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Application No.: 19/00351/B Applicant: Mr Terence Bugg & Ms Janette Catchpole Proposal: Erection extension above existing garage and single storey extension at the rear of property Site Address: 1 Fistard Grove Fistard Port St Mary Isle of Man IM9 5HJ Senior Planning Officer: Mr Thomas O'Connor Photo Taken: 17.04.2019 Site Visit: 17.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.05.2019 _________________________________________________________________
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 decision relates to Location Plan No. 1828/01/P-01, Site Plan, Plans & Elevations as Existing No 1828/01/P02 and Proposed Floor Plans, Elevations, Section and Site Plan No 1828/01/P-03 submitted in support of the application dated stamped and received by the Department on 26th March 2019.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.1 The site accommodates a modern two storey detached dwelling with attached garage to the side with front and rear curtilages located off Fistard Road within a close of similar dwellings at Fistard on the outskirts of Port St Mary
2.0 THE PROPOSAL - 2.1 This application proposes alterations to this dwelling; namely: Front/Side Elevation:
Rear elevation o Construction of a single storey extension to the dwelling adjoining the rear of the extended garage. Dimensions would be 7.8m in length by 5.6. In width with a height above garden ground level of 4.6m to the ridge of the gable roof that would key into the rear roof of the garage. Other than 2 x 1200mm x 1550mm rooflights to be installed in the south west facing roof, all fenestration in terms of corner window in the gable end and patio doors would be focused inward toward the garden area and outward onto open countryside.
2.2 External finishes would consist of:
3.0 PLANNING HISTORY (recent and relevant) - 3.1 98/00489/B - Erection of dwelling with integral garage; permitted
4.0 PLANNING POLICY - 4.1 In terms of land use designation the application site is located within a wider area of land this is designated as predominantly residential under the Area Plan for the South 2013. - 4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is more specific in land use zoning and 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 Residential Design Guide March 2019 provides advice on the appearance and impact of residential extensions such that they sit comfortably in their context and do not have any adverse impact on the living conditions of those in adjoining property.
5.0 REPRESENTATIONS - 5.1 Port St Mary Commissioners. Email 25/04/2019 - No objection
5.3 Neighbours: No observations received
5.3 Highway Services, DoI: 17/04/2019 - No highways interest - 6.0 ASSESSMENT Character and appearance
6.1 The proposed extensions result in an increase in the height of the garage and relatively modest in terms of the increase in footprint to the rear of the property in being 50% than the area of the existing area of the dwelling. The proposed dormer is centrally positioned within the roof and is of a gable design and scale that respects and is commensurate with the character and appearance of the front elevation building within a close of similarly designed dwellings.
6.2 The single storey rear extension would be located wholly to the rear of the garage; would not be readily visible from the front elevation being well contained visually within the rear garden area. Again the design and scale would be commensurate with the rear elevation of the dwelling in providing ancillary residential accommodation and utilise materials that would closely match those in use on the main building - 6.3 The extension to the garage roof would remain subsidiary in terms of scale with the front elevation continuing to utilise a subsidiary gabled roof design that would reflect the overall character and design of the dwelling. The proposal therefore would not unacceptably harm the characteristics of the existing building or the character of its surroundings within the local street scene. In this respect, the proposal complies with GP2. Overall, in terms of design and appearance, the proposal would comply with guidance contained within Residential Design Guide March 2019 in respect of side and front extensions to dwellings and front dormers. Impact on neighbours - 6.4 Main fenestration proposed to the rear extension would be orientated inward onto the garden area and therefore avoid any direct overlooking of No. 2 Fistard Glebe, the boundary of which is some 10m distant to the north across a 1.8m high boundary fence. This dwelling would be set forward to the rear of the application dwelling and present a blank elevation onto the site. - 6.5 The 45 degree rule advised in the newly published Residential Design Guidance would not apply to the extensions proposed in this application as the proposed north west facing rear extension would be single storey , have well screened boundaries with separation distances to maintain a satisfactory distance between the proposed extension and main living room windows of neighbouring properties. Therefore the proposed development would is unlikely to result in a significant adverse impact upon the living conditions of neighbouring residents, subject to controls. In this respect, the proposal complies with GP2. Parking and highway safety - 6.6 The ability of the garage to remain capable of use for the parking of a vehicle would remain unaffected by this development and the remaining parking area within the front drive remains substantial and adequate to provide for a dwelling of this size. Department of Highways has raised no comment on this application. Parking is therefore considered to be adequate and complies with the standards set out in the Appendix 7 - Parking Standards. The proposal is therefore in accordance with GP2.
7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. - 8.0 RECOMMENDATION
8.1 It is recommended that the planning application be approved.
9.1 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 23.05.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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