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Application No.: 20/01300/B Applicant: Mr Mark & Mrs Rebecca Blayden Proposal: Alterations and erection of a single storey extension Site Address: 16 Copse Hill Douglas Isle Of Man IM2 1ND Planning Officer: Mr Peiran Shen Photo Taken: 01.12.2020 Site Visit: 01.12.2020 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, drawing nos. MB/01, MB/02 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 Saddlestone, 16 Copse Hill, Douglas, a single-storey bungalow located on the north Copse Hill. The house has an existing flat roof garage on the west side of the main dwelling.
2.1 The proposed work is the erection of a single storey rear extension behind the garage. It will have a pitched roof connecting with the main roof. The proposal also include the installation of an entrance door on the west elevation of the garage.
3.0 PLANNING HISTORY - 3.1 Alterations and single storey extension to rear elevation was APPROVED under PA 09/00040/B.
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 states there is no highway interest in this application (27/11/2020).
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 north of the property. It is designed in a similar style as the main dwelling except for the bi-fold door. The extension is not visible to public so the design is considered acceptable. - 6.3 The extension is single storey and the site is at the same level and is aligning east-west with the neighbouring properties. The elevation that will face No. 18 has no windows. The rear has the bi-fold door but there are tall trees blocking its view across the boundary. Therefore, it is not considered that this is an unacceptable level of overlooking. - 6.4 There is no negative impact created by the installation of the entrance door. Although creating an additional vantage point toward No. 18, the sight is being blocked by an approx.
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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