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16/00985/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00985/B Applicant : Mrs Michelle Booth Proposal : Erection of single storey extension to side of dwelling to provide wet room and additional bedroom space. Extension of existing raised decking across rear with additional low level decking area to side. Erection of high timber fencing along rear boundary Site Address : 40 Groudle Road Onchan Isle Of Man IM3 2EE
Case Officer : Mr Jason Singleton Photo Taken : 16.11.2016 Site Visit : 16.11.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The site is the residential curtilage of an existing dwelling situated on the Northern side of Groudle Road. The dwelling is a detached, bungalow with roughcast rendered walls and a distinctive red tiled roof.
1.2 Groudle Road runs parallel to The Fairway which is located to the south and Buttermere Drive which is located to the north. To the east of the site is property Denber (No.38) and to the west property Oakbank (No.42). At the rear of the site the application site boarders on to No.11 Buttermere Drive. Groudle Road is characterised by a mix of single storey bungalows on the southern side with a small number of two storey properties located on the northern side.
THE PROPOSAL 2.1 Full planning approval is sought for the erection of a single storey extension to the east elevation (side) of the property to provide a wet room and additional space to the bedroom, On the same elevation is proposed a low level decking area. Also, proposed at the rear (North) of the property is the erection of a raised decking across the rear of the dwelling to connect into the existing decking.
PLANNING HISTORY 3.1 08/01446/B - Creation of first floor decking and a doorway from existing window- Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:
Policy O/RES/P/21 states: "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."
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16/00985/B
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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):
"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".
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 Onchan District Commissioners have no objection to the side extension but do share concerns over the side decking being unneighbourly and its potential to allow for overlooking. (07/09/16)
5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (14/09/2016).
ASSESSMENT 6.1 The material considerations in the assessment of this planning application are; (i) the impacts upon the character and appearance of the existing dwelling as viewed within the street scene; and (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.
6.2 With most balconies and elevated decking platforms can raise concerns relating to overlooking over neighbouring properties resulting in a loss of privacy. With the decking and extension to the side of the property, there were concerns of overlooking, however after visiting the site it became apparent that this concern would not occur. This was due to the significant boundary treatment along the eastern boundary (shared with Nr 42) of the site which consists of a 3 metre high hedgerow (approx), which would act as a natural screen. Additionally, due to the applicants dwelling and the neighbouring property (Nr 42) rear elevations being level, there would be no direct overlooking into any windows within the side elevation of the neighbours dwelling. The design would see a flat roof above the proposed extension being no higher than eaves level of the dwellinghouse. The only proposed window is facing south into the driveway, which serves a bathroom and is likely to be frosted glazing.
6.3 The impact upon the properties to the rear (Buttermere Drive) would result in overlooking. However, there is already a precedent of overlooking from the balcony as approved in 2008. The proposed balcony to the rear would be at a lower level and there exists a large window within the rear elevation. There is approx 17 metres between the proposal and the rear elevation of the Nr 11 Buttermere Drive; the rear boundary treatment once consisted of a 1.2m high wooden fence and due to the significant ground level differences between the properties along Groudle Road and Buttermere Drive, occupants would be more inclined to look above the house. The proposed balcony would be set at a lower level than the existing. However, the applicant is seeking to install a 1.8m high wooden fence, this would help reduce views down into the neighbouring property to the rear.
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16/00985/B
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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 2016 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: 18.11.2016
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 Drg. No.1 submitted on 18th August 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: 24.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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