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17/00409/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00409/B Applicant : Mr Sudipto & Mrs Tracey Ghosh Proposal : Alterations and erection of an extension Site Address : Alverna Somerset Road Douglas Isle Of Man IM2 5AE
Case Officer : Mr Chris Balmer Photo Taken : 26.04.2017 Site Visit : 26.04.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 'Alverna', Somerset Road, Douglas, within the Selborne Drive Conservation Area. Alverna is situated on the west side of Somerset Road and one property back from the junction of Somerset Road and Thorny Road which runs northwest to south east.
1.2 'Alverna' is a two storey, rendered property with clay tile semi-circular bays and a slate roof set within a small terrace of four dwellings. To the rear of the property are two off road parking spaces which access onto a rear access lane. A 1.8 metre high timber fence exists at the back of the parking spaces which separate the spaces from the rear garden of the property.
2.0 THE PROPOSAL 2.1 The application seeks approval of alterations and erection of an extension to the rear elevation. The extension would have a rear depth of 3.8 metres, a width of 3.4 metres and a maximum height of 4.4 metres. The proposal would be sited 0.15m from the neighbouring boundary shared with Sunny Crest.
3.0 PLANNING POLICIES 3.1 In terms of local plan policy, the application site is within an area recognised as being "predominantly residential" under the Douglas Local Plan. The site is within Selborne Road Conservation Area.
3.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
3.3 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;
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(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."
3.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application:
4.2 Creation of two parking spaces, decked patio area, installation of replacement windows and French doors to rear elevation (retrospective) - 14/00762/B - APPROVED
4.3 Installation of replacement windows to front elevation - 12/01651/B - APPROVED
4.4 Erection of replacement rear outlet and installation of rooflights to rear - 00/02220/B - APPROVED
5.0 REPRESENTATIONS 5.1 Douglas Borough Council have no objection (received on 21.04.2017).
5.2 Highway Services indicate that they do not object to the application (05.05.17).
6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the Conservation Area and the potential impacts upon the adjacent neighbouring property 'Sunny Crest'.
POTENTIAL VISUAL IMPACT UPON THE CONSERVATION AREA 6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.3 In this case the proposed extension would partially apparent from Thorny Road to the north of the site, albeit such views would be brief and interrupted by existing built development in the surrounding area. Notwithstanding this, the design, form, finish and size of the extension are all appropriate with the existing property and considered in keeping. Accordingly, the proposal would preserve the Conservation Area and comply with EP35.
POTENTIAL IMPACTS UPON THE ADJACENT NEIGHBOURING PROPERTY 6.4 In terms of the potential impact upon neighbouring amenities, 'Sunny Crest' is the property most likely to be affected. The main impact would be the potential 'tunnelling affect' the proposal
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17/00409/B
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could cause when viewing out of the rear ground floor windows of the neighbouring property. In this case however, it is not considered there would be a significant impact, mainly as there is an existing boundary walling/fencing which the majority of the extension would be screened by. Only the upper most section of the side elevation would project above this fence line (max 0.9m above) and given this and the roof design of the extension would both ensure the impact would be minimised. Therefore it is considered the proposal would comply with GP 2.
7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; 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: 08.05.2017
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.
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 reference number 1, 2, 3 and 4 all received on 7th April 2017.
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.
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17/00409/B
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Decision Made : Permitted
Date: 10.05.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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