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16/00095/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00095/B Applicant : Mr Juan & Mrs Tracey Hudson Proposal : Erection of a single storey extension to rear elevation Site Address : 35 Meadow Crescent Douglas Isle of Man IM2 1NS
Case Officer : Mr Jason Singleton Photo Taken : 09.02.2016 Site Visit : 09.02.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site defined in red is the residential curtilage of 35 Meadow Crescent, Douglas. The property is a semi-detached two storey building on an end plot located to the south of the road Meadow Crescent. To the west of the site is a public footpath and the grounds of Scoill Vallajeelt school.
1.2 The rear of the property is laid to grass with a garden shed at the furthest point away from the house. On the rear elevation are a set of patio doors leading onto a flagged patio area. The boundary treatment is a 5' wooden post and horizontal rail fence in a 'hit and mis' pattern. The neighbouring property is the mirror image of the application site. The rear garden is cut short on the west elevation where it is adjacent to the footpath and tapers to the rear boundary.
THE PROPOSAL 2.1 Proposed is a single storey extension into the rear garden measuring 4.1m deep and 4.8m wide, with a pitched roof to a height of 4.0m giving a floor area of 201.0mm2. The finish of the walls to the extension is to be a painted render and the roof tiled to be in keeping with the house. Within the roof space it is proposed to install a velux window on the south west elevation. The extension would be 1.0m from the boundary fence and is of a solid construction with no openings. The elevation to the south would feature bi-fold doors 3.8m x 2.0m with apex window glazing in the upper part of the gable.
PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is in an area designated as predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South).
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application - General Policy 2 states:
"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;
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16/00095/B
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(g) does not affect adversely the amenity of local residents or the character of the locality;
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: '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.
REPRESENTATIONS 5.1 Douglas Borough Council and Highways Services have commented (23/02/16 & 02/02/16).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the neighbouring properties and street scene.
6.2 The proposed single storey extension to the rear would be slightly visible when walking along the adjacent footpath but more apparent from within the school grounds to the West of the application site. Wider public views of the extension could be partially achieved from the highway when travelling south towards the property along Meadow Crescent. However, these views are against the backdrop of mature trees within the residential curtilage. Whilst the extension would be visible in parts, its impact would be minimal and the extension is considered to not adversely affect the site or surrounding street scene as it does not change the appearance of the property.
6.3 The proposed extension is modest and retains a balance between a rear garden and the proposed extension. The design, size and massing of the proposal is considered to be in keeping with the existing property, remaining subservient to the host dwelling. It would be around 1.0m from the neighbouring property to the east and given that there is a fence of 1.6m high on the boundary, it is considered that the proposed extension would not appear unduly overbearing or result in the undue loss of light to the neighbouring property. Whilst there are no windows in the east elevation of the extension it is not considered the extension would result in undue overlooking or loss of privacy affecting the use of the neighbour's garden to the east.
6.4 The single storey extension would protrude above the existing fence boundary, however the level and scale of development that would be visible from the immediate neighbouring properties would not be of a scale that would warrant a reason for refusal.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation:
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16/00095/B
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings referenced Site Plan, Existing & Proposed Plans and Elevations and Proposed Plan, Section and Notes date stamped 14th April 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 29.04.2016
Determining officer
Signed : C BALMER. Chris Balmer
Senior Planning Officer
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