The application site is the residential curtilage of a detached dwelling on Farmhill Lane, Douglas. The property on the site lies approximately 1.2 metres above the height of Farmhill Lane to the front of the dwelling. The lane is a narrow residential road that is lined by tall deciduous trees and hedges, and serves approximately 14 other dwellings in a quiet residential area. Private woodland exists beyond the lane.
The property is composed of a single storey half with a pitched roof, and a two storey other half which has a front gable end – two garages are located in the ground floor level. It is predominantly finished in smooth render painted white, with the exception of the supporting wall to the bay window in the single storey half and the walling at ground floor level in the front gable half which serves as the garages, which are finished in facing-brick.
To the front of the dwelling, a sloping lawn exists on the south-east facing side of a bricked driveway which extends up to the garages from the lane at the front of the dwelling. A raised grass area exists in front of the single storey half of the dwelling on the other side of the driveway.
The Proposal
Proposed is the erection of a conservatory to front elevation of dwelling. The conservatory will extend 6 metres outwards into the existing front garden from the existing front elevation that the bay window is attached to.
The conservatory framework is to be constructed from a brown UPVC frame, which will include double glazed fixed glass panels. The framework construction will sit upon a rendered brick foundation built 800mm from the existing floor levels. Additional brick work will be built towards the front of the conservatory to due to the slope of the land. Concrete steps will be installed to the front of the conservatory, below a set of patio doors. The conservatory height will be built up to the existing eaves height of the dwelling it will be attached to, and it will have a pitched roof constructed from the UPVC framework and glass panels.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
The application site falls within an area designated for predominantly residential use under the Douglas (South area) Local Plan 1998. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application.
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;
(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".
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
The Highways Division recommends the application is approved as the proposal has no adverse traffic management, parking or road safety implications.
Douglas Borough Council has no objection to the proposal.
Douglas Corporation, acting as agent for the Isle of Man Water and Sewerage Authority, do not raise a material planning concerns regarding the planning application.
Assessment
The proposed conservatory would increase the proximity of the dwelling towards its front boundary, leaving a distance of 7 metres between the front of the house and the front boundary.
The proposed conservatory would replace the image of a bay window on the ground floor front elevation. Whilst the conservatory would significantly increase the massing of the dwelling as viewed from the road to the front of the house, it would not look
entirely disproportionate given the scale of scale of the front gable end of the house containing the garages and living space above it.
The loss of garden space as a result of the proposed works is not considered to have a significant adverse effect on residential amenity. Whilst the proposed conservatory may improve views into the neighbouring property to the north-west, the fact that the neighbouring property's garage lies closest, means it is unlikely any detrimental impact on private amenity will be incurred by the neighbouring residents.
The design of the conservatory framework is considered to compliment the finish of the existing house and is therefore considered acceptable.
Overall, the level of development is considered modest and would not have a significant detrimental impact on public visual amenity or private amenity, and is therefore considered acceptable. As such, the proposal is considered to comply with the provisions of General Policy 2 in the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Douglas Borough Council, 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.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
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.
The Isle of Man Water and Sewerage Authority are not afforded 'party status' as they have not raised any material planning concerns.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 13.03.2012
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 relates to the erection of a conservatory to the front elevation of dwelling as shown in drawing no. 1572-01, received on 24 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 : 14/3/12
Determining officer (delete as appropriate)
Signed : O. Henn Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
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