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Application No.: 16/01380/B Applicant: Miss Lorraine Jweinat Proposal: Alterations and erection of extensions to dwelling Site Address: 11 Honeysuckle Lane Douglas Isle Of Man IM2 7DY Case Officer : Mr Jason Singleton Photo Taken: 19.01.2017 Site Visit: 19.01.2017 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of 11 Honeysuckle Lane, Douglas. The property is located to the north east of the cul-de-sac and is a detached single storey property with the main road A18 to the rear of the site. THE PROPOSAL - 2.1 Proposed is the erection of a series of single story extensions to the property, encompassing four individual components. To the front (west) the erection of a porch measuring 2.1m x 2.1m with a pitched roof above. To the side (north) would see the addition of a stepped extension in its footprint 3.3m x 3.4m. To the rear a larger extension measuring 8.7m x 7.2m with a flat roof incorporating two lantern roofs. Within this extension are proposed a series of landscape orientated windows and double doors leading out onto a patio. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that are considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 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:
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 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 (03/01/16)
5.2 Highways have commented but do not oppose (12/01/17) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the visual impact of the proposed development on the character and appearance of the existing dwelling, and (iii) the impact on the surrounding area and street scene. (iv) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.
6.2 The principle of extending the dwellinghouse would be in accordance with the use of the area as identified within the local plan. There are a number of policies that weigh in favour of extending residential properties so long as they do not have an adverse impact on the neighbouring property and streetscene.
6.3 When viewing the front of the property only the porch and the side extensions, whilst minor in their scale, would be visible. They are single storey in height and their design and form they would be seen to complement the existing property whilst remaining subservient to the host dwelling. The layout of the side extensions are set back from the building line at the front and maintain a clear space of 750mm from the nearest point of the side extensions to the boundary fence. The roof pitch would remain the same and reflect the size of the extensions adding symmetry to the built form. - 6.4 The rear extension by comparison to the dwellinghouse gives 47.5m2 of internal floor space against the existing dwellinghouse is 108.5m2. The proposed extension would leave a proportion of garden space still available for private amenity without being considered over-development of the land. The extension would feature a flat roof with two lantern type roofs above. It is considered that the proposed extensions would respect the main dwellinghouse in terms of the siting, layout and scale as indicated in the drawings. The design and form of the extension would be finished to match the existing dwelling and in terms of appearance, character and the chosen materials would complement the dwelling house. As such this element of the proposal is deemed acceptable.
6.5 When looking at the streetscene, the modifications that would be visible to the dwellinghouse would not look out of place or be deemed to affect the character of the area. The style, type and proportions of the proposed windows would match the existing, ensuring a uniform appearance. Whilst the rears of these properties are not visible from the streetscene of Honeysuckle Lane, the rear of the application site is partially visible from the A18 highway. As there is difference in level between the application site and the highways to the rear, it is only the upper proportions of the buildings and gardens that are visible when passing by vehicle. Users of the footpath offers clear visibility into these private spaces when looking down into them from the footpath. There is little privacy offered to these dwelling houses that back onto the highway. However, the proposed would feature a flat roof, helping to minimise the visual impact, in any case those views of the extension would be read in conjunction with the dwellinghouse and that of the residential area.
6.6 As the property occupies a corner plot the neighbouring properties are angled away from the application site. The boundary treatment to the north is a small picket fence approximately 1.2m, high and to the south a 2.0m fence with mature planting along part of its boundary, particularly those sections where inter visibility would be achieved. The proposed extension would not be as so
close where it could be considered to be overbearing and as it is single storey, there would be no overlooking or by virtue of the space between the buildings no loss of light is considered.
RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General 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: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation: 31.01.2017 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 drawing referenced; L/3886/1(B) date stamped as received 15th December 2016.
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.
Decision Made : Permitted Date: 31.01.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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