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17/00796/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00796/B Applicant : Mr Nigel Ford Proposal : Alterations and new pitched roof Site Address : 34 Port E Chee Avenue Douglas Isle of Man IM2 5ER
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.08.2017 __
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.
The Plans on which this recommendation is based are:
Drawings F/804/1 and F/804/2 both received on 26th July, 2017.
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Interested Person Status
By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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17/00796/B Page 2 of 3
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.
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Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing dwelling which is half of a pair of semi- detached two storey houses which sit on the eastern side of Port-e-Chee Avenue. The site slopes upward from south to north and whilst this pair of properties has a level ridge, those alongside step up and down, also in pairs.
1.2 The property has two flat roofed annexes at the rear which project out by 1.8m with a small space between them and one being slightly higher than the other. One has patio doors within it and the other a window.
THE PROPOSAL 2.1 Proposed is the demolition of the two flat roofed annexes and their replacement with a lean-to roofed extension which is slightly (0.8m) closer to the boundary (it will now be 0.25m from the boundary wall with number 36). The extension will project out by the same amount and be finished in render and tiles to match the existing (the plans suggest that the roof tiles will be "dark" whereas the main roof appears to be red). The apex of the new roof will be around 200mm higher than the taller of the two existing extensions.
2.2 The new extension will have a set of patio doors and a window which match those in the existing rear extensions. The existing door in the southern side of the rear annex will not be replicated. The elevation facing number 36 will be solid walling.
2.3 The function of the extension will replicate that of the existing annexes - ie, additional kitchen and dining space.
PLANNING POLICY 3.1. The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. As such, there is a presumption in favour of residential development subject to the general standards of development set out in General Policy 2 of the Strategic Plan, as follows:
"8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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."
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 and (g) does not affect adversely the amenity of local residents or the character of the locality."
PLANNING HISTORY
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17/00796/B Page 3 of 3
4.1 Planning approval was granted to extensions and alterations under 07/01900/B and 91/01835/B. Those proposed under the later application involved an extension to the side replacing the garage and with additional living accommodation.
REPRESENTATIONS 5.1 Douglas Borough Council and Highway Services indicate that they do not oppose the application (24.08.17 and 18.08.17).
ASSESSMENT 6.1 The issue in this case is whether the proposal has any adverse impact on the living conditions of those in number 36. The replacement of the flat roofed annexes with one with a pitched roof will improve the appearance of the property and there is no impact on highway safety, parking or the impact on those in number 32.
6.2 The proposal will bring the rear annex closer to the rear of number 36 but in a better form and some of the proposed extension will be lower than the existing. It is considered that the impact of the closer proximity is outweighed by the decrease in height and improvement in appearance of the extension and the proposal is considered to be acceptable.
Decision Made : Permitted Date : 04.09.2017
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer
Signed : Chris Balmer
Chris Balmer
Senior Planning Officer
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