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Case Officer: Mr Chris Balmer Photo Taken: 08.07.2014 Site Visit: 08.07.2014 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE 1.1 The application site is 17 Birchleigh Close, Onchan which is a modern one and half storey dormer bungalow located to the southern side of Birchleigh Close which forms a residential cul-de-sac.
2.0 THE PROPOSAL 2.1 The application seeks approval for the alterations, erection of extension and installation of dormer windows to dwelling. 2.2 The proposed extension would be located to the gable end of the northeast elevation of the dwelling, having a width of 2.8 metres, a depth of 9.5 metres and a maximum height of 7 metres (eaves 3.2m). The existing flat roof garage would be demolished as part of the proposal. 2.3 Two off road parking spaces would be provided by extending the existing driveway, which also involves slight modifications to the steps to the front entrance.
3.0 PLANNING HISTORY 3.1 The previous planning applications are considered relevant to the determination of this proposal: 3.2 Extension to front and rear dormer windows - 01/00228/B - APPROVED
4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Onchan Local Plan 1998. The site is not within a Conservation Area. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application: 4.3 General Policy 2 state: "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;
| Application No.: | 14/00748/B |
| Applicant: | Mr Paul & Mrs Joanne Healey |
| Proposal: | Alterations, erection of extension and installation of dormer windows to dwelling |
| Site Address: | 17 Birchleigh Close Onchan Isle Of Man IM3 4EX |
4.4 Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "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."
5.0 REPRESENTATIONS 5.1 Onchan Commissioners have recommended an approval. 5.2 Highway Services have no objection.
6.0 ASSESSMENT 6.1 The principle issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development, the potential visual impacts upon the amenities of the street scene and the provision of acceptable parking within the site. 6.2 Visiting the site, it was noted that the existing flat roofed garage currently runs along the rear ward part of the north-eastern boundary of the site, which is shared with the neighbouring property Nr 18. This garage currently runs adjacent to the neighbouring rear garden. The proposed works will not project rewards as the existing garage does and with the extension roof height gradually increasing up to the ridge level, which is opposite the gable end of Nr 18, it is not considered the proposal would have a significant impact upon neighbouring amenities. The neighbouring property floor level is also above that the application dwelling and also has a single storey rear extension, which also helps reduce the impact of the proposal from the rear garden/neighbouring property. Overall, it is considered the proposal would not have significant impacts upon the amenities of the occupants of the neighbouring properties. 6.3 In relation to the potential visual impact upon the street scene, the removal of the existing flat roof garage would be beneficial to the area, albeit the garage being setback from the front elevation is not a prominent feature in the street scene. However, it is considered the proposal would improve the appearance of the property and would be beneficial to the visual amenities of the street scene.
6.4 In relation to parking provision, as indicated previously, the submission included increasing the width of the existing driveway to provide two off road parking spaces, which is required by the parking standards of the IOM Strategic Plan. Highway Services have no objection.
6.5 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with policy O/RES/P/21 of the Onchan Local Plan and General Policy 2 of the IOM Strategic Plan.
7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and the Onchan Local Plan and therefore recommended for an approval.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 28.07.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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.
C 2. The development hereby approved shall not be occupied or operated until the additional parking area have been provided in accordance with the approved plans (drwg 03). Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This approval relates to Drawings reference numbers 01, 02 and 03 all received on 23rd June 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 29/7/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Jennifer Chance Head of Development Management
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