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Application No.: 21/00615/B Applicant: Mr Steven Buck Proposal: Erection of rear ground floor extension and first floor extension above existing garage Site Address: 1 Hawthorn Drive Ballawattleworth Peel Isle Of Man IM5 1WH Planning Officer: Miss Lucy Kinrade Photo Taken: 08.07.2021 Site Visit: 08.07.2021 Recommended Decision: Permitted Date of Recommendation: 20.07.2021 _________________________________________________________________
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. The application accords with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawing numbers 20/03/PL01 Rev A and 20/03/PL02 both date stamped and received 25/05/2021.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The application site is the residential curtilage of 1 Hawthorn Drive, Ballawattleworth, Peel a two storey semi-detached property located on the northern side of the road and
alongside an area of open space sitting on the corner with Oak Road. Running to the rear is a small access lane leading to a small public car parking area on the east side of the house.
2.1 The application seeks approval for the erection of first floor extension above the garage and a flat roof extension across the rear elevation projecting 3.1m from the rear elevation and measuring 2.8m tall. The extensions are to be finished in materials matching the main house and installed with bi-folding doors and utility door on ground floor of rear elevation and two windows in the garage extension. One window is proposed on the front elevation above the garage door. PLANNING HISTORY - 3.1 The existing garage was originally approved under 02/02514/B DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the site lies within an area designated as 'Predominantly Residential' on the Peel Local Plan. General Policy 2 from the Isle of Man Strategic Plan 2016 is considered relevant to the assessment of the proposal along with the recently released Residential Design Guidance 2019.
4.2 General Policy 2 states (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:
4.3 Section 3.2 POTENTIALVISUAL IMPACT OF AN EXTENSION UPON THE EXISTING HOUSE "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach…"
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Commissioners - no comments received as of 20/07/2021.
5.2 Department of Infrastructure Highway Services - no highways interest (14/06/2021) - 5.3 No formal comments received from neighbouring properties, although the tenant of the adjoining property was in during the site visit 08/07/2021 who indicated that they had no
issues with the application and provided a contact detail for the owners of the property who were also contacted during the same site visit and they indicated no concerns but had not seen the drawings. They owners then called the office later that day to confirm they had reviewed the drawings online and had no objections with the proposal.
6.1 The application seeks approval for the upwards extension of the existing garage to provide additional living accommodation at first floor level. The extension will not result in any over-development of the site and its finish will be in keeping with the appearance of the existing property and general estate and it is recognised that similar forms of development have been undertaken in surrounding area. The extension retains a subordinate appearance to the main house and there will be no adverse impacts on the street scene. The works in this respect are considered to be acceptable.
6.2 In terms of the rear extension, generally flat roof design is generally to be avoided although in this instance the selected option is likely to help minimise impacts on the adjoining neighbour. During the site visit it was noted that the adjoining neighbour benefits from extensive openness given their location on a corner plot, alongside the main road and minded of the distances between the dwellings at this junctions and that the surrounding properties are single storey. It is the openness that helps to limit any adverse or overbearing impacts of the 3m projection along the boundary and thus the living conditions and amenities of the neighbours are not expected to be adversely affected as a result of the development. Whilst a flat roof design is generally to be avoided in this specific case it is considered to be part of a design strategy and although views may be achievable by the immediate surrounding neighbours it is not considered to be so visually adverse as to cause harm to the overall character of the residential area or to general outlook. CONCLUSION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 21.07.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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