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20/00879/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00879/B Applicant : Mr David & Mrs Patricia Swanson Proposal : Erection of an extension to dwelling Site Address : 11 Poplar Road Douglas Isle Of Man IM2 4AS
Planning Officer: Mr Peiran Shen Photo Taken : 10.09.2020 Site Visit : 10.09.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.10.2020 __
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, and drawing no. S/4602/9a, 17, 18, 19 date-stamped as having been received on 04th August 2020 .
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The application site is the residential curtilage of 11 Poplar Road, Douglas, a single- storey bungalow house located on the west corner of Poplar Road and Victoria Road.
2.0 THE PROPOSAL
2.1 The proposed is the erection of a single-storey detached sunroom to the northwest boundary of the curtilage. The elevations will be finished to match existing, except the wall above the window or above the door on the northeast and southwest elevation, which will be finished with plain panel cladding.
2.2 The sunroom will be 8.8m wide, 5.3m deep and about 4.7m tall. The sunroom will be approx. 1.7m away from the main dwelling on its northwest. The sunroom will have a mono- pitched roof with three rooflights. On the southwest elevation, there is a French door with glazing on the side. On the southeast elevation (facing the main dwelling), there is a French door with glazing on the top, along with four fix-panel windows right under the roof. On the northeast elevation (facing the road), there is a double-side-hung casement window.
3.0 PLANNING HISTORY
3.1 Alterations, erection of extension and creation of vehicular access and driveway is approved under PA 17/00945/B.
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 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; (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".
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.
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4.6 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 (24/08/2020).
5.2 DoI Highway Services states there is no highway interest in this application (26/08/2020).
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 erection of an extension is listed as permitted development when complying with all the conditions in the Town and Country (Permitted Development Order) 2012. However, this sunroom does not comply with many of the conditions. Therefore, the proposal does require a planning approval.
6.3 There is a presumption in favour of extension as set out in GP2 and paragraph 8.12.1 subject to the works not having any adverse impact on the character or appearance of the area and the amenity of those in surrounding dwellings. As such, these are the main concern in this case, along with the impact on local traffic.
6.4 The proposed, however, is a detached sunroom. It is considered the policy on extensions would apply here, as the potential impact on visual design and neighbouring amenity are similar for both.
6.5 The sunroom is to the northwest of the property. It 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.
6.6 Although the sunroom is on the south the closest neighbouring property, the neighbouring property has a higher elevation compared to the site. Therefore, there is no adverse impact in terms of overbearing or overshadowing.
6.7 There is no window on the northwest elevation so there is no loss of privacy for the neighbouring dwelling.
7.0 CONCLUSION
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 INTEREST 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;
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(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: 06.10.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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