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18/00115/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00115/B Applicant : Mr Tim & Mrs Heather Hayes Proposal : Erection of a rear extension Site Address : 22 Hawarden Avenue Douglas Isle Of Man IM1 4BS
Case Officer : Mr Chris Balmer Photo Taken : 22.02.2018 Site Visit : 22.02.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.03.2018 __
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.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers 155-01 all received on 6th February 2018.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.1 The site represents the existing residential curtilage of 22 Hawarden Avenue, Douglas located to the northern side of Hawarden Avenue. The property is a two and half storey traditional, mid terraced property. To the rear of the property is a single/two storey rear outlet. The property has a rear yard which has pedestrian access to the rear lane which serves this property and neighbouring properties in the area.
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18/00115/B Page 2 of 4
2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Douglas Local Plan. The site is within a Conservation Area.
2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
2.3 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
4.0 PROPOSAL 4.1 The application seeks approval for the erection of a rear extension, demolition of two existing sheds within the rear yard area and the installation of a flue . The extension would measure 2.5m in width, a depth of 6m and a maximum height of 4.2m. This extension would essentially infill between the existing two storey rear outlet and the side boundary wall (3m in height) shared with Nr 24.
4.2 The proposed flue would be accommodated within the existing roof plane of the rear single storey outlet. The rear single storey outlet would be altered with the introduction of additional glazing to the rear elevation (bi-folding doors).
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not object (05.03.2018).
5.2 Highway Services state there is no highway implications (02.03.2018).
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18/00115/B Page 3 of 4
6.0 ASSESSMENT 6.1 The main issues to be considered in the assessment of this application are the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property and potential impact upon neighbouring amenities.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.2 The proposed rear extension/alterations in terms of their design, proportion, siting and finish are appropriate and in keeping with the main dwelling house and would be acceptable forms of development, even though the works will likely be screened from public views within the street scene given the height of the rear boundary walls and the overall height of the extension/works. Accordingly, from these respects the proposal would preserve the Conservation Area and be appropriate forms of development to the individual property and therefore comply with General Policy 2 and Environment Policy 35 of the IOMSP.
6.3 The neighbouring property most likely to be affected would be Nr 24 which is to the southwest of the site. However, while the proposed single storey side glazed extension which increase built development adjacent and closer to Nr 24, it is considered given the height of the boundary wall and as this property has had a flat roofed extension erected with a similar height, and therefore the majority of the extension would be screened when viewed form the ground floor windows of Nr 24. Further the fact the extension is a lightweight structure; it is considered the impact would not be significant upon neighbouring amenities (loss of light, overbearing impact or loss of privacy) to warrant a refusal.
7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.0 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. __
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.
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18/00115/B Page 4 of 4
Decision Made : Permitted
Date: 12.03.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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