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Application No.: 20/01295/B Applicant: Mr Stephen Pitts Proposal: Erection of a single storey extension and replacement of existing windows Site Address: 36 Westbourne Drive Douglas Isle Of Man IM1 4BA Planning Officer: Mr Peiran Shen Photo Taken: 02.12.2020 Site Visit: 02.12.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.01.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing no. 383-01 date stamped as having been received on 4th November 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 36 Westbourne Drive, Douglas, a twostorey end-of-terrace dwelling located on the northeast corner of Westbourne Drive and Hawarden Avenue. The house has an existing single story narrow extension on the boundary
with 38 Westbourne Drive. It has a pitched roof. The house also has a detached garage located on the southeast corner of the site and projecting along the rear boundary line.
2.0 THE PROPOSAL - 2.1 The proposed work is the erection of an L-shaped rear extension, with the long projecting side on the boundary with 38 Westbourne Drive. It will have a crossed-monopitched roof. The proposal also involves replacing most windows on the front and side elevations like for like with white uPVC casement windows.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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:
4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.5 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.6 RDG 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design. - 4.7 RDG 4.2 Single Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect". - 4.8 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
4.9 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (26/11/2020). - 5.2 DoI Highway Services does not oppose this application (27/11/2020), stating there is no significant negative impact upon highway safety, network efficiency and parking.
6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on design of the house itself, on the character and street scene of the area and the amenities of the neighbours. - 6.2 The single-storey extension is on the east of the property. It is designed in a similar style as the main dwelling except for the hipped roof. The roof is visible to public view. However, the mono-pitched design does fit in with the surroundings. Therefore, the design is considered acceptable. - 6.3 The extension is single storey and the site is at the same level and is aligning north-south with the neighbouring properties. The elevation that will face No. 38 has no windows. The rear has window/door but the existing garage is blocking its view. The elevation that faces No. 34 has window/doors but there are fence and hedges restricting the view. In addition. No.34 is across the road and elevation can been seen is its front elevation and is already visible to the public. Therefore, it is not considered that this is an unacceptable level of overlooking. - 6.4 The window replacements could be permitted development since the site is outside a conservation area. Since the design fit in with the surroundings, it is therefore considered acceptable.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 3, 4, 5 and 7. Therefore, it is recommended for an approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 11.01.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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