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Application No.: 21/01041/B Applicant: Ms Kate Cain Proposal: Erection of single story extension to side & rear of dwelling and extension to existing driveway Site Address: 49 Ballacottier Meadow Douglas Isle Of Man IM2 2QX Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.12.2021 _________________________________________________________________
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 proposed single storey extension is deemed to comply with General Policy 2 of the IoM Strategic Plan 2016
Plans/Drawings/Information; This approval relates to drawings received on 2nd September 2021, referenced; Existing Plan - 1594-1 Proposed Plan - 1594-2 Site Plan Location Plan _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 The application site is the residential curtilage of a dwellinghouse No.49 Ballacottier Meadow Douglas. The property is a two storey end of terrace of 5 (No's 49-57) that sits towards the north of that terrace with grassed gardens to the front. The property has off road parking for two - three cars parked in tandem on the driveway that runs to the north of the site. - 1.2 The adjacent land to the north of the site is a designated parking area that serves those properties to the north (41-47) of the application site.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of an extension to the side (north) of the dwellinghouse at single storey with a pitched roof that extends into the rear garden. The foot print of the proposal would measure externally 3.2m wide x 11m long. This increase area would provide a dedicated dining room at the front that would connect (open plan) to the existing kitchen on the front elevation, utility room in the middle and snug at the rear connecting into the lounge and with patio doors leading into the garden. - 2.2 The proposed extension would be finished in painted rendered walls, pitch tiled roof with three velux windows to match the existing with Upvc windows. - 2.3 Part of the proposal would see a small proportion of the front lawn being removed to allow for parking. This would see the proportion nearest the house being removed and the agent notes; "retain existing vehicular access, no changes or alteration of drop kerb being necessary" the remainder of the front garden would be retained.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the East Map East (Map 4 - Douglas) - 3.2 The site is not identified within a Conservation Area, nor is it within an area designated at risk of flooding. There are no mature trees, or registered trees on site or in the vicinity that could be affected by the proposal. - 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 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. - 3.5 Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. - 3.6 Spatial Policy 5: New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3. - 3.7 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." - 3.8 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:
3.9 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. - 3.10 Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans. - 3.11 OTHER MATERIAL CONSIDERATIONS: The Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Specific information is given in Section
4.0 PLANNING HISTORY - 4.1 The application site has not been the subject of any previous planning applications that are considered material to this application.
5.1 Braddan Parish Commissioners commented 28/09/21 with no objection - 5.2 Highways Services do not object (No Highways Interest) 22.09.21 - 5.3 DoI Highways Drainage commented 11/10/21 do not object but seeks that there is no run off water onto the highway.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The starting point for the application is the land designation, it is clear from the site visit, the building is within a wider urban residential area that is confirmed as a defined settlement on
The Area Plan for the East. As this is an adopted document and the surrounding lands and properties are residential, the principle would not prejudice the adjoining land according to GP2k. This is further supported in the strategic plan through Paragraph 8.12.1 where there is a general presumption in favour of extensions or alterations to existing properties in designated residential areas where there is no adverse impact on either adjacent property or the surrounding area in general. The principle of a extending at the side and rear at single storey level is an acceptable form of development for increasing the floor area and would be in accordance with SP5 and STP2 for development within existing town and villages.
6.3 When considering the design EP42 seeks that new development should reflect the character of the area which is somewhat echoed through GP2b which also seeks further emphasis that proposals respect the site and surroundings in terms of the siting, layout, scale form, design and landscaping. The proposed extension here would be introducing a built form into the side elevation where there is presently none. Being north facing and bound by a timber fence, the area offer little more than a hard standing / storage area. The proposed single story extension in terms of size, height and the general appearance, when finished to match the dwellinghouse would be considered proportionate to the rear elevation and has been designed to serve that specific purpose for a residential extension. From the front the proposal would be set back from the front elevation and the windows would match those of the existing in terms of size and window cill level. On balance, the proposals have been designed with Sp5, GP2b,j, EP42 and the RDG'21 in mind and would be complainant
6.6 The proposed extension is contained solely to the side elevation and would be utilising the existing ground levels to ensure a level threshold from the existing kitchen and proposed dining room is retained. Any views from the highway at the front and from the parking area and dwelling to the north, would be read within the same residential context of the property and surrounding streetscene. Being at single story level the proposal would be subordinate to the dwellinghouse and only the upper proportions of the roofscape being visible when viewed from the north above the 2.0m fence. When viewed from the highways to the front, the sloping (mono-pitched) roof design and being set back from the building line at the front are all measures to ensure the visual impact is kept to a minimal whilst providing an extension. On balance these aspects are deemed to not have any adverse impact on the character of the streetscene in accordance to GP2(c) (f) and the RDG 2019.
6.7 The single storey nature of the proposal are considered to be relatively modest and not judged to compromise the existing levels of privacy to the enjoyment of the main dwellinghouse and adjoining neighbour as there are no windows that would allow for any overlooking. - 6.8 When considering whether there would be any loss of light or overshadowing from the built form of the extension given the orientation of the properties they would not be disadvantaged from any loss of light over and above the existing, given they sit to the north of the proposal and the single storey nature of the extension. - 6.9 From the neighbouring property only the upper proportions of the mono-pitched roof would be visible above the top of the existing boundary fence. As the proposal is single story it would not be considered to have an adverse impact upon the neighbouring properties. It is further noted we have not received any objections or comments from the neighbours. On balance, these aspects would be considered to be compliant with GP2g.
6.10 The proposal is only for a simple side extension, the built form would be regulated under Building Control system whose remit ensures the levels of construction are energy and thermally efficient. The pitched roof design would be a 'warm roof' (insulated) offering high levels of
6.11 None. From the consultation period there has not been any other matters arising that need addressing.
7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide. - 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:
I can confirm that this decision has been made by the Head of Development Management 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 : 15.12.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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