Officer's Planning Report

Officer's Report

Application No.:	11/01283/B
Applicant:	Mr Mark Davenport
Proposal:	Alterations and erection of an extension to dwelling
Site Address:	50 Wybourn Drive Onchan Isle Of Man IM3 4AN
Case Officer:	Mr Ian Brooks
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Site

1. The application site is the residential property of 50 Wybourn Drive, which is located on the western side of Wybourn Drive. To the northwest of the application site is the residential property of 52 Wybourn Drive and to the southeast is the residential property of No.48 Wybourn Drive. The application site is in an area zoned as "Predominantly Residential" identified on the Onchan Local Plan 2000.

Proposed Development

1. The application seeks permission for an extension to the rear of the property. The extension will project 5.9m to the rear and will be 10.1m in width. The height of the extension will be 6.3m to the ridge.

1. A dormer will be constructed in the new roof of the extension which will face towards No.48 Wybourn Drive. The dormer will set approximately 1.5m up from the eaves of the roof. The width of the dormer will be 5.6m and the height of the dormer will be 1.7m.

1. The second dormer will be constructed in the existing roof of the main dwellinghouse. This will be set 1.3m up from the eaves of the roof. The dormer will be 3.6m wide and will be 1.8m in height.

Planning Status And Relevant Policies

1. 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 and Paragraph 8.12.1

1. Paragraph 8.12.1 states that "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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

1. In addition to this, the relevant planning policy from the Onchan Local Plan 2000 is O/RES/P/21

1. Policy O/RES/P/21 states that "Extensions and alterations to existing residential property will generally not be opposed where such proposal are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

Planning History

neighbouring property. There is a 1.5m high boundary fence running along the boundary between the neighbouring property and the application site. The proposed extension will be set 1.8m from the boundary. The extension will project approximately 1m above the boundary fence, when measured to the eaves, and will project 4.8m above the boundary fence, when measured to the ridge. The roof of the extension will slope away from the boundary. The dwelling and extension will project approximately 9.1m beyond the rear elevation of the main dwelling house of the neighbouring property. The proposed extension will be very visible from the rear garden of No.52 Wybourn Drive. The proposal will be visually intrusive and have an overbearing effect on their residential environment.

1. The application is also proposing to install windows in the side elevation of the extension that will look towards the neighbouring property of No.52 Wybourn Drive. There is no indication on the plans that the windows are to be obscure glazed. The existing fencing will not prevent any overlooking from occurring. A condition could be attached requiring the windows to be obscure glazed. However, this would not remove the perceived overlooking from the proposed extension.

1. Overall, it is considered the proposal will result in demonstrable harm to the residential environment of No.52 Wybourn Drive in terms of actual and perceived overlooking, loss of privacy, being overbearing and visually intrusive.

Impact On The Street Scene

1. In respect of the impact on the streetscene, the proposed extension is set to the rear of the property; however, the extension will project above the height of the existing ridge line by 1m. The proposed gable of the extension will be visible from Wybourn Drive along with the two dormers, which are set back from the front of the property. The dormers will have flat roofs. There are other dormers within the streetscene. The other properties in the area only have one dormer located on the front of properties and are constructed with flat roofs. The proposed development would be completely at odds with the other dormers in the street by having two dormer windows on the side of the property. The proposed dormers would be a prominent feature within the streetscene and would be detrimental to the visual amenities of the locality.

Recommendation

1. It is recommended that the application be refused for the above reasons.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.

1. 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.

1. The Isle of Man Water and Sewerage Authority have commented on non-planning matters and as such should not be afforded party status in this instance.

1. The occupiers of No's 48 and 52 Wybourn Drive are adjoining landowners and have commented on planning matters; as such they should be afforded party status.

1. The occupiers of No's 42 and 46 Wybourn Drive are not adjoining landowners and therefore do not have sufficient interest in the application site to be afforded party status in this instance.

Recommendation

Recommended Decision: Refused