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The application site represents the residential curtilage West Nappin Bungalow, Church Road, Jurby, which is a single storey detached modern bungalow. The property is located on the southern side of Church Road and east of Jurby Church.
The application site is within an area recognised as being an area of "white land" under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance and also a Nature Conservation Zones, nature Reserves & Sites of Ecological Importance for Conservation.
Relevant policies include:
Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:-
Housing
Policy 16: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application seeks approval of the alterations and extension to dwelling. The scheme involves a side and rear single storey extension. The side extension would have a width of 3.6 metres, a depth of 7.8 metres and a ridge height of 4.8 metres. The rear extension would have a width of 7.8 metres, a depth of 4.9 metres and a ridge height 4.9 metre. The finishing of the two extensions is to match the existing dwelling.
Jurby Parish Commissioners have made the following comments:- "No Objection"
Highways Division:- "Do not oppose has no traffic management, parking or road safety implications."
The Planning Authority has received no privately written representations objecting to the proposal.
The first issue is the relevant Housing Policy to consider for this application. From studying the plans and from visiting the site it is clear that the property is a modern bungalow (70's) and therefore considered to be a dwelling of a non-traditional design.
Therefore this application should be considered with Housing Policy 16 as the dwelling is considered to be of a non-traditional.
This policy states that the extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
The views of the property from public view are no overly apparent from nearby public highways, the exception being when viewing the property from Church Road directly in front of the property.
The proposal would increase the size and footprint of the dwelling. However, the proposed design, proportion and massing would be in keeping with the existing property.
The property is within the settlement of West Nappin which over time has resulted in a number of residential properties forming around the Crossroads, which is situated nearby. Due to this the property is not located in an isolated position in the countryside but sits comfortably within the group of built development.
Consequently, whilst the proposal would increase the size of the 'non-traditional' dwelling, it is considered the proposals would have no significant impact upon the visual amenities of the countryside or the street scene.
Regarding the potential impacts upon neighbouring amenities, only 'Yn Chardee' which is located to the east would potentially be affected.
The proposed extension would leave a gap of approximately 12.5 metres between the neighbouring property, albeit, the closest aspect of the neighbouring dwelling is a garage. Further to this the area between the application site and the neighbouring garage is a hard surfaced for parking and turning provisions for the occupants of 'Yn Chardee'.
Overall, given the size, height, boundary treatment and distance to the neighbouring property, it is considered the proposal would have no adverse impacts upon the residential amenities (loss of light, overbearing impact and/or overlooking) upon the occupants of 'Yn Chardee'.
Overall, for these reasons the proposal would be appropriate in this location and therefore the application is recommended for approval.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested 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.
Recommended Decision: Permitted
Date of Recommendation: 11.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and extension to dwelling as proposed in the submitted documents which are date-stamped 28th March 2011.
The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Director of Planning a Building Control,
Decision Made : Permitted Date: 11/5/11
Signed: S. M. McElwain Senior Planning Officer
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