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20/00196/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00196/B Applicant : Summer Fearnley And Jeremy James Fearnley Proposal : Demolition of existing rear portion of property and erection of replacement two storey extension (in association with Registered Building application 20/00197/CON) Site Address : Aingeville 93 Woodbourne Road Douglas Isle Of Man IM2 3AW
Planning Officer: Mr Peiran Shen Photo Taken : 26.03.2020 Site Visit : 26.03.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.04.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and the Residential Design Guide Section 4, 5 and 7.
Plans/Drawings/Information;
This approval relates to the submitted documents, location plan, Proposed Site Plan, Design Statement, Existing Plans, Concept Design all date-stamped as having been received on 28th February 2020.
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Interested Person Status - Additional Persons
None __
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20/00196/B Page 2 of 4
Officer’s Report
1.0 THE SITE
1.1 The application site is the residential curtilage of Aingeville, 93 Woodbourne Road, Douglas, a two-storey detached house located at the west of Woodbourne Road. The dwelling has a hip roof and is finished in white paint.
1.2 There is an existing two-storey extension to the rear of the dwelling. It is a bit lower than the main dwelling. It has a pitched roof and is also finished in white paint. There is two entrance door and seven windows on the ground floor. There is four windows on the first floor. Only the first floor window at the rear of the extension is a sliding sash while all other windows are top-hung casement.
2.0 THE PROPOSAL
2.1 The proposed work is demolition of existing extension and the erection of a two-story extension on the rear elevation to the north of the property. The extension be the same height as the existing property, wider than the original extension but still thinner than the main dwelling.
2.2 The extension will be approx. 9m wide and projecting about 8.5m from the rear elevation. On the south elevation, there will be one entrance door close to the main dwelling and three sliding sash windows. The window close to the entrance door would have frosted glass. Right above three windows on first floor will be exactly the same windows on the ground floor. On the west elevation, there will be a bi-folding door on the ground floor and four sliding sash windows on the first floor. On the north elevation, there will be four French windows on the ground floor and a sliding sash window on the first floor where close to the main dwelling.
3.0 PLANNING HISTORY
3.1 Window / door alterations and construction of three chimneys was approved under PA 18/00741/B. The dwelling was partially retrospectively changed from Department of Health residential care home to residential and additional tourist use under PA 19/00701/C.
4.0 PLANNING POLICY
4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998. The site is within the Woodbourne Road Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 General Policy 2: "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 Environment Policy 35 states:
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20/00196/B Page 3 of 4
"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."
4.4 "8.12.1 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.5 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG 4.3 Two Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that the 45 degree line should be used to determine the impact on neighbouring properties.
4.7 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
4.8 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION
5.1 Douglas Borough Council has no objection on this application (11/03/2020).
5.2 DoI Highway Services do not oppose this application (10/03/2020).
6.0 ASSESSMENT
6.1 The main concerns for this application are its impact on the character and landscape of the Conservation Area and its impact on the amenities of the neighbours.
6.2 The extension is at the rear of the property, there are no public vantage points that have a clear view of the extension. The extension is designed in a similar style as the main dwelling. It should not stand out around the neighbours. Therefore, there is no adverse impact on the character or landscape of the area.
6.3 Since the dwellings and its adjacent dwelling are all detached house, the 45 degree line has shown that there is little concern regarding the loss of light and overbearing impact upon the outlook of neighbouring properties.
6.4 There are fences with the closest dwelling so there is no loss of privacy for the neighbouring dwelling.
7.0 CONCLUSION
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20/00196/B Page 4 of 4
7.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and the Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for an approval.
8.0 IINTEREST PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status. __
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: 30.04.2020
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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