Replace existing door and window with an enlarged door opening to rear yard of dwelling
Site Address:
114 Summerhill Road Onchan Isle Of Man IM3 1NJ
Case Officer:
Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission for the removal of a window and door and the installation of a replacement bi-folding door in a mid terrace property in a residential area. The application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 114 Summer Hill Road, Onchan which is a three storey mid terrace property situated to the eastern side of the highway. The application site adjoins 112 Summer Hill Road which is to the northern side of the site, and 116 Summer Hill Road which is to the south.
To the rear of the site is Strathallan Lane which serves the properties on Summer Hill Road, there are also a number of detached dwellings situated off Strathallan Lane on the opposite side of the highway from the rear of the application site.
The side boundary walls in the rear yard which are between the dwellings are over 2m in height and provide significant screening between the dwellings. The garages that belong to these properties are sited within the curtilage, with the entrance to the garage usually on the rear boundaries.
The rear yard of the application site is enclosed by the side boundary wall, the single storey extension off the rear elevation and the garage at the rear of the site.
The Proposal
The application seeks approval for the removal of a door and window and the installation of a replacement bi folding door. This would be in the side elevation of the rear outlet.
Planning History
The application site has been subject to a number of previous applications such as the alterations and extension to the rear elevation in 2006, construction of a garage with living accommodation over existing flat roofed garage in 2008. Also approved in 2008 was the installation of replacement windows in the front and rear elevations.
Development Plan Policies
The application site is in an area zoned as "Predominantly Residential" identified on the Onchan Local Plan 2000. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area 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.
Consultations
Highways Division has not commented
Onchan Commissioners recommend that the application be approved.
Assessment
The key issues to consider in the assessment of the application are 1) Impact to neighbouring properties 2) Impact to character and appearance of the property.
Impact To Neighbouring Properties
The proposed works are considered to be a minor alteration to the existing dwelling. The replacement door would be to the rear of the dwelling and would be at single storey level only. Given the boundary wall between the application site and 116 Summer Hill Road, the proposed door would not result in an increase in overlooking of the neighbouring property. It is considered that the proposed development would not adversely affect the amenities of local residents.
Impact To Character And Appearance Of Property
The proposed works would be to the rear of the property and would not be highly visible in the street scene given that the garage is on the rear boundary and provides privacy for the rear yard.
The existing window and door in the rear outlet are not visible from the main public thoroughfares; it is therefore considered that it does not significantly contribute to the character and appearance of the street scene. It is judged that the replacement bi-folding doors would
not adversely affect the character and appearance of the property. Given that the rear yard is not highly visible from the public thoroughfares it is considered that the proposed development would have a neutral impact on the street scene.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Onchan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 21.11.2011
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 replacement of an existing door and window with an enlarged door opening as shown in drawings 721/001, 721/002, 721/003 and Photographs received 6th October 2011.
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: 21.11.2011
Signed: Michael Gallagher Director of Planning and Building Control
OR
Signed: Jennifer Chance Development Control Manager
21 November 2011 11/01392/B Page 4 of 4
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