Erection of a lean to storage structure in rear garden (Retrospective)
Site Address:
27 The Crescent Douglas Isle Of Man IM2 5ET
Case Officer:
Miss Melissa McKnight
Photo Taken:
17.02.2012
Site Visit:
17.02.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 27 The Crescent, a two storey semi-detached dwelling on the northern side of The Crescent, leading off from Port-E-Chee Avenue in Douglas. Number 27 is towards the end of the cul-de-sac. The existing dwelling adjoins number 25 on the western elevation. No. 29 The Crescent is built on a higher level than the application site due to the slight rise of the highway from east to west.
The existing dwelling is finished in a mint green render with PVC windows throughout. The roof is a hip roof and finished in tiles. Parking space for one vehicle is available on the site with limited parking on the highway.
To the rear of the dwelling is a long garden which is bordered by a stream and trees at the northern end. The east elevation is bounded by a hedge and to the rear of the dwelling the boundary treatment is comprised of hedging and vegetation. The front of the dwelling is bounded by a hedge to the footpath and highway.
The Proposal
The proposal comprises the installation of a lean to storage and woodcutting area at the bottom of the rear garden leading from the existing potting shed and decking area. The structure is to be built on an existing stone wall and garden area.
The structure will measure 5.1 metres at its highest with a total width of 5.125 metres. All steel work supporting the structure is to be welded to the existing steelwork of the potting shed with a fibreglass roof finish with 400mm supportive posts into the ground.
Planning History
The application site has been the subject of two previous planning application that are considered specifically material to the assessment of this current planning application:
PA 08/01392/B: Alterations, extension of decked area and erection of shed. This previous planning application was permitted.
PA 07/01182/B: Construction of a decked area. This previous planning application was permitted.
Planning Policy
In terms of local plan policy, the application site is predominately residential use under the Douglas Local Plan Order 1998 Map No. 2 (South).
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that 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:
(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."
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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
Douglas Borough Council have no objections to the planning application.
Assessment
The main issues to consider in the assessment of this retrospective planning application are 1) Impact on the amenities of the local residents 2) Impact to the character and appearance of the property and 3) Impact on the surrounding area and quality of the landscape.
It is considered that the overall level of development contained within the planning application is relatively modest and does not have an adverse impact on the public and private amenities of the local residents of The Crescent. Given the position, height and projection of the proposed wood cutting and storage area at the rear of the elevation it is considered that the extension does not increase the overlooking or appear overbearing to adjacent properties as the structure decreases in height given the sloping downwards topography of the garden area. It should be noted that all the
gardens of The Crescent are sloping and therefore overlooking is inevitable given the height of the screening between each dwelling. Directly adjacent, to the north of the application site is No. 31 Reayrt Carnane'. This property has a similar development at the rear comprising a concreted balcony with storage underneath. The applicant has stated that the roof above the wood cutting area would never be used as a balcony or viewing point.
In regards to the existing dwelling the development does not cause any adverse impacts to the appearance or design of 27 The Crescent given that the design follows the form of the existing potting shed, fencing and wooden decking area. The wood cutting and storage area respects the scale, form, design and landscape of the existing dwelling. It is judged that the proposed extension is an appropriate form of development as it is in keeping with the existing development in the garden. As mentioned previously, the development of the woodcutting and storage area does not increase in height and it is deemed not to be too much of an overbearing feature on the existing dwelling or garden area.
The surrounding area and landscape of the garden is at different levels, sloping north down towards the stream. The woodcutting and storage area is erected below the existing decking area and potting shed thus not overlooking or overbearing to neighbouring properties. The development has caused no harm to the surrounding tree or stream area. Highway safety is not deemed to be affected from the development. Overall, it is concluded that the planning application is that the planning application is in accordance with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
RECOMMENDATION
It is recommended that the planning application be permitted
PARTY STATUS
The local authority is, Douglas Borough Commissioners, 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.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 17.02.2012 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 approval for the erection of a lean storage structure in the rear garden relates to drawings showing Location Pla, Block PlanElevations of Wood Cutting and Storage Space, Tree Locations, A4 sheet displaying photos of the development and eight photographs showing the development date stamped 12th January 2012.
A 2 012, 07 and
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 21-2-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : 82000000 Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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