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The application site is the curtilage of 5 Majestic Drive, Onchan which is a two storey property situated to the eastern side of Majestic Drive, to the north of the application site is 3 Majestic Drive and to the east is 7 Majestic Drive.
The application seeks approval for the erection of a first floor extension to the side elevation to provide additional living accommodation. The extension would measure approximately . Also proposed is a balcony area at first floor accessed from the first floor extension, this would be secured by toughened glass panels to balustrade.
The previous planning applications are not considered specifically material in the assessment of the current application.
The application site is in an area zoned as "Residential" identified on the Onchan Local Plan 2000. It is appropriate to consider the relevant points from General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
Onchan Commissioners recommend that the application be approved.
Highways Division has not commented.
Owners/Occupiers of 7 Majestic Drive, Onchan have made comments with regards to the application concerning the increase in massing of the property which would have an impact on their sun terrace in terms of overshadowing. The applicant has amended the plans to address this issue, no further comments have been received from 7 Majestic Drive.
Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 which will normally permit development provided that the development:
"(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
It is also appropriate to consider Paragraph 8.12.1 which states:
"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 would not have an adverse impact on either adjacent property or the surrounding area in general."
The application seeks approval for the erection of a first floor extension to provide additional living accommodation. The main points to consider in the assessment of the application are:
The application site is in an area zoned as "Predominantly Residential" identified on the Onchan Local Plan 2000. In terms of land use zoning the proposed development is considered to be acceptable.
In terms of private amenity, the proposed rear elevation of the extension would have two windows at first floor level both would be obscure glazed, to prevent overlooking or loss of privacy to the neighbouring properties. The application site does not directly overlook any of the neighbouring properties.
The front elevation would look towards 16 Majestic Drive, however there is a distance of approximately from the proposed front elevation to the front elevation of 16 Majestic Drive.
Given the distance between the front elevation of the application site and the front elevation of 16 Majestic Drive, it is considered that the proposed development would not result in undue overlooking or undue loss of privacy.
In terms of the proposed extension, it is considered that it is a minor addition to the property and given the distance from the dwelling to the neighbouring property at the rear it is judged that the proposed development would not result in the undue loss of light to the rear garden of the neighbouring property.
The owner/occupier had concerns regarding the massing effect which the proposed extension would have on their sun terrace, the applicant submitted amended plans which addressed the design of the roof in order to overcome the concerns raised by the owner/occupier of the neighbouring property. It is considered that the amended roof design which now shows a hipped roof would have less of an impact than the original plans which shows a pitched roof.
It is considered that the proposed extension would not have a detrimental impact on the street scene in terms of thr visual amenity. It is judged that the proposed development would respect the site and surrounding area, and is similar to a number of neighbouring properties in terms of scale. Although the proposed roof design sits awkwardly against the existing dwelling, it is judged that this would not be detrimental to the visual amenities of the area.
There are a number of properties within the street scene which have had balconies installed on the front elevation, so in terms of design and appearance the proposed balcony would sit comfortably within the street scene. Overal the proposed development is not considered to unduly harm the visual amenities of the surrounding area.
For the above reasons the application 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 Department of Transport Highways and Traffic 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.
The owners/occupiers of 7 Majestic Drive, Onchan are afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 01.06.2011
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 permission relates to the first floor extension as shown in drawings 03 and 02 received 10th March 2011 and 01 Rev A received 28th April 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 3/6/11
Signed: Jennifer Chance Senior Planning Officer Delete as appropriate
Signed: Michael Gallagher Director of Planning and Building Control
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