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23/00409/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00409/B Applicant : Mr Lewis & Mrs Alice Howland Proposal : Demolish existing garage and erect proposed new garage with utility and sunroom to rear elevation Site Address : 8 Laureston Grove Douglas Isle Of Man IM2 4BG
Planning Officer: Mr Paul Visigah Photo Taken : 06.12.2022 Site Visit : 06.12.2022 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.05.2023 __
Conditions and Notes for Approval
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 proposal is considered to be in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016, and the principles set out in the Residential Design Guidance, in that no unacceptable visual, residential amenity or other impacts were identified.
Plans/Drawings/Information;
This approval relates to document and plans received 3 April 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The application site is the residential curtilage of 8 Laureston Grove, a two-storey end- terrace dwelling located on the east of Laureston Grove. The whole terrace has a similar layout. All the dwellings within the terrace have a two storey flat roofed section at the rear.
1.2 The rear garden is laid out such that the entire northwest and northeast boundaries comprise trees and shrubbery, while the southeast boundary is made up of a stepped boundary wall which lowers as you move towards the pedestrian access gate that provides access to the rear lane.
2.0 THE PROPOSAL 2.1 Demolish existing garage and erect proposed new garage with utility and sunroom to rear elevation. The proposed works would include:
2.2 Demolishing the existing garage and erecting a replacement garage in its place that would be 9.4m long, 3.2m wide and 5.3m high (2.5m to the eaves). This garage which would have a utility room to the rear would be finished externally in painted render similar to the existing dwelling finish. Its pitch roof would be finished in tiles similar to the existing tiles on the main dwelling. A 2.2m x 2.4m garage door would be installed on the front elevation, while a window would be installed at the rear.
2.3 Erecting a single storey flat roofed rear extension at the rear of the existing dining room. This extension would project 3.9m from the rear of the existing dwelling, be 3.4m wide and 2.8m to the top of the flat roof (2.5m to the eaves). This extension which would be level with the existing single storey flat roofed projection at the rear of the main dwelling and be finished externally in material similar to the existing dwelling. The extension would have top hung UPVC casement windows and painted render finish. A sliding patio door would be installed on the ground rear elevation. A new frameless roof lantern 2m x 2.8m would be installed over the flat roof.
3.0 PLANNING POLICY 3.1 The site lies within an area designated as Predominantly Residential Use on the Area Plan for the East (Map 4 - Douglas) and the site is not within a Conservation Area. The site is not prone to flood risks or within a registered tree area, and there are no registered trees on site.
3.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
3.3 General Policy 2 (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:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".
3.4 Paragraph 8.12.1, which states:
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"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."
3.5 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." Typical Residential: 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
3.6 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.
3.7 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
3.8 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 PA 22/01176/B for Erection of replacement garage and single storey extension to rear of garage was refused on 3 February 2023. The application was refused for the following reason: "Whilst it is noted that the application property and the properties on the terrace have flat roofed two storey rear elements which were approved prior to the introduction of the Isle of Man Strategic Plan 2016 and the recently updated Residential Design Guide 2021, the proposed two storey flat roofed extension would have an adverse visual impact on the existing dwelling, contrary to General Policy 2 (b and c), Environment Policy 42, Strategic Policy 3 (b) and Section 4 of the Residential Design Guide 2021, by reason of its large flat roof finish, stepped out nature, and increased massing over the existing."
5.2 During the assessment of the application, there was concern that the proposal could impact on an adjacent tree and as such the DEFA Arboricultural Team was contacted for comments. The Consultation comments dated 7 December 2022 stated thus: "Although there may be an impact to the retained trees, given their lack of Arboricultural quality and suitability to the setting, there are no issues with the proposal."
6.0 REPRESENTATIONS
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Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 7 April 2023. They also note that they find the application to have no significant negative impact upon highway safety, network functionality and /or parking.
6.2 DOI Highways Drainage have made the following comments on the application (16 May 2023): o They state that allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. o They advise the applicant to be aware of and demonstrate compliance with the clauses above.
6.3 Douglas Borough Council have indicated that they have no objection to the application (12 May 2023).
6.4 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The main issues to consider in the assessment of the application are: a. The potential impacts upon the character and appearance of the existing dwelling, terrace and street scene (GP2, EP 42, STP 3 & RDG 2021); b. The potential impacts upon the neighbouring properties (GP2 and RDG 2021); c. Highway safety and parking impacts (GP2 & TP 7); d. Impacts on trees (GP 2)
7.2 Character and Appearance 7.2.1 In terms of visual impacts of the proposal, it is considered that the garage extension would offer an improved appearance over the current garage with it new roof structure better suited to the dominant roof appearance on the terrace. Also, the external finish and roof finish would ensure seamless integration into the existing built fabric on site and the locality. As such, it is considered that this element of the proposal is acceptable.
7.2.2 With regard to the single storey flat roofed extension to the rear, it is considered that this extension, including the installation of the roof lanterns over would follow the existing architecture of the building, by incorporating matching finishes to ensure that the extension would blend with the existing. Whilst it would have been more appropriate to have a pitch roofed extension at the rear as stipulated by the Residential Design Guide, the flat roof of the new extension would be positioned at a rear enclosure and its roof structure would ensure that the existing rear windows of the main dwelling are not obscured by the addition of the extension. This extension would also appear as a subordinate addition to the dwelling when viewed from the rear lane which serves the application site and its neighbours.
7.2.3 Moreover, this extension would be completely confined to the rear of the dwelling, with no views from the street scene of Laureston Grove. Therefore, it is not considered that there would be any impacts on the character of the street scene or locality.
7.3 Impact on neighbouring amenity 7.3.1 In terms of impact on neighbours, it is considered that there would be no overlooking impacts on neighbouring properties due to the single storey nature of the proposal, the existing intervening boundary treatment (hedges and boundary walls) and the position of the introduced fenestrations which would offer no overlooking views of neighbouring properties.
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7.3.2 The scheme would also not result in overbearing impacts or loss of light for any neighbour, particularly 'Thie Ain', 9 Laureston Grove which is directly adjacent due to the existing boundary treatment which screens the windows on the south elevation of this neighbouring property, the separating distance between the extensions and this neighbour, as well as the single storey height which is considered to offer minimal opportunities for overshadowing.
7.4 Highway Safety/Parking Impacts 7.4.1 With regard to impacts on highway safety or parking, it is considered that there would be no changes to the access arrangements or parking provisions on site, as the garage provision and the additional off street parking in front of the garage would be retained. Besides, DOI Highways have noted that they find the application to have no significant negative impact upon highway safety, network functionality and /or parking. Therefore, it is considered that this element of the proposal would be compliant with the aforementioned policies.
7.5 Impact on trees 7.5.1 IN considering potential impacts on trees on the site, it is noted that the current scheme would not bring the development any closer to the existing trees than that which was observed with the previous application (P 22/01176/B). Therefore, as the DEFA Arboricultural Team had advised that the affected trees lack Arboricultural quality and are unsuitable to the setting, there are no issues with the proposal in terms of tree impacts. As such, it is considered that the development complies with GP 2 (f) with regard to impact on trees.
8.0 CONCLUSION 8.1 Overall, it is concluded that the planning application accords with the relevant policies of the Isle of Man Strategic Plan 2016 and the principles promoted by the Residential Design Guide, and as such is recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
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.
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Decision Made : Permitted
Date: 26.05.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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