The application site is Bibaloe View (No.68 Groudle Road), which is north of the Groudle Road. To the north east of the application is No.70 Groudle Road and to the south west is No. 66 Groudle Road. The site is zoned as proposed predominantly residential in the Onchan Local Plan.
Proposal
The application is seeking planning permission for a two storey rear extension to the dwellinghouse.
Development Plan Policies
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, paragraph 8.12.1
Within the adopted Isle of Man Planning Scheme (Onchan Local Plan) Order 2000, it zones the application site as proposed predominantly residential. Policy O/RES/P/21 states that "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
Relevant Planning History
The following previous planning applications are considered relevant in the assessment and determination of this application:
08/02181/B – Extension to domestic curtilage – refused 2nd February 2009 08/01248/B – Erection of gates and pillars at the entrance to each dwelling – granted 13th August 2008. 08/00289/B – Amendments to approved dwelling design – granted 2nd May 2008.
Representations
Onchan District Commissioners have recommended that the application be approved.
Highways Division of the Department of Infrastructure do not oppose the application.
Case Officer:
Mr Ian Brooks
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The occupiers of No.70 Groudle Road have objected to the application on the following grounds: 1) the properties were designed to avoid any property being excessively overlooked by other properties; 2) the extension will infringe their privacy and negatively affect their right to enjoy their patio and garden; 3) overlooking; 4) not clear how access will be gained for the proposed development; property will be affected by noise, disruption and reduced privacy during construction.
Assessment
In respect of the impact on the visual amenities of the locality, the proposed extension will be partially visible from the public highway of Groudle Road. The road is set at a higher ground level to the proposed extension. The extension has been designed to be subservient. It is considered the proposed extension will not adversely affect the visual amenities of the locality.
In respect of the impact on the residential environment of No. 70 Groudle Road, the application site is set to the south west of the neighbouring property. The proposed extension would be set 28 -34m away from the dwelling of No.70 Groudle Road and 20m away from the boundary of the neighbouring property. It is acknowledged there are windows proposed to face towards No.70 Groudle Road; however, due to the significant distances involved, it is considered the proposed extension will not result in demonstrable harm to residential environment of No. 70 Groudle Road in terms of overlooking, overshadowing, loss of privacy and loss of light.
In respect of the impact on the residential environment of No. 76 Groudle Road, the application site is set to the north east of the neighbouring property. The proposed extension would be set 43m away from the boundary of the neighbouring property. It is acknowledged there are windows proposed to face towards No.66 Groudle Road; however, due to the significant distances involved, it is considered the proposed extension will not result in demonstrable harm to residential environment of No. 66 Groudle Road in terms of overlooking, and loss of privacy.
Conclusion
It is recommended that planning permission be granted subject to conditions.
Party Status
The local authority [Onchan District Commissioners] are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
The Highways Division is part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance.
The occupier of No.70 Groudle Road are adjoining landowners and have commented on planning matter, as such they should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 17.10.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of two storey rear extension as shown in drawing numbers 515-01 and 515-02 date stamped 14th September 2011.
C 3. No facing and roofing materials shall be used other than materials similar to those use on the existing building.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 20/10/11
Signed : OR Signed : _________________________ Jennifer Chance Development Control Manager
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