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The dwelling 59 Devonshire Road is part of a pair of two storey semi detached properties which is located on the southern side of Devonshire Road and is south of the junction with the Quarter Bridge Road. The housing area comprises predominantly two story semi detached properties and two storey detached dwellings.
The boundary treatment with 57 Devonshire Road consists of a 0.8 metre high retaining wall (due to the applicant’s property having a significantly lower ground level than Nr 57) and a 1.5 metre high hedge. The rear boundary comprises of a 2 metre high timber fence and 4 metre high conifer trees. The side boundary shared with Nr 61 Devonshire Road consists of a 1.8 metre high hedge.
The property has been zoned under the Douglas Local Plan Order 1998 as being within a predominately residential area; the site is not within a Conservation Area.
Erection of a two storey extension to replace existing single storey (05/00239/B) - St Georges Vicarage, 16 Devonshire Road – Approved. First floor extension over existing kitchen extension to rear (04/02477/B) - Capstone 14 Devonshire Road – Approved. Extension to dwelling over garage (98/00313/B) - 51 Devonshire Road, Douglas – Approved.
The application proposes alterations and extensions to provide additional living accommodation.
The application proposes the demolition of the existing single storey garage and replaced by the rebuild of the existing ground floor garage and erection above of a first floor extension which forms an additional bedroom. The extension would have a side projection from the existing gable end wall of the dwelling of 3.65 metres and a length of 6 metres.
The application also includes alterations within the roof space to create a master bedroom and to install a velux balcony style roof window (see enclosed brochure). Also it is proposed to install a velux roof window to the rear elevation.
The Douglas Corporation has considered the application and has no objection. Highways Division do not oppose the application. The Douglas Corporation acting as the Agent for the Department of Transport has no objection subject to the following condition:-
There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
Chief Fire Officer - Smoke Detection
We have received a letter of objection from the neighbouring residents of 61 Devonshire Road, Douglas, who has made the following comments:-
A second letter, from the residents of 57 Devonshire Road, Douglas, has objected on the following grounds:-
The application is split into two parts, the two storey side extension and the velux balcony style roof window.
The material planning issues to consider with the two storey extension are:-
Regarding possible loss of light to the neighbouring property due to the extension, whilst some light might be lost to the landing window, I do not believe the loss of light would be significantly great especially as this window does not serve a habitable room to warrant a refusal. The kitchen window which does serve a habitable room, I believe will not be affect by loss of light due to the orientation (rears of dwellings south facing) between the properties and the size and position of the proposal. Again due to the size and position of the extension in relationship with the neighbouring property I do not believe the proposal will cause any overbearing affects to the detriment of the residential amenity of the neighbouring residents.
Regarding the possible terracing affect the proposal might cause if approved, it is my opinion that due to the slight setback from the front elevation and the setback from the rear elevation, this helps to reduce the height of the ridge levels of the roof which in turn would cause a break up of the roof line. Also due to the differences of levels between the two neighbouring properties (approx 1 metre), it helps any possible terracing affect from occurring in the future.
The issue of the rear velux balcony style roof window brings up possible concerns of overlooking. It should be noted that the balcony and the velux style roof light would not project further than the existing roof line and therefore causes the proposal being enclosed within the roof space. Because of this I do not believe that a substantial amount of overlooking into the neighbouring rear gardens would occur. Possible direct overlooking might occur by overlooking the rear neighbours property, however this is prevented by the rear boundary treatments but also due to the distance between the proposal and the rear boundary (18 metres).
For these reasons above the proposal 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: The Douglas Corporation
Recommended Decision: Permitted Date of Recommendation: 29.06.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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 02, 03, 04 and 05 all received on 28th April 2006.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
N 2. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation. The Drainage Services Manager at Douglas Corporation should be consulted hereon.
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 : 29 June 2006
Signed: M. I. McCauley Director of Planning and Building Control
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