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Application No.: 19/00352/B Applicant: Amanda Rollins Proposal: Erection of front porch and rear extension replacing existing conservatory Site Address: 4 Mines Road Foxdale Isle of Man IM4 3ET Planning Officer: Mr Paul Visigah Photo Taken: 25.04.2019 Site Visit: 25.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.05.2019 _________________________________________________________________
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 approval relates to drawing numbers C/771/2, C/771/1(A), C/771/6, Perspective sketch of proposed extension showing rear garden date stamped and received 27 March 2019, and 1 May 2019.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report SITE
1.1 The application site is a two storey traditional terraced dwelling which is located on the south-western side of Mines Road. To the west of the application site is No.5 Mines Road. The site is also abutted on the southeast by No.1 Mines Road.
1.2 The property is situated at the south western section of Foxdale, and is separated from the fenced farming lots located on the south west of Foxdale by the A3 which runs south west of the site. THE PROPOSAL
2.1 The application is for the Erection of front porch and rear extension replacing existing conservatory. - 2.2 The front entrance will provide a small projecting mono pitched front porch sloped towards the road. The porch will project 2.2m to the front of the dwelling; a 0.8m extension of the previous porch width, 4m wide (1.4m longer than the previous length), and have a height of
2.3 The rear works will involve the extension of the existing conservatory and converting it to a sun lounge. The flat roofed extension would have a rear projection of 3.5m (extending 2.2m longer than the previous width which was 1.3m), a width of 5.2m and 2.5m high. - 2.4 The Sun Lounge will be designed to mirror the existing conservatory design, although there will be a slight modification of the roof from a mono pitched roof to a flat roof.
3.1 The following previous planning applications are considered relevant in the assessment and determination of this application: Reference Number: 96/00776/B Status: Permitted Proposal: Alterations and extensions to provide additional living accommodation
Reference Number: 02/02336/B STATUS: Permitted on Review Proposal: Alterations to create flat roof to bathroom at rear of dwelling
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Foxdale Local Plan 1999. It is appropriate to consider the relevant points from General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016.
4.2 The 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 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 Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Department of Infrastructure (DOI) Highways Division indicates that they do not oppose the application (16.04.19).
5.2 Patrick Parish Commissioners have commented that no objection will be made on the application in a letter dated 15 May 2019.
5.3 The Senior Forester has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. ASSESSMENT - 6.1 There is a presumption in favour of extensions where these are appropriate in design terms and will not affect neighbouring living conditions or public amenity to an unduly harmful degree.
6.2 The proposed porch would extend into the pedestrian access of the property, but will have no impact on parking or the highway owing to the fact that no site parking exists within the curtilage of the dwelling. The dwelling and the neighbouring dwellings in this cluster of Mines Road rely on on-street parking.
6.3 The proposed rear extension in terms of its design, proportion, siting and finish are fitting with the main dwelling house and would be an acceptable form of development. Given it is to the rear of the property the extension would not be especially apparent from public view. As well, the high elevation of the southern section of the site and the shrubbery on the elevated land restricts views to the work area.
6.4 The works to accommodate the rear extension will involve cutting and excavation of soil at the rear, as well as the creation of a retaining wall to prevent future land collapse where cutting was done to provide space for the extension and create room for the sun lounge. Site observations showed that rock gabions were used to form the retaining wall providing a solid reinforcement for the cut sections of elevated site area. - 6.5 The neighbouring properties most likely to be affected by the works would be No. 5 and 7 Mines Road, as well as the White House Cottage located to the south-west of the site. However, given the size, height and design of the extension, and the shrubbery serving as a boundary between these properties, it is considered the impact would be minimal. It is, however, worth noting that No.5 Mines road will be most impacted by the finished extension at the rear. The sun lounge extension will project 1.5m beyond the rear building line of No.5 and along the site boundary, resulting in some loss of light during the morning periods for the window on the ground floor abutting the extension. However, this would not be considered to have an overbearing effect on that section of the neighbouring property since the proposed extension is a ground floor flat roof extension.
RECOMMENDATION
7.1 I therefore recommend that planning permission be granted for the application. 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 30.05.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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