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20/00307/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00307/B Applicant : Mr Neil Quilliam & Ms Vicci Laslett Proposal : Alterations and two storey extension to rear of dwelling Site Address : Bathurst 29 The Park Onchan Isle Of Man IM3 1HR
Planning Officer: Mr Peiran Shen Photo Taken : 01.06.2020 Site Visit : 01.06.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.05.2020 __
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. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents, location plan, site plan, drawing no 1 and 2B all date-stamped as having been received on 12th March 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Bathurst, 29 The Park, Onchan, a two- storey detached property located at the northwest of The Park, close to its junction with Hague Drive.
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20/00307/B Page 2 of 4
1.2 The house is finished in brown render and red tile hipped roof with white framed uPVC windows and doors. At the south west of the site curtilage there is a driveway, with a garden at both the front and the rear (bounded by high vegetation). There is also a flat-roof garage at the south west boundary, adjacent to a patio area at the rear.
1.3 The house currently has a two storey, flat roofed extension approx. 3.6m wide and projecting approx. 5.1m deep which contains the dining room on the ground floor and en-suite area on the first floor. It features two large windows which face towards the site garage and 30 The Park to the south west. The house also have a mono-pitched-roof porch on the rear elevation.
2.0 THE PROPOSAL 2.1 The proposed work is erection of a two-story extension on the rear elevation of the property and a porch in front of the existing garage.
2.2 The proposed extension is going to have the following features: o approx. 7.5m wide, projecting approx. 5m from the rear elevation and approx. ; o Conjoined with the existing extension and the garage; o Hipped roof on the northwest elevation; o The ground floor elevations will be finished in smooth render; o The north west park of the first floor elevation will be finished in timber or cedral cladding; o Bi-fold doors on the rear elevation to the north east part of the new extension; o Three casement window on the northwest part of new extension on the ground floor dimension approx. 2.2m0.9m; o Four casement windows on the first floor, each dimension approx. 1.1m1.4m;
2.3 The proposed work also involve the following: o Removal of the existing porch on the rear elevation; o Adding hipped roof on the existing extension; o Removal of the existing French door on the existing extension; o same casement windows on each floor as their counterpart on the new extension.
3.0 PLANNING HISTORY 3.1 The northeast extension was approved under PA 18/01134/B.
3.2 A similar proposal for a two-storey extension was refused (PA 19/00985/B) because the visual impact of the proposed extension would be of unacceptable detriment to the character and appearance of the street scene. As the large two-storey flat roofed extension would be clearly visible from the street and would not meet the best practice design standards of the Department's Residential Design Guidance, or General Policy 2 in this regard.
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.
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;
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20/00307/B Page 3 of 4
(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 "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 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design.
4.7 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.
4.8 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.
4.9 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 recommends approval on this application (14/04/2020).
5.2 DoI Highway Services do not oppose this application (24/04/2020).
6.0 ASSESSMENT 6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours.
6.2 The extension is at the rear of the property, The northwest part of the elevation is clearly visible by the public. The extension is designed in a similar style as the main dwelling, especially the hipped-roof, as flat roof the main reason for refusal last time. It should not stand out around the neighbours. The flat roof in the middle section cannot be seen by the public and does not disrupt the consistency of the appearance from the rear elevation. Therefore, there is no adverse impact on the character or landscape of the area.
6.3 The street has all detached house. The extension pass the 45-degree rule so there is no overshadowing or overbearing issues to the neighbouring property.
6.4 The extension does not create additional vantage point and therefore there is no additional overlooking or privacy concerns.
7.0 CONCLUSION
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7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for an approval.
8.0 INTERESTED 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 16.07.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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