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Statement to accompany application for Planning Approval
November 2024
This application seeks approval for the demolition of the existing rear extension and erection of a new thermally efficient ground floor extension over the same footprint.
The application site is a 3 bedroom house, located in the cul de sac of Hatfield Grove, Douglas Isle of Man. The dwelling is a typical Victorian era property which has mostly remained unchanged since its originally construction.
The site is located within the Area Plan for the East (2020) and is identified as residential. Map Extract 1 – Map 5 from the Area Plan for the East Douglas The proposals therefore accord with the development criteria as set out for residential use.
In May 2024, my client agreed purchased and renovate 15 Hatfield Grove, this is typical Victorian era property which has mostly remained unchanged since its original construction. This means that some attributes of the property are no longer fit for purpose for modern living and therefore a general refurbishment of the property was proposed.
The main objective of the proposed refurbishment is to relocate the existing bathroom from rear the kitchen on the ground floor to a more suitable and frankly hygienic location.
Therefore it was originally proposed to demolish the existing single storey outrigger extension and rebuild as a two storey extension making use of the addition space above the kitchen for a new family bathroom and laundry facilities.
This unfortunately was deemed to worsen the existing overshadowing and overbearing impact on 17 Hatfield Grove, and therefore failed to comply with General Policy 2 (g).
Following this refusal, discussions were held with the planning officer and proposals put forward to reduce this impact whilst maintain the core objective from my client.
We are now proposing the demolition of the existing single storey outrigger extension and rebuilding a single storey extension using modern construction techniques (insulated cavity wall) ensuring the new extension is thermally efficient and free from damp, the proposed alterations internally would allow me client to retain the existing 3 bedrooms and relocate the main family bathroom upstairs.
The Isle of Man strategic plan & IoMSP are intended to provide “the strategic and general policy framework within which provision will be made for the development and conservation needs for the period 2001 - 2016” extended to 2026.
As the property already exists as a residential unit, and the application is for a new extension to the rear of the property, it is considered that the following policies will be materially relevant to the assessment
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments,
Registered Buildings(1), Conservation Areas(2) , buildings and structures within National Heritage Areas and sites of archaeological interest;
General Policy 2 applies: 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:
(g) Does not adversely affect adversely the amenity of local residents or the character of the locality;
It is recognised by both myself, and the previous planning officer that an element of overbearing and overshadowing already exists to each of the terraced properties at ground floor level, and as such only the additional impact created by the erection of the first floor extension should be considered.
Particular care is warranted when designing extensions in tightly built up areas to safeguard residential amenity, and I have considered the concerns brought forward by the residents’ from the original planning application and implemented changes to limit construction to the ground floor level only. It is considered that with the proposed new extension being limited to a single storey, this should have a minimal impact on the amenities of the neighbouring properties given that it is replacing an existing single storey extension.
It is our view that that this amended application has been well thought out, achieves the objectives set out by our client, preserves the character of the conservation area, and generally accords to all the principles set out in general policy 2, - a to n.
Therefore, we feel the proposal is in-keeping with the area and the island strategic plan and are hopeful of a swift review and a positive outcome from the Planning Department.
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