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17/00636/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00636/B Applicant : Claire & Ian Mudie Proposal : Alterations and rear extension to property Site Address : 36 Harcroft Avenue Douglas Isle Of Man IM2 1PD
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing detached dwelling which sits on the northern side of Harcroft Avenue, a line of 22 detached dwellings, some of which are single storey (predominantly at the lower end of the street) and many which are similar to their neighbours, including the application property. The dwelling backs onto the relatively small rear garden of 8, Hedgerow Close, a small cul de sac of two storey properties which are similar to the application property and its neighbours.
1.2 The application site sits lower than its neighbour to the west (number 38) and higher than that to the east (number 34).
1.3 At the rear of the property is a conservatory which projects out 3m from the rear elevation and is 4.7m long and 3.6m to the ridge.
THE PROPOSAL 2.1 Proposed is a second extension to be added to the rear to provide a kitchen extension. This will effectively extend across the rear of the property at the same projection as the existing conservatory and at a similar height but with a mono-pitched, tiled roof in which there will be two roof lights. The extension will have a footprint of 3.1m by 5.8m which takes it over the size of extension which could be erected without approval (had the conservatory not have already been erected) and in any case the extension will be within 1m of the side boundary which would invalidate it from being constructed without approval under the Permitted Development Order.
2.2 The extension will be finished to match the existing house and will have patio doors in the centre of the rear elevation and a horizontally proportioned window alongside and no window in the side facing towards number 38.
PLANNING POLICY 3.1 The site lies within an area designated on the Douglas Local Plan of 1989 as Predominantly Residential. As such, the following parts of the Strategic Plan are applicable:
8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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.
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17/00636/B
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General Policy 2: 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."
PLANNING HISTORY 4.1 The dwelling was approved under 86/00074/B and the conservatory added under 07/02342/B.
REPRESENTATIONS 5.1 Highway Services indicate that they do not object to the application (10.07.17).
5.2 Douglas Borough Council raise no objection (04.07.17).
ASSESSMENT 6.1 The form and size of the proposed extension is modest and in keeping with those of the existing conservatory. The fact that the extension will be built on the side which is lower than the nearest neighbour is also helpful in reducing the impact on those in the adjacent property. The nearest part of number 38 is the side and rear of their garage, not habitable accommodation.
6.2 It is considered due to the above that the proposal accords with the requirements of General Policy 2 and the application is recommended for approval.
INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.07.2017
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.
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17/00636/B
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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 02/0 and 01/3 received on 13th June, 2017 and 03/0 received on 15th June, 2017.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 21.07.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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