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| Application No.: | 14/00283/B |
| Applicant: | Mark & Anne Dougherty |
| Proposal: | Alterations and extensions to dwelling |
| Site Address: | 2 Park Close Glen Vine Isle Of Man IM4 4HB |
| Case Officer: | Miss Laura Davy |
| Photo Taken: | 31.03.2014 |
| Site Visit: | 31.03.2014 |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the curtilage of 2 Park Close, Glen Vine, Marown. 2 Park Close is a two storey detached dwelling with a single storey attached garage to the side elevation. The dwelling is situated on the bend which leads further round to the upper part of Park Close. The dwelling occupies a corner plot which backs on to the public footpath, beyond the footpath is 3 Park Close, the rear elevation of 2 Park Close looks towards the side elevation of 3 Park Close. There is a window at first floor level in the side elevation which serves an en-suite bathroom.
1.2 There are a number of mature trees on the boundary between the application site and 3 Park Close.
2.1 The application seeks approval for the alterations and extension to the property.
2.2 The extension would be above the existing garage to increase the height to provide additional accommodation, also proposed is the installation of a dormer in the front elevation and one in the rear, both dormers would have a pitched roof.
2.3 Also proposed is the erection of a garden room extension to the rear. The extension would be constructed of powder coated aluminium with glazing; this would be finished with a lead roof.
3.1 The previous application is not considered to be specifically material in the assessment of the current application.
4.1 The application site is within an area zoned as “Predominantly Residential” identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
5.1 Highways Division do not oppose
5.2 Marown Commissioners do not object
6.1 The application seeks approval for the extension above the garage and the extension to the rear of the property. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property and street scene and the impacts upon the amenities of the neighbouring properties.
6.2 The application site is within a predominantly residential area and therefore the principle of development is acceptable.
6.3 The proposed extension above the garage would increase the impact of the garage within the street scene, but given that the ridge height would still be lower than the main dwelling it is considered that it would still appear subservient. The expanse of render between the top of the garage door and the eaves was quite dominant; this has been broken up by the dormer which would project beyond the front elevation by a few millimetres. The dormer is in order to provide additional headroom and also some balance to the front elevation as there is a dormer in the front roof slope of the existing dwelling.
6.4 The alterations and extensions to the front elevation are considered to be acceptable and would not have an adverse impact upon the character and appearance of the street scene.
6.5 The dormer in the rear elevation would result in an additional window at first floor level looking towards the side elevation of 3 Park Close. Given that the first floor window in the side elevation of that property serves an en-suite and given that there are already four other windows within the rear elevation at first floor level it is considered that the proposed dormer would not result in undue overlooking or loss of privacy.
6.6 The proposed garden room would be erected off the rear elevation and would be approximately 2.2m from the boundary shared with 1 Park Close.
6.7 The application site is at a higher level than 1 Park Close, the siting of the proposed garden room would be on an existing terrace area. Whilst there is some potential of overlooking, a similar structure could be erected under the Permitted Development Order if it were 0.5m lower. It is considered that the construction of a garden room would not result in an undue increase in overlooking or loss of privacy.
6.8 Overall the works are considered to be in keeping with the property and street scene in general and would not have an adverse impact upon the amenities of the neighbouring properties.
6.9 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 The local authority, Marown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.
7.2 The Highway Services of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status.
Recommended Decision: Permitted
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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. The development hereby approved shall not be carried out except in full accordance with 125/001, 125/002 and 125/003 date stamped as having been received 7th March 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 16/4/14
Signed: _________________________ Chris Balmer
Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett
Senior Planning Officer Signed: _________________________ Jennifer Chance Head of Development Management
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