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18/01133/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01133/B Applicant : Jade & Alex Foster Proposal : Single storey extension to side and rear of property. Site Address : 8 Terence Avenue Douglas Isle of Man IM2 5BL
Planning Officer: Mr Nick Salt Photo Taken : 13.11.2018 Site Visit : 13.11.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.12.2018 __
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. All external facing and roofing materials to be used shall match those of the existing building in respect of type, colour and texture.
Reason: In the interests of the character and appearance of the site and surrounding area.
Plans/Drawings/Information:
This permission relates to the following plans and drawings date stamped received 29th October 2018: o 18/30/01 - Existing elevations, floor plans, site plan and location plan. Photographs of front and rear elevations o 18/30/02 - Proposed Floor Plans, Elevations and Site Plan. __
Interested Person Status - Additional Persons None __
Officer’s Report
1.0 SITE
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1.1 The site is the residential curtilage of 8 Terence Avenue, Douglas. The site dwelling is a semi-detached, two storey property. It is finished in dash render and red tile hipped roof with white framed uPVC windows and doors. At the front and north east of the site curtilage there is a driveway, with a garden at the rear. The site features a timber fence bounding it to the garden of No.7.
1.2 At present, there is a small single storey annex kitchen at the rear elevation of the site dwelling, with a lean to roof of slightly steeper pitch than the main dwelling. This mirrored by the adjoining property of No.7 Terence Avenue. This annex extends from the rear elevation by around 2.6 metres, to the west of which is a concrete raised patio with steps down to the rear garden. The street is characterised by similar properties which feature the existing kitchen annex.
2.0 PROPOSAL 2.1 Proposed is a single storey extension on the entire rear elevation and part of the side elevation of the dwelling. The extension would be a continuation of the general form and height of the existing kitchen annex at the rear, with a lean to roof following the pitch of the main roof.
2.2 The extension would feature rosemary tiles to match the existing roof and pebble dash rendering also to match. 3 Velux roof lights on the roof are proposed, along with a relocation of the current patio doors to incorporate the changes. The patio door would form a dormer style addition to the rear. There is a smaller side utility door (with obscure glazing) proposed for the side elevation, a single window at the front, and two smaller windows at the rear.
3.0 PLANNING HISTORY 3.1 There is no planning history for the site or surrounding area which is regarded as materially relevant to this application.
4.0 PLANNING POLICY 4.1 The Douglas Local Plan 1998 designates the site as within an area zoned for Residential use.
4.2 Due to the land use designation, General Policy 2 of the Isle of Man Strategic Plan 2016 applies (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;"
4.3 It is also important to have regard to Paragraph 8.12.1 of the Strategic Plan: "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 Douglas Borough Council have no objections to the application (16.11.18).
6.0 ASSESSMENT 6.1 In considering an extension such as this in a residential area, it important to have specific regard to potential impacts on neighbours and their amenity, parking, and the appearance of both the site itself and the street scene or character of the area.
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6.2 Neighbour Amenity
6.2.1 The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres.
6.2.2 Due to the single storey nature of the extension, and the absence of any windows looking directly towards either of the adjacent dwellings, overlooking is unlikely to result. The proposed utility door on the side would feature obscure glazing. Similarly, the low impact single storey nature of the proposal would mitigate any adverse effects such as overshadowing.
6.3 Parking
6.3.1 The existing side driveway is too narrow to be used as a regular car parking space - the reduction in its size would therefore not result in any loss of usable parking space. The standard required parking space size is 5.5mx3m for a single space. The driveway, by comparison, measures just 1.5m in width.
6.4 Impact on Appearance/ Street Scene
6.4.1 The proposed extension would be visible from Terence Avenue in part. Whilst increasing the overall size and visibility of the building, the proposal demonstrates design which is subordinate to the main dwelling and sympathetic in form and design. In particular, the matching finish, and the single storey nature of the extension, would ensure that it does not damage the street scene or the character and appearance of No.8.
6.4.2 At present, there is a canopy on the side elevation, the extension would feature better design and would not extend as far as this. The proposed roof matching the pitch of the main dwelling is also welcome. In this regard, the proposal demonstrates acceptable design and is in compliance with GP2 (b,c&g).
7.0 CONCLUSION 7.1 In summary, the proposal meets the requirements of the aforementioned policies in the Isle of Man Strategic Plan 2016 and is acceptable.
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. __
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18/01133/B Page 4 of 4
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 07.12.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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