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Application No.: 14/01392/B Applicant: Carol & John Hollis Proposal: Erection of extension to rear elevation to replace existing conservatory Site Address: Willowmead Ballaughton Meadows Douglas Isle Of Man IM2 1JG Case Officer : Mr Chris Balmer Photo Taken: 16.12.2014 Site Visit: 16.12.2014 Expected Decision Level: Officer Delegation
1.0 SITE - 1.1 The site represents the curtilage of Willowmead, Ballaughton Meadows, Douglas which is a modern single and two storey dwelling located to the south-eastern side of Ballaughton Meadows which forms a residential cul-de-sac.
2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'predominantly residential use' under the Douglas Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 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:
3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered relevant in the assessment and determination of this application; - 3.2 Extension to dwelling - 00/00957/B - APPROVED - 3.3 Construction of conservatory - 93/01145/B - APPROVED
4.0 PROPOSAL - 4.1 The application seeks approval for the erection of extension to rear elevation to replace existing conservatory. The one and half storey extension would have a width of 9 metres, a depth of 4 metres and a maximum height of 5.5 metres. To the rear of the proposed extension a balcony is also proposed. This would project 1.5 metres from the rear of the proposed rear extension and have a width of 9 metres.
5.0 REPRESENTATIONS - 5.1 No comments received.
6.0 ASSESSMENT - 6.1 The principal issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and the potential visual impacts upon the amenities of the street scene. In this case the potential loss of privacy caused by overlooking is the main consideration. - 6.2 It was noted when visiting the site it was noted the existing conservatory and raised decking areas already achieves clear views to part of the garden of Nr 4 Ballaughton Meadows, which is immediately to the north of the site. The proposed new extension would include two large windows within the north elevation, which would also face part of the garden of Nr 4. It is noted; however, that the area of glazing within this elevation is a reduction, compared to the existing conservatory. It is also noted that the extension would be a minimum of 2.5 metres from the boundary with Nr 4 and that there would be no direct overlooking into the neighbouring dwelling. For these reasons, it is considered the proposal would be acceptable and would have no more impact than the current situation.
6.4 It is also noted there are existing decked areas provide the opportunity to overlook the garden of Nr 4; however, again, it is considered also the proposed balcony would have no more of an impact than the existing decking.
6.3 In relation to the potential visual impact upon the street scene, the proposal would not be apparent from the cul-de-sac which the site is within, given the conservatory is located to the rear of the dwelling. Views to the east of the site along the New Castletown Road may be obtained, but these would be limited and would not adverse effect the visual amenities of the area. - 6.4 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 Douglas 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 Ramsey Local Plan and therefore recommended for an approval. - 8.0 PARTY STATUS
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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
06.01.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 drawings reference numbers 1296-001 and 1296-002 all received on 5th December 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 : 6/1/15 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Signed :…………………………………….. Sarah Corlett
Senior Planning Officer Senior Planning Officer Signed :… Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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