Loading document...
| Application No.: | 13/00439/B |
| Applicant: | Mr Paul Whitehead |
| Proposal: | Alterations and erection of an extension to dwelling to provide an integral garage with living accommodation above |
| Site Address: | 112 Summerhill Road Onchan Isle Of Man IM3 1NJ |
| Case Officer: | Miss Melissa McKnight |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the residential curtilage of 112 Summerhill Road, a three storey mid terraced dwelling sited on the eastern side of Summerhill Road, Onchan.
1.2 The existing dwelling is finished in a painted render and has a pitched roof finished in natural slate tile. To the front of the dwelling is a private garden area bounded by concrete rendered walling to the highway. To the rear of the property is a yard which is used as a parking area. There is no rear boundary treatment in situ.
2.1 The planning application seeks the approval for the erection of a detached garage at the rear of the exiting dwelling with ancillary accommodation over with an extension to form a new porch and link to the main dwellinghouse.
2.2 The proposed detached would be erected between No. 114 and No. 110 Summerhill Road and would sit on the boundary to No. 114 Summerhill Road and would be erected 1 metres from the rear building at the bottom of No. 110 Summerhill Road.
2.3 The proposed garage would measure just less than 5 metres wide and have a depth of just less than 7.8 metres. The proposed garage would have a pitched roof with a maximum height of 5.5 metres. The proposed garage would be in line with the height of the detached garage of No. 114 Summerhill Road.
2.4 The proposed new detached garage would be finished in all materials to match that of the main dwellinghouse. The proposed first floor window to the north elevation would be finished in frosted glass. Also proposed is the installation of four Velux rooflights in the west and eastern roof pitch measuring metres.
2.5 The proposed extension link would measure a complete length of approximately 6.5 metres and would have a maximum width of just less than 2 metres. The proposed new porch area would have a height of approximately 3 metres and would be finished in materials to match that of the main dwellinghouse and would provide an access into the yard area.
3.1 The application site has been the subject of two previous planning applications that are considered specifically relevant to the assessment of this current planning application:
PA 12/01670/B: Erection of a detached garage with ancillary accommodation over. This previous planning application was refused on the grounds that the erection of a detached garage with first floor ancillary accommodation represented an inappropriate form of backland development by reason of its form, design, relationship with the main dwellinghouse, layout and failing to provide levels of adequate amenity for both the new building and existing dwelling and as such failed to meet the provisions set out in General Policy 2 (b, g , h), Environment Policy 42 and Housing Policy 4 of the Isle of Man Strategic Plan 2007.
PA 12/01699/B: Demolition of ground floor rear outlet and erection of a two storey extension. This previous planning application was permitted. 3.2 No. 110 Summerhill Road has been the subject of one previous planning application that is considered specifically relevant to the assessment of this current planning application:
PA 08/00195/A: Construction of a garage with living accommodation over to replace existing flat roofed garage. This previous planning application was permitted.
4.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application: Policy O/RES/P/21 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." 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.
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:
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."
5.1 Onchan District Commissioners have no objection to the current planning application.
6.1 There are a number of issues to consider, the first relates to whether the proposed nature of the erection of the proposed garage with living accommodation above before and extension porch link would be appropriate in this location. Second, whether the proposed extensions and alterations in terms of design, size and massing would be appropriate and in keeping with the existing property and the street scene and thirdly whether the proposal would result in an adverse impact upon neighbouring amenities. 6.2 When assessing any planning applications that involve ancillary accommodation it is imperative to fully consider the use of the proposed building and future implications. In ascertaining the level of 'dependency' that the proposed ancillary living accommodation will have on the existing main dwelling, the floor layout would suggest the proposed occupant could live independently given the facilities proposed within the footprint. This current scheme proposes a link between the existing dwelling and new proposed garage whereas under the previous scheme PA 12/01670/B the garage with living accommodation above was completely separate from the main dwellinghouse. Given that there is a link from the proposed garage and living accommodation to the main house, the proposed scheme is considered ancillary to the main house with the living accommodation above the garage being incidental to No. 112 Summerhill Road and there would not concerns regarding the future use of the building. With the nature of these planning applications it would be standard practice to add a condition to the report should the application be permitted ensuring that the proposed living accommodation remains ancillary to the main house. 6.3 With regards to the impact of the proposed development on neighbouring property, 110 and 114 Summerhill Road, the proposed erection of the detached garage is not considered to appear as overbearing feature or incongruous feature within the locality. There are a number of properties of Summerhill Road that have similar rear garages and outbuildings and therefore the overall proposal is not deemed out of keeping within the surrounding area. There would be no glazing to the rear that would result in the overlooking and loss of privacy of the neighbouring properties. There would be one window installed on the north eastern elevation of the proposed garage building, however this would be finished in frosted glazing and therefore would not impact upon No. 114 Summerhill Road. 6.4 The proposed porch extension would replicate a mirror image similar to the development of No. 110 Summerhill Road and therefore this element of the proposal is not judged to harm the amenity of the local residents of No. 110 Summerhill Road.
6.5 In terms of the impact on the street scene, the proposed building would be wholly visible from Strathallan Lane, however not of a scale to appear as a discordant or damaging feature in the street scene.
6.6 It is considered that the level and nature and location of proposed development is deemed to be acceptable given the implantation of a link between the proposed garage and main dwellinghouse.
6.7 Overall the planning application is concluded to accord to the provisions of Policy O/RES/P/21 of the Onchan Local Plan 2000 (Map No. 1) and General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION 7.1 It is recommended that the planning application be permitted. 8.0 PARTY STATUS
8.1 The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 13.05.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 for the alterations and erection of an extension to dwelling to provide a garage with living accommodation and link to the main dwelling, relates to drawings no 1182.1, 1182.6 and 1182.11 all date stamped 11th April 2013.
C 3. The proposed garage with first floor accommodation may be used only in association with the main dwellinghouse 'No. 112 Summerhill Road' and for purposes incidental to the main use of the main dwellinghouse as a single dwelling. For the avoidance of doubt, the proposed garage and proposed first floor extension must not be used as self contained living accommodation.
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 : .....14:5:13. Determining officer (delete as appropriate) Signed : Signed : ..... 221101212 Anthony Holmes Senior Planning Officer Signed : ..... S221101212 Michael Gallagher Director of Planning and Building Control Senior Planning Officer Signed : Signed : ..... 221101212 Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
