Officer Report 17 February 2012

Planning Officer Report And Recommendations {{table:16354}}

Officer's Report

The Application Site

1. The application site is the residential curtilage of a detached bungalow on Ballasteen Road in Andreas. The property is located within a residential area and situated on the corner of two converging streets.

1. The front of the property is set back from the residential highway by approximately 8 metres at its furthest point, where as its rear boundary borders another dwelling’s rear garden. The eastern side boundary borders a footpath set back from the site boundary by between 6 and 10 metres, where as the western boundary of the site is bordered by an adjacent dwelling or similar scale.

1. A front garden and a driveway exist between the front elevation of the dwelling and the residential highway, whilst the rear garden extends 10 metres back from the rear elevation wall of the dwelling and is 15 metres wide which includes a glass greenhouse. The side boundaries of the site are formed by timber fencing approximately 1.5 metres high, whilst the rear boundary is treated by a timber fence approximately 1.2 metres high and a mixture of vegetation.

1. The dwelling is finished in grey pebbledash at the rear and a smooth cement render finish on the front elevation and has a brown concrete tile, pitched roof. The front and rear elevations have brown timber framed windows, with a porch in the centre of the front elevation and a porch on the east side elevation. A flat roof annex exists on the north-western point of the rear elevation which protrudes approximately 2 metres out into the rear garden.

The Proposal

1. The proposal is the erection of an extension, demolition of existing porch and installation of a solar panel to dwelling. The extension will be to the rear and extend from the rear elevation wall into the existing garden area. The solar panel will be position on the front portion of the pitched roof, visible whilst looking at the front elevation.

1. The proposed extension will have 2.5 metres high walls with a pitched roof extending a further 1.1 metres upon the walling. It will be 3.15 metres wide and extend out 5 metres into the existing rear garden from the existing rear elevation wall. The walling is to be finished in smooth rendered cement to match the front elevation finish. The roof will be finished in brown concrete roof tiles to match existing. All three elevation walls of the extension will be include

brown stained timber framed windows, including a set of patio doors on the western side elevation.

Planning History

1. Whilst the application site has not been the subject of any previous planning applications, sites in close proximity have been subject to previous planning applications which are considered specifically material to the assessment of this current planning application:

App. No. 11/01191/B – Alterations and erection of an extension – Approved.

App. No. 02/01686/B – Alterations and extension to provide additional living accommodations – Approved.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982, the application site is designated as an area of Existing Predominantly Residential Use.

1. 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:

"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.

1. 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

1. The Isle of Man Water and Sewerage Authority have registered their interest in the application, but do not raise any material planning concerns.

1. The Highways Division recommend approval on the basis the proposal has no adverse traffic management, parking or road safety implications.

Assessment

1. The scale of the proposed extension is considered acceptable as it retains a single storey height and its size is not considered to undermine the existing scale of the dwelling. Although the extension moves the dwelling 3 metres closer to dwelling beyond the rear boundary, the proposal is considered to ensure the dwelling retains an acceptable distance of 17 metres between neighbouring properties and therefore does not adversely impact on the privacy and visual amenity of neighbouring residents.

1. The siting of the proposed extension to the rear is considered acceptable taking into account the dwelling's close proximity to the side boundaries, and as means of comparison, a similar sized extension to the adjacent property also protrudes from the rear. Furthermore, the proposed extension's siting to the rear ensures it doesn't increase the impact of the building as viewed on the street-scene, and as such will not adversely impact on public visual amenity.

1. The proposed finish to the extension is smooth cement render, which is the same as is shown on the drawings for the front elevation of the dwelling. In contrast, whilst the remains of the rear elevation would retain a pebbledash finish, the fact that it is out-of-public view, ensures it would not be visually adverse and therefore the overall appearance of the property is considered acceptable. Furthermore, the proposed windows match the appearance of the windows in the existing dwelling and as such are considered acceptable, particularly as they will be primarily out of public view. The shape and finish of the roof to the extension is considered acceptable as it complements the shape and finish of the existing roof.

1. The demolition of the existing porch on the side extension is considered acceptable as it will not have an adverse impact on the character of the building.

1. Overall, it is considered that the scale of the proposed extension is of a suitable proportion and ensures the dwelling visually remains in-keeping with the surrounding residential area, whilst the proposed demolition of the existing porch is not considered to adversely impact on the building's character. As such, the proposal is considered to comply with points b, c, and g of General Policy 2 in the Isle of Man Strategic Plan.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority Andreas Commissioners is, 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.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Isle of Man Water Sewerage Authority is not afforded party status as they do not raise any material planning concerns.

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.02.2012

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 relates to the demolition of the porch to the eastern side elevation and the erection of a single storey extension to the rear elevation, shown in drawing no. BM11/01 and BM11/02, received on 18 January 2012.

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 : ...

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager