Malaga Westmoreland Road Douglas Isle Of Man IM1 4AW
Case Officer:
Mr Steve Stanley
Photo Taken:
Site Visit:
28.08.2012
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission to alter and extend an existing dwelling located within Douglas.
The Site
The application site is the curtilage of a semi-detached, two storey dwelling known as Malaga which is situated on the corner of Westmoreland Road and Ballakermeen Road, Douglas. Due to the topography of the land, the dwelling is two storeys from the front but has a lower ground floor as viewed from the rear. There is a detached garage building to north of the dwelling.
The Proposal
This application seeks approval for the construction of a two storey side extension to provide additional living accommodation. The extension has been designed to reflect the architecture of the existing building having a hipped roof and using the same materials as the existing. The front and rear elevations of the extension would step in slightly from the existing so as to allow the new section of the building to be clearly seen against the existing. The ridge of the roof of the extension would step down slightly to achieve a similar affect.
The application form makes reference to the erection of a replacement garage however no plans of this are included. The applicant's agent has confirmed that this does not form part of this application and the garage will either be constructed under the terms of the Permitted Development Order or a separate planning application will be submitted in the future.
Development Plan Policies
The application site is located within an area that is designated as being Predominantly Residential use by the Douglas Local Plan. The site is not within a Conservation Area.
Within the Isle of Man Strategic Plan, the following are judged to be relevant:
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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Paragraph 8.12.1 (extensions to dwellings in built up areas or sites designated for residential use), which 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."
Planning History
There have not been any previous planning applications relating to this site.
Representations
The Highways Division of the Department of Infrastructure does not oppose this application.
Douglas Borough Council does not object to this application.
Assessment
The key issues to be assessed in the determination of this application are the impact of the proposal upon the character and appearance of the surrounding area and impacts upon adjacent residential properties.
The site is set on the corner of two residential streets which results in it being visible from three sides. However the proposed extension has been designed to reflect the appearance of the existing dwelling and would sit comfortably within the site.
Furthermore, the set back of the front elevation of the extension and the step down of the ridge of the roof would serve to allow the design of the existing pair of semi-detached dwellings to be 'read' by visually marking where the existing meets the new. It is judged that the development proposal would not undermine the character and appearance of the surrounding area.
Turning to the impacts of the proposal upon adjacent properties, the site is positioned in such a way that surrounding buildings are unlikely to experience adverse affects as a result of the proposed development. The extension is to the side and as such would have no material impact upon the attached property known as Deloraine. Other nearby properties are set at a distance which would prevent unacceptable impacts from arising.
Parking in accordance with the requirements of the Strategic Plan would continue to be provided by the application site.
RECOMMENDATION
Permit.
PARTY STATUS
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 22.10.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to alterations and the erection of an extension to dwelling, Malaga, Westmoreland Road, Douglas as shown by Location Plan, Site Plan, JNP/Bowie/001 and JNP/Bowie/002 all received 5th September 2012 and JNP/Bowie/003, JNP/Bowie/006 and JNP/Bowie/007 all received 20th September 2012.
C 3.
The external finishes of the extension must match those of the existing building in all respects.
C 4.
No approval is granted or implied by this permission for the erection of a garage.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 24.10.13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/01230/B
Source authority
Isle of Man Government Planning & Building Control
