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17/00945/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00945/B Applicant : Mr David Swanson Proposal : Alterations, erection of extension and creation of vehicular access and driveway Site Address : Sunnycrest Poplar Road Douglas Isle of Man IM2 4AS
Case Officer : Mr Jason Singleton Photo Taken : 21.09.2017 Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.12.2017 __
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.
C 2. Prior to any other construction works the access shown on DLD drawings S/4602/5 B dated 22/11/17 and S/4602/9 A dated 22/11/17 and S/4602/8 B dated 22/11/17 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Reason: In the interest of highway safety.
Plans/Drawings/Information:
This approval relates to drawings referenced: S/4602/1, S/4602/2, S/4602/3 and S/4602/4 date stamped 5th September 2017; S/4602/6A and S/4602/7A date stamped, 19th September 2017; and S/4602/5B, S/4602/8B and S/ 4602/9A date stamped 22nd November 2017.
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Interested Person Status - Additional Persons
None
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Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of a detached dwellinghouse 'Sunnycrest' which sits on the junction of Victoria Road and Poplar Road.
1.2 The property occupies a large corner plot, proportionate to the size of the main aspect of the dwellinghouse (13.7m x 9.4m = 128m2). The building is finished in a spar dash render on a brick worth plinth. The dwellinghouse has a steeply pitched hipped roof with a dormer on the south east elevation and finished in red clay ware tiles.
1.3 Pedestrian access is gained from both highways and vehicular access from the rear off Falcon Cliff Terrace Lane which leads to a single storey garage. The building is set back from the highway of Victoria Road by 12m and 10m from Poplar Road. The property sits at a higher level than Victoria road with Poplar road rising to the north where it meets Dukes Road.
PROPOSAL 2.1 Proposed are a series of alterations and additions to provide additional living accommodation within the dwellinghouse and a new vehicular access onto Poplar road with parking and turning provision.
2.2 The scope of works would see an increase of 90m2 of floor space which is created by a single storey extension with a footprint of (10m long x 7m wide) to the rear (north) of the dwellinghouse and a lean to extension with a footprint of (2.2m wide x 8.9m long) to the (east) side elevation; and conversion of the existing attic space to an additional bedroom and bathroom.
2.3 The new vehicular access would be widening the pedestrian access to 4.0m and installing a dropped kerb for vehicular access. The entrance would have newly constructed pillars either side.
PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.
PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential" Use on the Douglas Local Plan Order 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
4.3 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; (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;
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(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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 Douglas Borough Council has no objection (22/09/17)
5.2 Highways Services have commented on the amended plans and do not object subject to a condition (14/12/17)
Prior to any construction the access shown on DLD drawings S/4602/5 rev B dated 21/11/17 and S/4602/9 rev A dated 21/11/17 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Reason: In the interest of highway safety
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene. (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties. (iii) the impact of the proposal on the highway.
(i) the visual impact of the proposed development on the character and appearance of the existing dwelling and street scene.
6.2 The erection of a single storey extension at the rear of the dwellinghouse would feature hipped roofs to match the existing and would be finished to match. The side extension to the north east would have a lean to roof tied into the existing pitch with three roof light proportionally placed within the roof scape. Both extensions would sit comfortably with the curtilage whilst remaining subordinate to the existing dwellinghouse. The proposed extensions would leave a proportion of garden space still available for private amenity without being considered over-development of the land.
6.3 The inclusion of a dormer on the north east elevation roofscape facing onto poplar road would add a degree of symmetry, which would correspond to the existing dormer on the south east elevation. Within the roof scape on the south west elevation would feature a glazed roof, two solar panels and a series of roof lights as to on the North West elevation. These are considered acceptable as windows in this elevation could offer views into the neighbouring dwellinghouse and being on the sloping aspect of the roof would not be viewed from any public vantage point.
6.4 Given the position of the dwellinghouse within the curtilage and the existing boundary treatment, it would only be possible to view the built extensions from Poplar road. Any views would be read in the context of the residential dwellinghouse and finished to match the existing. On balance, taking into consideration the above, the level and scale of development are judged to not cause any material harm to the appearance of the main building or considered to harm the character and quality of the streetscene. This aspect of the proposal would be deemed to meet the criteria of General Policy 2 (b) and (c).
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(ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.
6.5 The nearest affected neighbouring dwelling is to the west 'Mount Pleasant'. The proposed extension to the rear of the dwelling would not project any nearer to the neighbouring dwelling than the existing built form of the original dwellinghouse. Within the west elevation of the proposal are a set of sliding glass doors, these would be approx. 3m away from the boundary. The boundary treatment in this area is a masonry wall 1.5m high with wooden trellising above to around 2.2m high. The outlook from these windows is not considered to lead to any overlooking of the neighbouring property that would lead to a level of diminished privacy or enjoyment of their garden area given the height of the fence and the distance from the boundary. The proposal would be in accordance with General Policy 2(g).
(iii) the impact of the proposal on the highway.
6.6 There is an existing garage and vehicle access off Falcon Cliff Terrace Lane at the rear of the dwellinghouse which is access by a number of steps from the dwellinghouse. The need for a vehicle entrance on the level is understood and accepted. The widening of the entrance off Poplar road and the parking arrangement within the curtilage, in principle would fit within the character of the streetscene, where other properties on both sides of the road feature vehicle access into the property.
6.7 Highways services has not objected to the amended design which now shows the vehicle access being reduced from 7m to 4m in width and the pillars and fencing either side reduced to 1m in height to ensure clear and unobstructed visibility in both directions. This aspect of the proposal would be deemed to meet the criteria of General Policy 2 (h) and (i).
RECOMMENDATION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning 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: (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. __
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 : 19.12.2017 Determining officer
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Signed : S BUTLER
Stephen Butler
Head of Development Management
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