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The application site represents the curtilage of an existing property at 8 Mountain View in Douglas. This two storey detached property is located within a residential cul-de-sac and is located on the western side of Mountain View.
The planning application seeks approval for the erection of an extension to the rear ground floor of the property to provide a sun lounge and dining room. The extension would consist of a lean to roof, would have three Velaux roof lights and measure approximately 8.5m (L) x 3.8 m (W) x 3.9 (H) and have white uPVC windows and doors to match the existing.
The application site is within an area of "Predominantly Residential Use" under the Douglas North Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains one policy which is 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 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application;
"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".
The following planning applications should be considered relevant in the assessment and determination of this application:
Case – PA 95/01730/B Alterations and extensions to form study – Permitted
Case – PA 01/01625/A Conversion of garage to additional living accommodation and creation of new driveway/parking / Approval in Principle – Permitted
The Department of Transport Highways Division do not oppose the development.
Douglas Corporation has no objection with the proposal.
Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the existing property, the neighbouring properties and the surrounding area in general.
In terms of the existing dwelling, the introduction of a lean to roof with matching windows, doors and render would ensure that the new built form would blend in with the existing. The extension would collectively be regarded as an improvement and would be modest addition to the property without adversely affecting the visual amenity of the locality. The proposed extension would fit comfortably within the rear elevation of the property and within the large rear garden and would not be fully visible from the public footpath due to the boundary treatment along its south western boundary (rear) of the site. The proposed windows to the extension would not cause any undue overlooking as the fencing, hedges and distance between the properties would limit this concern.
The lean to roof, the distance between the neighbouring properties and the scale of the proposal would not adversely affect the visual amenities of any of the neighbouring properties. As the proposed extension would be readily visible from the street, it is considered that the proposal would not adversely affect the visual amenity of the locality.
In terms of the surrounding area, the extension would be in-keeping with the street scene and would not create an overriding feature within the existing cul-de-sac. As such, it is judged that the proposed development will have no adverse impacts upon the surrounding area in general.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division
Douglas Corporation
Recommended Decision: Permitted
Date of Recommendation: 18.02.2009
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 submitted drawings 1.7146-001-00, 1.7146-002-00, 1.7146-102-01 Rev A, 1.7146-101-02 Rev B all received on 14th January, 2009.
C 3.
No facing and roofing material shall be used other than materials similar to those used on the existing building.
C4: SC0007 - Surface water 4
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 6/3/9 Signed : [Signature] Acting Senior Planning Officer
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