Erection of a two storey extension to side elevation and conservatory to rear elevation
Site Address:
16 Furman Close Onchan Isle Of Man IM3 1BT
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 16 Furman Close a two storey semi-detached dwelling, sited near the end on the western side of Furman Close, Onchan. Furman Close leads off from Furman Road which joins Howstrake Drive to the north west.
The existing dwelling is finished in terracotta brick work from the bottom of the house working up to mid way with the top half of the dwelling finished in a dark grey sand/cement render. The dwelling shares a traditional pitched roof with north west adjoining property No. 15 Furman Close. The existing dwellings along Furman Close follow a similar uniform pattern.
The boundary treatment comprises a low rise wooden fence to the sides of the dwelling with a stone wall to the rear elevation and natural vegetation. The front elevation has a lawned area with a driveway measuring an existing 5.4 x 4.5 metres and a decorative boulder and stone area shared with south east detached property, No 17 Furman Close. The front of the application site does not have any boundary treatment and leads directly onto the pavement.
The Proposal
The proposal comprises a two storey side extension measuring 3.7 x 8.8 metres with a height of 8.19 metres (measured from highest roof pitch point). Also proposed is the erection of a conservatory to the rear of the elevation measuring 3.6 x 3.59 metres with a height of 3.45 metres. The final element of the proposal is to widen the driveway to 5.32 metres in order to be able to accommodate parking provisions for two vehicles. The total area of all development is to measure 65.66sqm.
The proposed two storey extension will be finished with the same facing brick work to match the existing dwelling with the remaining top half of the dwelling finished in a sand/cement render to match the existing dwelling. PVC-U guttering on the proposed extension will also match the existing as will the roof tiles. Two new PVC-U double side hung windows are proposed to the front elevation of the extension, one on the ground floor and one on the first floor, these windows match the existing on the front elevation of the dwelling. A new obscured double glazed PVC-U casement window is proposed for the side elevation of the extension. The rear elevation is to have a double side hung PVC-U casement to the first floor with a new double glazed PVC-U door and to the ground floor.
The extension is to accommodate a new lounge area which has been replaced by a new dining area and the rear of the ground floor extension is to contain a new utility room. To the first floor the extension is to accommodate a new master bedroom and linen area. The existing two bedrooms to the rear of the house are to have a study are separating them.
The proposed conservatory is to be finished in double glazed with matching PVC-U rainwater goods and dwarf wall rendered to match the existing house. A new wall and pathway is proposed to be built around the conservatory providing a garden feature. The conservatory will be accessed via the breakfast kitchen area.
Planning History
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
PA 10/00506/B: Erection of a two storey extension to side elevation and conservatory to rear elevation. This planning application was similar to the current proposal. This previous planning application was permitted.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Onchan Local Plan 2000 (Map No. 1). There are two polices within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:
Policy O/RES/P/20 states:
"Except where required otherwise by the local plan, car parking standards of at least three spaces per dwelling may include a garage will be applied to all new residential development within the local plan area. Permission will not generally be forthcoming for extensions or conversions which result in the loss of parking space behind the building line."
Policy O/RES/P/21 states:
"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
In terms of strategic plan policy, 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:
(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;
(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."
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
Onchan District Commissioners have objected against the planning application for the following reason:
"The proposals are contrary to the policies of the Onchan Local Plan and Island Strategic Plan in that the development results in the loss of car parking behind the building line."
The Highways Division have no objections to the planning application.
The Isle of Man Water & Sewerage Authority would like to register an interest in the current planning application with no reasons provided.
Assessment
The key issues to consider in the assessment of the application are the impacts of the proposed extensions on the amenities of local residents and the impacts of the proposed development to the character and appearance of the existing property and surrounding area and street scene.
It is judged that the proposed extension and conservatory would have a neutral impact on the private amenities of the local residents of Furman Close. The proposed two storey extension would not be overlooking onto adjacent windows and given the installation of an obscured glass window in the side elevation it would not result in the loss of privacy to No. 17 Furman Close. The extension would not appear overbearing is it does not reach any higher height or longer in length than the existing dwelling.
The proposed extension to the side elevation measures 1.1 metres from the boundary fence between No. 17. And 2.6 metres from the detached garage of No. 17. It is therefore considered that the proposed extension would not have a damaging impact on the amenities of the residents of No.17 Furman Close. A new retaining wall is proposed around the conservatory to create a new pathway around the conservatory. It is judged that this element of the proposal is relatively modest and does not cause any adverse impacts on public and private amenity of the surrounding area.
The proposed conservatory measures 1.8 metres from the boundary fence to No.15 Furman Close and approximately 8.8 metres the rear boundary between 5 Marine View Close. It is
deemed that these distances are sufficient enough for the proposed conservatory not to cause any detrimental impacts on adjoining and adjacent properties.
It is considered that the proposed two storey extension respects the existing dwelling in terms of layout, scale, form, design and in keeping with the landscaping of the existing dwelling. The extension is to match the existing property in all aspects of the finishes and therefore is considered not to cause any adverse impacts upon the public and private amenity.
A conservatory is a common feature for many residential properties and is therefore considered an appropriate form of development for No.15 Furman Close. The proposed conservatory is not considered to overlook neighbouring properties given the significant boundary treatment and given the scale of the conservatory it does not appear overbearing to other properties as well as the existing dwelling.
The properties in the surrounding area are of similar style and design, it is considered that the extension would be in keeping with the area by using materials to match those existing therefore considered not to harmful to the surrounding area and landscape. Both the extension and conservatory are judged to be suitable additions to the existing dwelling and considered not to be harmful to street scene of Furman Close.
Onchan District Commissioners have objected, commenting on the loss of a parking space behind the building line. The current parking arrangements of 16 Furman Close is a single car driveway and therefore it is seen that no parking space has been lost to the dwelling. What is proposed is the widening of the existing driveway at the front of the elevation to measure 4.7 metres which is considered to be adequate and sufficient enough space for the parking provisions of two vehicles allowing comfortable movement around vehicles and the comfortable opening all vehicular doors. Overall it is concluded that the planning application accords to the provisions of Policy O/RES/P/20 and O/RES/P/21 of the Onchan Local Plan 2000 and General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority, Onchan Parish Commissioners, 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.
The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
Isle of Man Water & Sewerage Authority.
Recommendation
Recommended Decision: Permitted
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 for the erection of a two storey extension to the side elevation and a conservatory to the rear elevation relates to drawing numbers PO1, P02, PO 3 and PO4 date stamped 25th 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 : 8/3/12
Determining officer (delete as appropriate)
Signed : A. Voun 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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