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20/00804/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00804/B Applicant : Mr Chris & Mrs Hannah Quinn Proposal : Erection of a two storey extension and creation of two additional windows Site Address : 23 Cronk Drean Douglas Isle Of Man IM2 6AU
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.09.2020 __
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 proposal is considered to comply with the relevant polices of the Strategic Plan and Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing reference numbers 01, 02, 03, 04 and 05 all received on 27th July 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE
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1.1 The application site is the residential curtilage of 23 Cronk Drean, Douglas which is a two storey detached property located along the western side of Cronk Drean. The property is fronted by an area of hardstanding/garden and rear garden.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a two storey extension and creation of two additional windows.
3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant to the determination of this proposal.
4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Douglas Local Plan 1998. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three polies that are considered specifically material to the assessment of this current planning application:
4.3 General Policy 2 state: "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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.4 Residential Design Guide July 2019
5.0 REPRESENTATIONS 5.1 Douglas Corporation has no objection (11.08.2020).
5.2 DOI Highway Services have no objection (13.08.2020).
6.0 ASSESSMENT
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6.1 The principal issues to be considered in this application are the potential impacts upon the visual amenities of the street scene and the potential impacts upon the residential amenities of the neighbouring properties, namely Nr 21 and 25 Cronk Drean and Nr 11 Glen Park Road to the rear of the site.
6.2 In relation to the potential impacts upon the amenities of the street scene, the proposal would largely go unnoticed, even from the adjacent public footpath. However, notwithstanding this the design and appearance is in keeping with the existing property and would comply with GP2 and the RDG.
6.3 The second issue relates to the potential impact upon neighbouring amenities. Generally there are three potential impacts, these being loss of light, overbearing upon outlook and/or loss of privacy through overlooking.
6.4 In relation to the potential impacts upon Nrs 21 and 25 Cronk Drean there is no significant concerns, given the position of the proposal to each neighbouring dwelling and given the orientations of the properties each other. There was potentially some concern of the new first floor bedroom window, albeit it is noted there is an existing window in a similar position which has similar views, and the bedroom is not a primary habitable window (i.e. living room). Accordingly, whilst there is an increase in overlooking into the rear garden of Nr 25, it is not considered to be so significant to warrant a refusal.
6.5 The neighbouring property 11 Glen Park Road which is to the rear (approx 13m away) of the site again could be impact through overlooking given the proposed rear windows and Juliet balcony within the rear elevation of the new extension. However, again there is already a degree of possible overlooking given the existing rear windows; albeit the proposal would move the rear windows closer to this property. It is noted Nr 11 ground level is lower than the application site, and there is mature conifer hedgerow shared between the two properties. Further, the first floor windows would be to a bedroom and bathroom (i.e. not primary habitable rooms) and finally the proposal is orientated in a position which faces slight away from the rear elevation of Nr 11. Overall, it is not considered the level of overlooking would not be so significant to warrant a refusal.
7.0 CONCLUSION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and Residential Design Guide and therefore 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 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
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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 : 16.09.2020
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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