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19/01148/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01148/B Applicant : Mr & Mrs Stuart Quayle Proposal : Alterations, erection of two storey rear extension and installation of a pitched roof to garage to replace existing flat roof Site Address : Silver Howe 44 Ballanard Road Douglas Isle Of Man IM2 5HE
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.02.2020 __
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 decision relates to the following plans and drawings, date stamped received on 15th October 2019: o Drawing No.19 1321 03
This decision also relates to a reply to the objection received 4th December 2019 and to two amended drawings received 29th January 2020 numbered, Drawing No. 19 1321 01 A & 19 1321 02 A __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject
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matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
"Oaklyn" 46 Ballanard Road as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is the residential curtilage of "Silver Howe" 44 Ballanard Road, Douglas which is a two storey property with a hipped roof situated to the eastern side of Ballanard Road just prior to the turning into Tromode Park.
1.2 The property is within a large plot and has space for two car parking spaces to the front and a substantial garden to the rear.
1.3 Ballanard road has several houses within large plots which are a mixture of bungalows, dormer bungalows and two storey properties to the eastern side and semi-detached and detached two storey properties to the western side. The properties mostly all have the same distance from the footpath to the front elevation.
THE PROPOSAL
2.1 The current planning application seeks approval to demolish the current WC, porch and kitchen to the rear and erect a two storey extension. The approval also seeks to alter the front elevation by altering the current flat roofed garage to have a pitched roof.
2.2 The extension will measure 2.8-3.45m by 13.375m to the ground floor level and 2.8m by 10.425m to the first floor level. There are to be no new windows in the side elevations on the first floor level, there are to be two new sun pipes to the current roof.
PLANNING HISTORY
3.1 There is one previous application on this site which is not considered to be specifically material in the assessment of the current application.
PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998 Map 3.
4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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: 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;
REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (6.11.2019).
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5.2 Douglas Corporation have considered the proposal and have no objection (7.11.19).
5.3 The neighbour property "Oaklyn" 46 Ballanard Road, Douglas have submitted two comments regarding the application. Firstly on the 21st November 2019 they raised an objection to the window to the right hand side of the property which is shown as in an airing cupboard on the existing drawings and forming part of bedroom 3 within the proposed drawing, they were in the process of buying the property and were worried due to the fact that the property they were buying was a bungalow with rooms within the attic space and that there were two rooflights within the main bedroom and they are worried that the window above would cause unnecessary overlooking. Secondly on the 15th January 2020 they put in a second comment stating that they had been to the property and that they have no objection.
ASSESSMENT
6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of 'Silverhowe' and the wider street scene.
6.2 When looking at the property from the main roadside of Ballanard Road, the main alteration that can be seen will be the garage alteration, which is altering the existing flat roof with a pitched roof. This pitched roof alteration is followed through the elevation of the property and over the proposed new utility room.
6.3 The property is defined by the bay windows to the ground floor level and the hipped roof with distinctive chimney stacks. The current garage has a flat roof which makes it look slightly disconnected to the overall property.
6.4 The Residential Design Guidance 2019, has advice regarding the potential visual impact of an extension upon the existing house. "Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitched roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development especially if publically viewed."
6.5 The alteration to a pitche roof will provide the property with a more constant and unbroken appearance to the front elevation which will enhance the overall appearance, as such it is unlikely that there will be any impact on the visual or other amenity on the property or the streetscene.
6.6 When looking at the rear two storey extension The Residential Guidance 2019 has guidance on the finishing and detailing of the property. "5.3.2 Consideration should be given to the relationship between the new building/extension and surrounding properties/the original part of the building, for example matching the brick/stone/render and colour/type, the mortar joints and continuing string-courses or continuation of plinths, string courses, decorative brickwork, bargeboards and fascia's. For extensions, the position of joinery details should reflect those of the original building, this is especially relevant to more period/traditional dwellings. Consideration should also be given to the most appropriate pattern, texture and type of roof tiles/slates."
6.7 The proposed rear extension is sympathetic to the original building in as such even though the proposed extension is two storeys high the roofscape has been designed to fit within the current hipped roof line of the main dwelling which lends itself to a subordinate feeling. With this in mind when the property is viewed from Ballanard Road, the proposed rear extension should seamlessly mould into the original build which will mean the extension should have a minimal impact on the visual amenity and character of the property and the streetscene as a whole.
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6.8 With regards to the impact upon amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties. The direct neighbour to the north ('Oaklyn' 46 Ballanard Road) is around 7m away from the extension, the neighbour to the south ('Ballachree' 42 Ballanard Road) is around 4m away from the works and the neighbours to the east are around 50m away from the property and as such would not be affected by the works proposed.
6.9 When looking at whether the neighbours to the north and south could be affected by the works with regards to overlooking, no new windows have been added to the first floor on the elevations facing them. There is an existing window to the original property along the northern elevation which the potential use could increase due to the room being changed to a habitable room, however, 'Oaklyn's' rooflights where the potential of overlooking could be situated are set back almost 2m from the direct line of sight from this window. As such it is not considered that this could result in an unacceptable level of overlooking or loss of privacy. Therefore on balance, it is considered that the proposal is acceptable in relation to overlooking/privacy issues.
6.10 With regards to any possible loss of light or overbearing impact on the neighbouring properties, 'Oaklyn' and 'Ballachree' the proposed rear extension extensions out from the original property by 2.8m. Both the neighbouring properties already have extensions in the rear which extension further than this, whilst it should be noted both of the neighbouring properties are bungalows, any loss of light should be minimal and shouldn't affect the amenities of these properties.
CONCLUSION
7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 03.04.2020
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Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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