The site is the residential curtilage of a semi-detached dwelling situated on the south eastern side of Howstrake Drive which joins Harbour Road to the east with Central Drive in the west. The dwelling, like its adjoining neighbour, is a single storey structure with rooflights serving the attic space. To the north east is another bungalow whose ridge is at right angles to the road (the application property ridge is parallel with the road) and there are some windows which look directly towards the application property. This property, number 18 is slightly higher than the application property.
There is a boundary hedge which is approximately 1.8m high separating the application property from number 14 alongside.
The Proposal
Proposed here is the extension of the property to the side and which wraps around the rear of the dwelling. The extension will be single storey and whose ridge will be 0.8m lower than the main ridge. There are to be two rooflights, each 940mm wide and 1600mm, on each pitch of the extension. The position of the north-facing rooflights coincides with the roof of number 18 which has no rooflights in it at present (although up to three could be inserted without planning permission under the provisions of the Town and Country Planning (Permitted Development) Order 2012).
The extension is to accommodate a lounge and incorporating a new side entrance into the slightly extended kitchen. The extension will be around 850m from the boundary with number 18. The pitch of the roof will match that of the main dwelling. The extension will be finished in materials to match the existing dwelling.
Planning Policy And Status
The site lies within an area which is designated on the Onchan Local Plan of 2000 as Predominantly Residential. The Onchan Local Plan contains a policy which is considered relevant:
"O/RES/P/21 – 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."
The Strategic Plan contains a policy which provides guidance on development which is in accordance with the prevailing land use:
"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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse 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."
Planning History
Planning permission was granted for the installation of replacement and additional rooflights under PA 10/00361.
Representations
Onchan District Commissioners and Highways Division indicate that they do not oppose the application.
Assessment
The proposals will increase the mass and ground floor area of the existing property and the amount of building close to number 18. However, the application property is lower than the adjacent property and as such, it is felt that the proposed extension and works will not have any adverse impact on the amenities of those in the neighbouring properties.
The works will not adversely affect the appearance of the property and as such, the proposal is considered to comply with the provisions of GP2 and is recommended for approval.
Party Status
The local authority, Onchan District Commissioners, is, 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 Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 11.12.2012
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 permission relates to the alterations and extensions shown in drawings WL/12/1256/1, WL/12/1256/2A, WL/12/1256/3 and WL/12/1256/4 all received on 5th November, 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 : 11/12/12
Determining officer (delete as appropriate)
Signed : G. Mann Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Jennifer Chance Development Control Manager
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