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Application No.: 18/01186/B Applicant: Mr Peter Heginson Proposal: Single storey extension to front elevation to provide ground floor wc (amendment to PA 18/00236/B) Site Address: 81 Anagh Coar Road Douglas Isle Of Man IM2 2AS Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.12.2018 _________________________________________________________________
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.
This approval relates to the submitted documents and drawings reference numbers 18/3-81 all received on 12th November 2018. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site represents the residential curtilage of 81 Anagh Coar Road which is an existing semi-detached dwelling situated at the western side of Anagh Coar Road which leads off the New Castletown Road and Cooil Road within the built up residential area of Anagh Coar / Farmhill in Douglas. The property sits in a modest plot and comprises a two storey pitched roof dwelling with separate garage and an enclosed single storey porch to the front elevation.
2.1 The planning application seeks approval for the erection of a single storey extension to front elevation to provide ground floor wc. - 2.2 There was a very recent approved application which has been commenced which gave approval for an lean-to roof extension would has a front projection of 1.8 metres, a maximum width of 3.6 metres and a height of 3.5 metres (eves 2.3m). The extension would be finished in a mixture of render, timber cladding and grey Marley titles to match the main dwelling roof. This proposal is too essentially extend this approval by a small section of 0.7m x 2m (1.5sqm), which essentially infills a small section to the front of the extension. Overall, the works when completed would result in a front extension measuring 2m x 6m which would extend across the entire front of the dwelling.
3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a single previous planning application which is considered relevant in the determination of this application: - 3.2 Single storey extension to front of dwelling to provide ground floor wc - 18/00236/B APPROVED
3.4 Erection of a sun room extension to rear elevation - 09/01942/B - APPROVED
3.3 Erection of an extension to dwelling house - 09/01060/B - APPROVED
3.5 Erection of an enclosed front porch and replace existing garage roof - 06/00281/B APPROVED
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is not within a Conservation Area. - 4.2 Under the Draft Plan for the East the site is again recognised as being within predominantly residential use.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 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:
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council recommends the application be approved (received on 29.03.2018). - 5.2 Highway Services comment (received on 06.04.2018): "The proposal is for the erection of an extension to the front of a dwelling to provide a ground floor wc.
The proposal would not affect the site access and site parking arrangements as the driveway is at the side of the property and not on the frontage. No new highway issues would be created by the proposals.
Highway Services does not oppose the application."
5.3 The owners/occupiers of 79 Anagh Coar Road, Ballavargher, Douglas object to the application which are summarised as (27.03.2018); will have a detrimental effect due to loss of light to our lounge; will overshadow our window due to proximity and height making out lounge dark and hemmed in; we will look onto a solid wall which will feel dominant and overbearing in our line of sight; no similar extensions in our estate so will be out of keeping; footings will encroach onto our land; and how will it affect the drainage. - 5.4 In response to these concerns the applicants have commented that (09.05.18) no extension or works will exceed the curtilage of Nr 81, and the drainage pipes are located in the shared driveway between Nr 81 & 83 and the same for Nr 77 & 79 and therefore the extension will not infringe upon Nr 79; and the issue of lack of daylight they point out that the wall will be some distance away from Nr 79 windows, and the elevation facing will be painted a light colour to reflect light and Nr 79 is located to the south.
6.0 ASSESSMENT - 6.1 As the previously approved extension is not substantially completed a full assessment of the front single storey extension as a whole needs to be considered again. Therefore the key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and the potential impact upon neighbouring amenities, namely upon Nr 79. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE
6.1 The proposed front extension in terms of its proportion, form, scale and design are unusual within the existing street scene, albeit the existing enclosed porch is also unusual for the existing street scene; the majority of properties having an overhanging porch roof only. However, just because the new proposal would be a new feature in the street scene, isn't an automatic reason to refuse the application. In terms of the design, scale, form and size, it is considered the proposal would add interest to the property, which currently do not have a high degree of architectural interest. Further, the difference between the last approval and this scheme is very modest and acceptable. Overall, it is considered while it would introduce a unique feature to the immediate street scene, it would not be an obtrusive feature, but an extension which would be in keeping and not be an especially prominent feature, therefore complying with General Policy 2. POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - 6.2 As mentioned, earlier the property most likely to be affected would be the occupants of Nr 79 which is immediately to the south of the site. The main issues in this case are the potential for loss of light and/or the overbearing impact upon the outlook from the neighbouring windows. In this case the windows most likely to be affected would be the ground floor lounge window which
7.0 CONCLUSION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval.
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:
8.2 The decision maker must determine:
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.
Decision Made : Permitted Date: 17.12.2018 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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