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The application site relates to 30 Cherry Walk. The property is a detached bungalow located in an established residential area.
The applicant seeks approval for a single storey side extension in front and behind of the existing attached garage. Part of the garage to the rear will be converted to a utility room and therefore the applicant proposes to extend the garage to the front to make enough space for a car to fit in. The extension will project 2 metres from the front of the garage. The extension to the rear of the garage will form a shower room and will project 2.7 metres from the rear wall. The applicant also proposes to remove an existing window and block the opening up with cavity blockwork which will be rendered to match the existing finishes of the bungalow.
The application site is located within an area identified as 'Predominantly Residential' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the determination of the application – General Policy 2.
General Policy 2 states the following: "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 the development: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of the buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land including water courses; e) does not adversely affect public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways; j) can be provided with all the necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
Paragraph 8.12.1 states the following: "As a general policy, in built up area 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."
There have been no recent planning applications submitted which are considered relevant in the determination of the application.
Department of Transport has raised no objection to the proposed development. Drainage Division have raised no objection in principle to the proposed development subject to there being no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport, Drainage Division and the Sewerage Act 1999.
The application site is located within a 'Predominantly Residential Area' under the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of the Isle of Man Strategic Plan 2007).
Having assessed the proposed development against the above, it is concluded that the proposals are acceptable by reason of their size, siting, scale, form and design. The proposals would be modest additions and considered to sit comfortably with the gable elevation of the property. The applicant also proposes to cover up the bedroom window in the gable (South) elevation. This will not impact on neighbouring properties and the window will be blocked up with render to match the existing house.
It is considered that the proposed development will not have a detrimental impact on neighbouring dwellings. There are no properties situated to the north of the property where the extensions are proposed.
The proposed development does not have any traffic management, parking or road safety implications and therefore the Department of Transport has raised no objection to the proposed development.
In conclusion it is considered that the proposed development is acceptable. The extensions will be in character with the existing property and will not have a detrimental on the surrounding area. The development will also not have an impact on highway safety.
RECOMMENDATION For these reasons above the proposal is considered acceptable and is recommended that the planning application be permitted. PARTY STATUS
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:
Department of Transport and Drainage Division.
Recommendation Recommended Decision: Permitted Date of Recommendation: 01.03.2010
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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted Drawing Nos. 01, 02, 003, 004, 005, 006, 007 received on 18th December, 2009.
1 March 2010
09/02067/B
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 2011.01 Signed : Senior Planning Officer 1 March 2010 09/02067/B Page 4 of 4
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