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The application site represents the curtilage of 16 Furman Close, Onchan. The existing property is a two storey semi detached property located to the North East side of Furman Close it adjoins No.15 Furman Close and to the South of the application site is 17 Furman Close. The site is within an area zoned as "Proposed Residential Use" identified on the Onchan Local Plan 2000.
Proposed is the erection of a two storey extension to the side elevation, and a conservatory to the rear. This would include the installation of uPVC double doors to the first floor with glazed panel balustrade. The installation of windows to the side elevation, the first floor window would be obscure glazed. The rear elevation would include the installation of an obscure glazed window to the first floor, and a uPVC door and window to the ground floor.
The conservatory to the rear would also be u PVC and glazed, with a dwarf wall rendered and painted to match the existing.
The previous planning applications are not considered specifically material in the assessment of the current proposal.
The application site is in an area zoned as "Proposed Residential Use" identified on the Onchan Local Plan 2000. It is appropriate to consider Area 13 (Furman Close) Paragraph 4.25 Planning Circular 1/2000, General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose as it has no traffic management, parking or road safety implications. Onchan Commissioners recommend the application be approved. Isle of Man Water and Sewerage Authority have no objection Subject to the following conditions: There must be No discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water \& Sewerage Authority, Drainage Division and the Sewerage Act 1999.
The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
Given the nature of the proposal, it is appropriate to consider the relevant points from General Policy 2, which are: "(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
Having assessed the proposed development against the above policy, the proposal is considered to respect the site in terms of layout, scale, form and design. The proposed extension would be approximately 1 m in distance from the boundary shared with the neighbouring property, The side wall of the attached garage of No. 17 is the closest to the boundary which is shared by the application site, this side wall of the garage of No. 17 has no windows. The garage is single storey which adjoins the dwelling, the gable end of the dwelling also has no windows. It is therefore considered that the proposed development would not have an impact on the light to No.17, or be considered overbearing.
The windows in the side elevation of the proposed development would not overlook the neighbouring property as the first floor window would be obscure glazed, and the ground floor window would be screened by the existing fence.
The proposed conservatory would be approximately 1.8 m distance from the boundary shared with No.15. It is considered that with the distance from the conservatory to the boundary mean it would not have an overbearing impact on the neighbouring property, and would not have a harmful impact on the light to No. 15 .
It is considered that the proposed development would have a minimal impact on the amenity of local residents and would not have a harmful effect on the character of the locality. It is judged that the
property to the rear of the application site would not be detrimentally effected by the proposed development as there would still be a distance of approximately 8 m from the proposed conservatory to the rear boundary.
The properties in the surrounding area are of similar style and design, it is considered that the extension would be in keeping with the area by using materials to match those existing. Given the siting of the other properties within the streetscene, it is considered that the proposed extension would not create a terracing effect, as the neighbouring properties are set back from this pair of semi's.
Although the double patio doors to the first floor front elevation are not considered to be appropriate for the property and the surrounding area in general, it is judged that the proposed development would not have a harmful impact on the amenity of local residents, and would not have a detrimental impact on the appearance of the property within the streetscene.
It is also appropriate to consider Paragraph 4.25 of Planning Circular 1/2000 which states: "The Department considers that this site is suitable for residential development provided that the form of development is appropriate, taking into account the impact on existing property, much of which has been developed right up to the boundaries of this piece of land. It is also important that adequate car parking is provided to cater for the proposed development as adjacent roadways are not sufficiently wide to accommodate increased levels of on street parking."
Having considered the above, it is judged that this proposed development would not increase the level of on street parking, as it would still provide sufficient parking within the curtilage of the site, including the installation of an integrated garage.
It is also relevant to consider Paragraph 8.12.1 of the Isle of Man Strategic Plan, which states: "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."
In relation to the above, it is considered that the proposed development would not have an adverse impact on either adjacent property or the surrounding area in general. For the above reasons the application is considered acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted Date of Recommendation: 17.06.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal
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 erection of a two storey extension to the side elevation and a conservatory to the rear elevation shown in drawings P01, P02, P03, P04 and photographs received 9th April 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 28 June 2010 Signed : Senior Planning Officer
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