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The application site represents the curtilage of an existing detached bungalow, 33 Birch Hill Avenue, Onchan.
The dwelling is located in a residential cul de sac, which is accessed off Hillberry Road. The site occupies a corner plot of the cul de sac and is almost triangular in shape, being narrow where it meets the road and increasing in width towards the rear. There are adjacent properties to either side of the site and the rear backs onto the curtilage of Shoprite supermarket. The ground level of the site slopes down from the front to the rear.
The existing dwelling is a small bungalow with a pitched roof over and gabled elevations to both sides. There are some existing single storey flat roofed extensions to the rear and south-west side of the main house.
Proposed is the erection of a replacement dwelling. The existing dwelling would be demolished to make way for the proposal.
The proposed dwelling could be described as being partly bungalow and partly a storey and a half tall. The roof has a hipped style with elongated slopes. The sections which are a storey and a half tall sometimes project forwards from the main body of the house and extend upwards from ground level.
The main body of the proposed house measures a maximum of 13.4 metres wide and 8.5 metres deep. There is a projecting section at the front, which would extend forwards by 2.75 metres and be 5.5 metres wide. In addition to this, there would be a single storey sun lounge extension to the south-west elevation, measuring 4.5 metres wide and 5.75 metres deep.
The proposed dwelling would be 1.67 metres higher overall than the existing bungalow. On the front elevation, as seen from the public highway, the dwelling would measure 6.5 metres high from ground level to the roof ridge. The height of the eaves would vary throughout the dwelling. The height to the eaves of the front corner (as visible by the public) would measure 3 metres on the main body of the house and 4 metres on the front projecting section.
The dwelling would be positioned largely on the site of the existing house, although the orientation would be turned slightly anti-clockwise. The main body of the house would be positioned behind the building line of the existing house, but the front projecting section would extend further forwards than the existing.
Externally, the walls would be painted smooth render, the windows and doors would be either white upvc or aluminium framed and the roof covering would be concrete interlocking tiles. All windows to the ensuite bathrooms would be fitted with frosted glass.
The existing vehicular access leads to the western side of the house where there is a garage. The proposed access would be located to the east of the existing and would extend to include a turning area in front of the house and a driveway along the north-east side of the house. The driveway would be approximately 20 metres in length and its width alongside the house would vary between approximately 5.5 and 7 metres. In the rear garden there would be a new patio area and the existing trees would remain.
Internally, the main living areas would be at ground floor level, where there would also be an ensuite guest bedroom. At first floor level there would be less space, due to the sloping nature of the roof, but 3 bedrooms would be accommodated here.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application site is located within an area designated as Predominantly Residential Use in the Onchan Local Plan Order 2000, Map No. 1. The site is not located within a Conservation Area.
Due to the land use designation and the nature of the proposal, the relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. In addition to this, the relevant planning policies from the Onchan Local Plan 2000 are O/RES/P/19 and O/RES/P/20.
Policy O/RES/P/19 states; "The erection of new residential properties may be permitted within areas designated for residential use where these would fit in with the density, massing, design and character of existing adjacent dwellings."
Policy O/RES/P/20 states; "Except where required otherwise by the Local Plan, car parking standards of at least three spaces per dwelling which may include a garage will be applied to all new residential development within the Local Plan area. Permission will not generally be forthcoming for extensions or conversions which result in a loss of parking space behind the building line."
The Drainage Division of the Isle of Man Water and Sewerage Authority do not object to the proposal subject to conditions. The Drainage Division state that the proposed dwelling must be connected to the public sewer(s) in a manner acceptable to them and that a communication fee will be payable for the drainage reconnection. The applicant is requested to contact the Drainage Division to discuss the matter. They also state that if the proposed soakaways are not approved by Building Control, an alternative means of disposal would have to be sought, as the Drainage Division would not give permission for the discharge of surface water into the existing foul system. There is a public sewer which crosses the site and the line of this must be identified before development commences. The sewer must be protected during works and the applicant is required to discuss this with the Drainage Division prior to works starting.
Onchan District Commissioners recommend that the application is approved.
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
The owner and/or occupier of number 31 Birch Hill Avenue object to the proposal. The reason for this objection is that the proposed 2 storey dwelling would be totally out of keeping with other dwellings in the vicinity, which are bungalows. This would be due to the size and style of the proposed dwelling.
The owners and/or occupiers of number 32 Birch Hill Avenue object to the proposal. The reasons for this objection are due to concerns about loss of light. They state that they currently enjoy sunshine all day and have a particular spot specially built for this amenity, as it is the only area suitable (the conservatory to the front). They suggest that maybe moving the dwelling further away from them or building it at a lower level would solve this problem.
This proposal should be assessed against General Policy 2 from the Strategic Plan, in addition to policies O/RES/P/19 and O/RES/P/20 from the Onchan Local Plan. Due to the nature of the proposal, the main issues in the assessment of this application are the impact on neighbouring properties, the impact on the surrounding area in general and highway concerns. Additionally, as there is a sewer line running through the site, drainage matters should also be considered.
There are adjacent properties to either side of the application site. To the front of the site is the cul de sac road and to the rear is Shoprite supermarket. The properties to either side are 32 Birch Hill Avenue to the north-east and 34 Birch Hill Avenue to the west.
The existing dwelling does not have windows on its side elevations. The proposed dwelling would introduce windows into the side elevations, facing towards the adjacent properties.
The majority of the windows would be at obscure angles to the adjacent properties. However, the windows on the north eastern elevation would face directly towards the adjacent property 32 Birch Hill Avenue, so there may be overlooking from these. From viewing the proposed plans, on this elevation at ground floor level, there would be a door to a utility room, a window to a pantry, a window to a guest ensuite and a secondary window to a guest bedroom (the large main window would be on the front elevation). On this elevation at first floor level, there would be 2 windows to ensuites. The majority of these windows would not be to main living areas and the ensuite windows would be obscure glazed. As a result of this, it is considered that the overlooking from the proposed dwelling to the adjacent property would be suitably limited and would not warrant refusal of this application.
The proposed dwelling would have a larger floor area and be 1.67 metres higher than the existing. As a result of this, it would have more of a physical impact and could be overbearing and/or cause loss of light to neighbouring properties. Due to the position and design of the proposed dwelling, in relation to the position of number 34 Birch Hill Avenue, it is considered that the dwelling is unlikely to have any adverse affects on the residential amenity of the adjacent property.
In terms of number 32 Birch Hill Avenue, the proposed dwelling would be positioned to the south-west of the existing, so there are concerns about loss of light to the adjacent property, resulting from the increase in height of the dwelling. The nearest point of the proposed dwelling would be 5.8 metres to the shared boundary and 6.7 metres to the closest part of the adjacent dwelling (the garage extension). Due to this distance and the position of the garage extension, it is considered that the proposed dwelling would not have an unacceptable overbearing impact on the adjacent property. In terms of loss of light, there is a conservatory extension to the front (north-west) elevation of the adjacent dwelling. The proposed house would be to the south and south-west of this extension, but it is considered that due to there being a minimum distance of 9.7 metres between the proposed dwelling and the neighbouring conservatory, there is unlikely to be any impact.
The floor area of the existing dwelling (including extensions) is approximately 109 square metres. The floor area of the proposed dwelling would be approximately 255 square metres. Although this represents a large increase in size, the proposal would result in a large dwelling in an area designated for residential use and there can be no objection to this in principle. The styles and heights of the other properties within the estate are not uniform, so a change from the existing dwelling could be suitable.
The proposed dwelling would be 1.67 metres higher than the existing house. There are concerns that the difference in height could impact negatively on the character of the surrounding area, as the adjacent properties are bungalows and their heights step down as the level of the road changes. The proposed dwelling has sections which are like a bungalow and sections which are a storey and a half tall.
Both of the immediate adjacent dwellings are true bungalows. The ground level of the site slopes down from number 34 to number 33. Number 34 Birch Hill Avenue is 2.02 metres higher than the existing dwelling and would be 350mm taller than the proposed dwelling. Number 32 Birch Hill Avenue is 160mm higher than the existing dwelling and would be 1.51 metres lower than the proposed dwelling. This would mean that in terms of the street scene, the height of the dwellings would slope down with the ground level of the road. However, within the cul de sac, this pattern does not continue, as number 31 Birch Hill Avenue is a dormer bungalow, which is much taller than the adjacent property, number 32. Overall, it is considered that the change in size would be acceptable and would not adversely affect the surrounding area in general.
The proposed driveway would provide sufficient space to park 2 cars off street behind the front of the house. In addition to this, further vehicles could be parked on the drive and in the turning area, to the front of the house. The Highways Division have not objected to the proposal.
Drainage Concerns;
The proposed dwelling would be built largely on the footprint of the existing, but with a slightly different orientation (turned more anti-clockwise). One of the reasons for this seems to be because of an existing foul sewer which runs through the site and underneath the north corner of the existing dwelling. The line of the sewer extends from the main road and turns at a right angle at the rear of the property, running to the south-west of the site. The proposed dwelling is positioned so that the sewer would run along the side (north-east) and rear (south-east) of the house, at a minimum distance of 1 metre away. Drawing number 10/0744/1 states that the works have been discussed with and approved by the Drainage Division. The Drainage Division have not objected to the proposal subject to several conditions, one of which is that the sewer which crosses the site is identified and protected during works. The Drainage Division requests that the applicant discusses the works with them, prior to commencement on site.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Drainage Division of the Isle of Man Water and Sewerage Authority should be afforded party status.
The owners and/or occupiers of number 32 Birch Hill Avenue own or reside in a property which physically adjoins the application site, so should be afforded party status in this instance.
The owner and/or occupier of number 31 Birch Hill Avenue own or reside in the next but one property, so should not be afforded party status in this instance.
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 13.04.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 the erection of a replacement dwelling, as shown in drawing numbers 01, 10 0744/1 and 10 0744/2, in addition to the drawing of the model of north west elevation and the drawing of the model of south east elevation, all date stamped 18 February 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 18/6/11
Signed : [Handwritten signature] Senior Planning Officer
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