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The dwelling is located along an unmade lane adjacent to the northern side of King Edward Road and The Manx Electric Railway, near the junction with Howe Road. The dwelling is a large detached property within a residential area. The site has been zoned under the Onchan Local Plan Order 2000 as an area of predominately residential use; the dwelling is not within a Conservation Area.
The boundary treatment of the site consists of a 2 metre high hedge which runs round all round the boundary of the site. The neighbouring boundary with 113 King Edward Road also has approximately 3.5 metre high trees / bushes. The property to the rear 63 Howe Road also has a higher ground level then the applicant's property.
The property has received a recent Planning refusal for demolition of existing garage and erection of a double garage with ancillary living accommodation above with alterations and enlargement to existing driveway (05/01797/B), which is currently at the Appeal stage.
The dwelling has benefited from a Planning Approval for extension and alterations to form additional living accommodation, (88/00715/B).
The application proposes extensions and alterations to the dwelling. The proposed extensions include:-
Onchan District Commissioners have considered the application and have recommended an approval.
The residents of 113 King Edward Road have submitted a letter stating they have no objection to the proposal, and suggest one condition to be applied to any approval that states:- "the main flat roof section surrounding the observatory be restricted to access for repair and maintenance only and is not to be used for recreational purposes".
The Isle of Man Fire and Safety Service have recommended that a mains wired interconnected domestic smoke detection be installed.
The main issues with the application are the possible overlooking / privacy issues the proposals could possible cause.
The first issue are the two first floor windows on the west elevation of the dwelling, one being a kitchen window and the second being a bay window for the dining room. The dining room window cause some concern as the kitchen window is an existing window and therefore is not an issue with regard to this application. Concern is caused due to the neighbouring property at 113 King Edward Road which has a total of two first floor windows on the gable elevations, one being a large window and the second being a dormer window. The bay window proposed is approximately 9 metres away from the neighbours dormer window and 15 metres away from the larger window. For these reasons I believe that the window would not cause overlooking / privacy issues as the windows distance from each other, because of the orientation of the dwellings and therefore the windows do not have direct views into each other and as the bay window would not be the primary window of the dining room.
The second issue of possible overlooking the proposed observatory extension on the roof of the dwelling will cause on the neighbouring properties within the area. However after studying the application in particular the roof plan, I do not believe that this would be an issue as the proposal is in a central position within the roof space and therefore leaves 4.7 metres of roof space either side (east & west elevations of the observatory). I believe this will act as a barrier and possibly prevent significant overlooking of the neighbouring dwellings 113 & 117 King Edward Road.
The extensions to the side and rear of the property would seem to be acceptable and will not cause an adverse impact by having an overbearing affect on any of the neighbouring properties especially 117 King Edward Road. My thoughts are that the proposals will improve the visual appearance of the property and that of the area as a whole. There are many examples along King Edward Road of different styles and design of dwellings and I also do not believe that the proposed extensions and alterations will look out of place within the street scene.
For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 07.03.2006
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 approval relates to the submitted documents and drawings AT 768.1, AT 768.2 and AT 768.3 all received on 6th December 2005.
C 3. The main flat roof section surrounding the observatory be restricted to access for repair and maintenance only and is not to be used for recreational purposes, which could cause an adverse impact on the neighbouring properties through overlooking and therefore a loss of privacy.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 17/8/06 Signed: M. I. McCauley Director of Planning and Building Control
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