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18/00050/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00050/B Applicant : Kevin And Rebecca Sutton Proposal : Alterations and erection of two storey extension to side of dwelling Site Address : 52 Murrays Lake Drive Mount Murray Douglas Isle Of Man IM4 2HZ
Case Officer : Miss Lucy Kinrade Photo Taken : 21.02.2018 Site Visit : 21.02.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.03.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. The proposed bathroom window on the side elevation shall be glazed with obscure glass to a minimum of Pilkington Level 4 or equivalent and permanently retained as such thereafter.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Plans/Drawings/Information;
This approval relates to the site location plan and drawing numbers 1429 -1 and 1429 -2 all date stamped and received 19/01/2018.
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Interested Person Status - Additional Persons NONE __ Officer’s Report
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18/00050/B Page 2 of 4
1.0 THE APPLICATION SITE
1.1 The site is the curtilage of 52 Murrays Lake Drive, situated in the south west corner of the Mount Murray estate and south of the Mount Murray hotel development.
1.2 The existing dwelling is a two storey end terrace property.
2.0 PROPOSAL
2.1 The application seeks approval for erection of a two storey extension to the north side elevation (south). The proposal would have a width of 3m, a depth of 6m and a ridge height of 7.7m.
2.2 The application also includes the installation of a new bathroom window on the side elevation above the single storey roof of Number 51. New window is 450mm x 750mm and annotated to be installed with frosted glazing.
PLANNING HISTORY
3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
4.0 PLANNING POLICY
4.1 The application site is within an area zoned as "Tourist Accommodation in Parkland" identified on the Braddan Local Plan 1991. Despite this, the site was approval for residential purposes and is now a residential area in excess of 180 properties.
4.2 Given the nature of the application it is appropriate to consider General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2016.
4.3 General Policy 2 states:
"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"
4.4 Paragraph 8.12.1 states:
"Extensions to Dwellings in built up areas or sites designated for residential use - 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."
5.0 REPRESENTATIONS
5.1 DOI Highway Services have indicated that they do not oppose the application stating that the dwelling is surrounding by footpaths and trees but there is no existing site parking or vehicular access. Lay-bys are present to accommodate parking for this and other properties in
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18/00050/B Page 3 of 4
the vicinity. As the proposal does not create any additional bedrooms the parking demand would remain unchanged (22/12/2018).
5.2 No comments have been received from the Local Commissioners.
6.0 ASSESSMENT
6.1 The proposal in terms of its form, mass and design provides a suitable extension to an existing residential property for which there is a general principle in favour of as indicated in paragraph 8.12.1 of the IOM Strategic Plan 2016. The extension is considered to be modest in size and a sufficient distance from the neighbours to not generate an overbearing impact or impact on general amenity. While a stepped approach would have been preferred, the end location of the property combined with the existing front porch and lower ridge of the existing works towards comfortably accommodating the proposed extension and does not detrimentally affect the visual appearance of the existing property or the terrace. The character of the wider residential estate is to be unaffected by the development.
6.2 As previously indicated by Highway Services the application site has no designated parking that would be affected by the development. The modest size of the development also ensure that the demand on the shared parking facilities by this single unit dwelling remain unchanged and the parking provision unaffected through development of the extension.
6.3 The proposed extension is to be finished in appropriate materials to match the existing dwelling and surrounding properties this will help to create a uniform appearance throughout and will ensure the property remains in keeping with the visual appearance of the street scene.
6.4 In addition to the extension the application also includes the installation of a new bathroom window on the side elevation facing No. 51. This window is 450mm wide x 750mm high and annotated on the drawing to be installed with frosted glazing. The proposed window is considered acceptable and not to have significant overlooking or privacy impacts on the neighbour. It is recommended a suitably worded condition be added ensuring its installation with obscure glazing.
7.0 RECOMMENDATION
7.1 It is considered the proposals would comply with GP2 and Paragraph 8.12.1 of the Isle Of Man Strategic Plan 2016 therefore it is recommended that the application be approved subject to a condition relating to the installation of obscure glazing for the side elevation window. INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 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 in Article 6(4) who should be given Interested Person Status.
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18/00050/B Page 4 of 4
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I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 08.03.2018
Determining officer Signed : C BALMER
Chris Balmer
Senior Planning Officer
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