Loading document...
Application No.: 21/00090/B Applicant: Miss Nicola Johnson Proposal: Erection of extension, replace garage door with a window and widening of driveway and vehicular access Site Address: 6 Highfield Crescent Onchan Isle Of Man IM3 3BH Senior Planning Officer: Mr Jason Singleton Site Visit: 04.03.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.03.2021 _________________________________________________________________
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.
The proposed alterations to the dwellinghouse would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and designed to would comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings referenced Plans and Elevations, Site and Location Plans, all date stamped received on 28th January 2021 _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of No.6 Highfield Crescent, Onchan. The property is a detached dwelling to the East of the highway. The property is a detached
bungalow of typical form for the surrounding area with a flat roof garage, set back from the building line but attached by a hallway link to the north elevation, with white painted render.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of an extension to the front elevation, replacing the garage door with a window and widening of the driveway and vehicular access. - 2.2 The scope of works would see the conversion of the existing double garage to create an en-suite bedroom; The construction of a small single storey extension across the front elevation of the garage (7m x 2.5)m to form a separate study room and create a porch area with a new front door. Additional parking would be created at the front of the house adjacent to the existing.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Onchan Local Plan 2000. The site is not within a Conservation Area or is identified as being within a flood risk area. There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application: - 3.2 Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." - 3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.4 General Policy 2 (GP2) (in part) 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:
3.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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 to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.6 Other Material Considerations The Department has published house holder advice within 'The Residential Design Guide' (March 2019) which provides advice on extensions to existing properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY - 4.1 16/00230/B - Alterations and extensions to dwelling. Approved.
This application proposed a flat roof porch extension to the front elevation between the main dwelling and the garage, partial conversion of the garage to utility room with insertion of new door and window to the rear elevation facing into the garden; erection of single storey rear extension for en-suite bedroom.
5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners commented (09/02/21) with no objection. - 5.2 Highways Services do not object (10/02/21) as the proposal would provide three parking spaces, visibility of 2.4m x 43m can be achieved for the speed limit of the area, the dropped kerb would need a S.109(A) highways agreement.
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 From the streetscene at the front the proposed extension would be introducing a built form further forward from the existing garage but no further forward than the existing building line of the property. This forward projection would be finished in the same flat roof as the existing garage and in terms of size, height and general appearance it is considered to be proportionate to the front elevation and designed to serve that specific purpose for an extension. When finished to match the front elevation it will ensure the built form is in keeping with the character and appearance of the dwellinghouse. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019. - 6.3 (ii) Neighbouring amenities The level and scale of rear extension, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the occupants of the main dwellinghouse or considered to harm the neighbouring amenity, specifically the closest neighbour to the north (No.8). There are no windows proposed in the north elevation that would offer any overlooking or loss of privacy. - 6.4 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect or lead to a loss of privacy. It is further noted we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). - 6.5 (iii) Highways Safety Highway Services have considered the merits of the proposal, access to and from the
site from the highway, as well as parking and highway safety. As the transport professionals their comments are heavily relied upon and as they do not object, the proposal would be aligned with the principles of GP2 (h&i).
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
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: 24.03.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Copyright in submitted documents remains with their authors. Request removal
