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Application No.: 19/00740/B Applicant: Mr Stuart & Mrs Sara McIntyre Proposal: Alterations, replacement of garage door with a window and erection of ground floor and first floor extension Site Address: 5 Erin Crescent Port Erin Isle of Man IM9 6FD Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.08.2019 _________________________________________________________________
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 decision relates to drawings SSI/005, SSM/001 and SSM/002 all received on 2nd July, 2019. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing semi-detached two storey dwelling situated on the south eastern side of Erin Crescent. The property sits alongside a similar property to the north east and opposite a terrace of four properties. THE PROPOSAL
2.1 Proposed is the conversion of the existing attached single garage to living accommodation with the replacement of the garage door with a window to match that alongside and its rearward extension to meet the rear main wall of the house. Also proposed is an upward extension to provide additional living accommodation at first floor level. The eaves level of the extension is level with that of the main house but the ridge is 400mm lower and the front of the extension will sit 1.15m further back from the main front elevation of the house.
1.2 The extension will be finished in painted render with a brick soldier course at window head level. The main house has its ground floor front façade finished in facing brick. - 1.3 The extension sits 2.8m from the boundary with the property to the north and the existing driveway is 5.9 wide and 6m long. There is additional space between the garage and the boundary which is hard surfaced.
3.1 The site lies within an area designated on the Area Plan for the South as Residential. As such, the following parts of the Strategic Plan are relevant:
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:
"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."
3.2 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. PLANNING HISTORY - 4.1 An identical extension was approved under 05/00319/B and implemented at number 7, the other half of the semi-detached pair and number 1 has a two storey extension that is flush with the front elevation of that house. A conservatory was approved at the rear of the application property as well as the widening of the existing driveway under 04/00830/B. REPRESENTATIONS - 5.1 Port Erin Commissioners have no objection (14th August, 2019). ASSESSMENT - 6.1 The principle of an extension like this has been accepted on the adjoining property and what is proposed is therefore considered unobjectionable. The design complies with the advice in the RDG section 4.4 regarding two storey side extensions in that it is lower than and set back from the main frontage of the property. Since the approval of that extension, the
Residential Design Guidance has been adopted and it is also relevant that that property abuts an open area whereas the proposed extension sits next to another dwelling. As such, the impact of the works in terms of the effect on the living conditions on the occupants of number 3 is the principal issue in this case.
6.2 The property sits some distance from the side boundary, unlike many modern houses in estates like this, which provides some space between the extension and the side of number 3. The nearest point in this property is a garage although of course, the owners of that property could apply for an extension as is being proposed here, and the garage could become living accommodation. The existing driveway space is not quite wide enough to provide two full sized car parking spaces (3.25m by 6m) so the conversion of the garage could not be done without planning approval under Class 26 of the Permitted Development Order 2012. - 6.3 There are no windows in the side of either property so the extension will not have an effect on the light entering number 3. Whilst the extension would bring the rear of the property further back than is the existing garage, it will be in line with the rear of the main part of number 3 and therefore not effect light or outlook from the windows in the rear of the property or the rear garden space. The proposal is therefore considered not to conflict with the advice in the RDG in respect of impact on neighbouring properties.
7.1 The proposal is considered to accord with Strategic Plan policy as supported by the RDG and the application is recommended for approval. Whilst the local authority has not yet commented, it is not considered essential to the determination of the application to have those comments prior to determining the application. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
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 : 15.08.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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