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| Application No. : | 13 / 00438 / B | | :-- | :-- | | Applicant : | Mr Ernie Donne | | Proposal : | Erection of a two storey extension to dwelling | | Site Address : | 21 Sunnybank Avenue | | | Onchan | | | Isle Of Man | | | IM3 3BP |
Case Officer : Mr Edward Baker Photo Taken : Site Visit : Expected Decision Level : \quad 24.04 .2013 Officer Delegation
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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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 unacceptable 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; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.
The effect of the proposal upon the character and appearance of the area 11. The proposed extension is considered to be a very inappropriate design. Its roof extends above the ridgeline of the existing bungalow by approximately 1.3 metres. It has substantial mass and would be positioned at right angles to the orientation of the existing bungalow, forming a T shape. The form of the extension is at substantial odds with the form and design of the original bungalow and would appear cumbersome and over-dominant.
The effect of the proposal upon the neighbour amenity 15. The main potential impact on neighbour amenity is overlooking of No. 27 Sunnybank Avenue to the immediate north. The gable end first floor window in the extension would look towards the rear garden and conservatory of No. 27. Currently, there is a substantial leylandii hedge on the boundary, however, this could be felled in the future thus exposing No. 27 to a loss of privacy. This can be overcome by requiring that the north gable first floor window is fitted with obscured glazing; this is considered reasonable in this instance because the floor plan shows that this would be a secondary window. 16. The dormer windows on the south east elevation would look towards the side and rear of No. 19 Sunnybank Avenue to the other side of the highway to the south east. However, the boundary of No. 19 is at least 10 metres away, and it is considered that this relationship is satisfactory. 17. It is considered that there are no other neighbour impacts.
21 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case.
Recommended Decision: Refused
Date of 14.05.2013
Recommendation:
R 1. The proposed extension, by reason of its height which exceeds the ridgeline of the existing bungalow, its massing, form, orientation, and fenestration design (which includes dormer windows which would be an alien feature on the bungalow), is highly out of keeping with the design of the existing bungalow and its surroundings. The proposed extension would appear overwhelming, overdominant, visually jarring and highly visually discordant. The proposed extension would be detrimental to the character and appearance of the existing bungalow and the surrounding area. The proposal is contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 and is unacceptable.
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 : Refused Date : 2011.5.13 Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
| Application No. : | 13 / 00438 / B | | :-- | :-- | | Applicant : | Mr Ernie Donne | | Proposal : | Erection of a two storey extension to dwelling | | Site Address : | 21 Sunnybank Avenue | | | Onchan | | | Isle Of Man | | | IM3 3BP |
Case Officer : Mr Edward Baker Photo Taken : Site Visit : Expected Decision Level : \quad 24.04 .2013 Officer Delegation
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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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 unacceptable 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; (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.
The effect of the proposal upon the character and appearance of the area 11. The proposed extension is considered to be a very inappropriate design. Its roof extends above the ridgeline of the existing bungalow by approximately 1.3 metres. It has substantial mass and would be positioned at right angles to the orientation of the existing bungalow, forming a T shape. The form of the extension is at substantial odds with the form and design of the original bungalow and would appear cumbersome and over-dominant.
The effect of the proposal upon the neighbour amenity 15. The main potential impact on neighbour amenity is overlooking of No. 27 Sunnybank Avenue to the immediate north. The gable end first floor window in the extension would look towards the rear garden and conservatory of No. 27. Currently, there is a substantial leylandii hedge on the boundary, however, this could be felled in the future thus exposing No. 27 to a loss of privacy. This can be overcome by requiring that the north gable first floor window is fitted with obscured glazing; this is considered reasonable in this instance because the floor plan shows that this would be a secondary window. 16. The dormer windows on the south east elevation would look towards the side and rear of No. 19 Sunnybank Avenue to the other side of the highway to the south east. However, the boundary of No. 19 is at least 10 metres away, and it is considered that this relationship is satisfactory. 17. It is considered that there are no other neighbour impacts.
21 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case.
Recommended Decision: Refused
Date of 14.05.2013
Recommendation:
R 1. The proposed extension, by reason of its height which exceeds the ridgeline of the existing bungalow, its massing, form, orientation, and fenestration design (which includes dormer windows which would be an alien feature on the bungalow), is highly out of keeping with the design of the existing bungalow and its surroundings. The proposed extension would appear overwhelming, overdominant, visually jarring and highly visually discordant. The proposed extension would be detrimental to the character and appearance of the existing bungalow and the surrounding area. The proposal is contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 and is unacceptable.
C1 - The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C2 - The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Number 2013/JE/01 (site location plan and existing elevations) and 2013/JE/P1 (block plan, proposed floor plans and elevations) received on 11 April 2013.
C3 - All external walling and roofing materials to be used shall match those of the existing building in respect of type, size, colour, pointing, coursing, jointing, profile and texture, unless the Planning Authority grants its prior written approval to any variation.
C4 - The first floor window in the north east gable of the extension, shown as serving the games room, shall be fitted with obscured glazing and permanently retained as such.
Should you require any further information then please let me know.
Yours sincerely,
E. Baker
Ed Baker BSc DipTP CMS MRTPI Planning Officer
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