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| Application No.: | 14/01003/B |
| Applicant: | Mrs Mary Kathleen Douglas |
| Proposal: | Demolition of existing boathouse and erection of extension to dwelling |
| Site Address: | Derbyhaven House |
| Derbyhaven | |
| Isle Of Man | |
| IM9 1TS |
1.1 The application site is the curtilage of Derbyhaven House, Derbyhaven. It is a three storey traditionally styled dwelling of stone construction. There is a single storey boathouse to the front of the dwelling and a garage and garden to the rear. The boathouse is also of stone construction with a timber arch headed door in the front gable. The windows in the front and rear elevations are sliding sashes.
1.2 The dwelling adjoins Traa-Dy-Liooar to the east which is a smaller traditional style cottage and adjoins the apartment 2 of Marine Court to the west. Marine Court is a large building containing apartments. There are windows in the first and second floor side elevation of Marine Court which look towards the boathouse and front garden of the application site. There is a window at ground floor of Marine Court which serves a storeroom, this window opens over the land within the curtilage of Derbyhaven House.
2.1 The application seeks approval for the demolition of the existing boathouse and erection of an extension to the dwelling. The proposed extension would be approximately 15.5m in length at ground floor level; the first floor would be reduced in length by approximately 6m. The ground floor would provide an entrance porch, kitchen and dining room; the first floor would provide a lounge area. The extension would be finished with stone at ground floor and timber vertical boarding at first floor. The link to the dwelling would be glazed and the roof would be finished in slate a courtyard area would be retained between the link and the boundary wall shared with Marine Court Apartments, this would allow for maintenance and access to the window in the boundary wall. There would be windows at ground floor serving the kitchen and dining room and a window in the side at first floor level looking towards the garden. There would be a window in the gable end at first floor level looking out over the bay.
3.1 The following previous applications are considered to be specifically material in the assessment of the current application:
PA 11/00733/B Conversion of boat house to gym and alterations and extensions to dwelling - approved
| Case Officer: | Miss Laura Davy |
| Photo Taken: | 10.09.2014 |
| Site Visit: | 10.09.2014 |
| Expected Decision Level: | Officer Delegation |
PA 12/00706/B Conversion of boat house to gym and alterations and extensions to dwelling (amendments to PA 11/00733/B) - approved
4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of The Isle of Man Strategic Plan (20th June 2007).
Development which is in accordance with the land-use zoning and proposals in appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
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.
5.1 Highway Services do not oppose.
5.2 Malew Commissioners object as they feel that it should be single storey only.
5.3 Marine Court Limited requests interested party status as they have concerns regarding an existing window which opens over land within the ownership of the applicant. Their letter was received on the 22nd September 2014.
6.1 The application seeks approval for the demolition of the existing boathouse and erection of an extension to provide additional accommodation. The main issues to consider in the assessment of the application are the principle of the development, the impact of the proposed extension upon the amenities of the neighbouring properties and the impact upon the character and appearance of the property and street scene in general.
6.2 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South. Derbyhaven is identified as "Groups of Houses in the Countryside", so whilst the group of houses is identified within the residential zoning, there is no presumption in favour of additional dwellings. The alteration and extension of the properties within this zoning is however acceptable in principle.
6.3 The proposed development would include the demolition of the existing boathouse which is attached to the front of the property and the erection of an extension on the footprint of the boat shelter.
6.4 The front of the two storey aspect of the extension would be parallel with the windows in the side elevation of Marine Court. Given that the two storey aspect of the extension would not project beyond the windows in Marine Court and given that there would be approximately
3m between the proposed extension and the main part of the Marine Court building, it is felt that the proposed extension would not result in the undue loss of light or appear unduly overbearing when viewed from the first floor windows in Marine Court. Given that the window in the ground floor of Marine Court serves a storeroom it is considered that the proposed extension would not have an adverse impact upon the occupiers of Apartment 2 Marine Court. The Commissioners feel that the extension should be single storey only, given that the two storey aspect would be set back from the single storey front elevation it is considered that the two storey extension is acceptable.
6.5 Marine Court Apartments Limited wrote in with regards to maintenance access to the window in the boundary wall shared with Apartment 2 Marine Court. The proposed development has retained a courtyard area surrounding the window to allow access and maintenance. This is a civil matter rather than a material planning consideration. Given that the window serves a store room and is not a habitable room it is considered that the proposed window would not have an adverse impact upon the amenities of those occupying Apartment 2.
6.6 There would be no windows in the side elevation which faces Marine Court apart from four roof lights in the roof slope facing Marine Court. Given that there are no windows in the elevation facing Marine Court it is considered that the proposal would not result in undue overlooking or loss of privacy.
6.7 There would be windows in the side elevation facing towards the front garden of Derbyhaven House and Traa-Dy-Liooar. Given that the front gardens are very open and this is a highly pedestrianised route it is felt that the windows in the side elevation would not result in undue overlooking or loss of privacy of those occupying and utilising the front garden of Traa-Dy-Liooar.
6.8 The proposed extension is considered to be an attractive design which utilises traditional materials such as timber and stone, but the way they are used gives the proposed extension a fairly modern appearance. The glazing in the gable end and also in the link between the extension and the dwelling appears lightweight and modern.
6.9 It is considered that the proposed extension would have a similar appearance to the original boathouse and is in keeping with the surrounding area in terms of its relationship with the adjacent shoreline.
6.10 It is judged that the proposed extension complements the existing dwelling and there is a clear distinction between the main dwelling and the "boathouse" extension. Given that there is no overriding character it is considered that the proposed extension would not be out of keeping and would make a positive contribution to the overall street scene.
6.11 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 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, Malew Commissioners in whose district the land the subject of the application sits.
7.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient
interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Recommended Decision: Permitted
Date of Recommendation: 30.09.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
The extension; hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at the dwelling known as Derbyhaven House; and shall not be occupied as an independent dwelling unit.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
This approval relates to Drawing Numbers PA 02, PA 03 and PA 04 date stamped 22nd August 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 : 1/10/14
Determining officer (delete as appropriate)
Signed : ... Chris Balmer Senior Planning Officer
Signed: ... Michael Gallagher Director of Planning and Building Control
Signed: ... Sarah Corlett Senior Planning Officer
Signed: ... Jennifer Chance Head of Development Management
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