 29 has been the subject of a recent application for extensions in a flat roofed form (17/00673/B) which was approved. ASSESSMENT - 6.1 The proposed rear extension will be hidden from public view and from view by neighbours by existing fencing, the garage and shrubbery. The porch at the front is attractive and will enhance the appearance of the frontage.
6.2 The removal of the shrubbery at the front will have little impact on the appearance of the area and the ability for the site to properly accommodate vehicles side by side will assist with reducing congestion within the cul de sac. - 6.3 The expansion of the rear dormer is perhaps the most contentious part of the proposal. Flat roofed dormers are almost never attractive, particularly ones that stretch almost fully across a roof plane as they create the impression of a two storey flat roofed element to the building where the character of the building is that of pitched main roofing. The applicant has indicated that they would be happy to finish the dormer in a grey colour to match the roof, which would assist in the mitigation of its visual impact. - 6.4 The boundary of the property at the rear has matured so that the existing dormer is not clearly visible from Furman Close. The view from it is towards space in front of numbers 17 and 18 which is already publicly visible so there is no significant intrusion into the private amenity space of these properties.
7.1 On balance there is not considered to be any significant adverse impact from the proposal. 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:
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 : 14.11.2017 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
