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Government Baillye Lilen Fannie
Progeny Ltd 51A Victoria Street Douglas Isle of Man IM1 2LD
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Mark Rivers, Ref 13/00656/B, for the alterations, erection of an extension to dwelling and erection of a utility / store room to replace existing shed at 13 Nursery Avenue Onchan Isle of Man IM3 4HF subject to compliance with the following condition(s):
Date of Issue: 19th July 2013
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected] 13 / 00656 / B
| Application No. : | 13 / 00656 / B | | :-- | :-- | | Applicant : | Mr Mark Rivers | | Proposal : | Alterations, erection of an extension to dwelling and erection of | | | a utility / store room to replace existing shed | | Site Address : | 13 Nursery Avenue | | | Onchan | | | Isle Of Man | | | IM3 4HF |
| Case Officer : | Mr Edmond Riley | | :-- | :-- | | Photo Taken : | 02.07 .2013 | | Site Visit : | 02.07 .2013 | | Expected Decision Level : | Officer Delegation |
1.1 The application site is 13 Nursery Avenue, Onchan, located relatively central to the settlement and just north of Governor's Road (A2). Nursery Avenue slopes down noticeably from northwest to southeast such that the terraced roofline steps down by approximately 0.3 metres every two dwellings. An unadopted lane runs parallel to the rear of Nursery Avenue, on which sits various non-residential buildings. 1.2 Nursery Avenue itself is an exclusively residential street comprising terraced dwellings on both sides of the highway. The dwellings to the south west generally have bay windows to the ground floor; those to the north east do not. All the dwellings to the south west are set back from the highway by approximately 5 metres, those to the north east by approximately 3 metres. 1.3 The terracing provides a structural uniformity to the streetscene but this symmetry is not matched in the appearance of the dwellings. While render is the predominant material, rarely are two identical colours or render types found next door to one another. Subtle colours are prevalent. Grey slate tiling is another unifying feature of the dwellings. 1.4 Number 13 sits in the middle of 13 dwellings in the terrace to the north east of the highway, has sliding sash windows and is of a smooth and light green render. It is noted that, at the time of the site visit, the application site was being marketed for sale.
2.1 Approval is sought for a ground floor extension to the rear of the property ( 6 square metres), in addition to an outbuilding that is proposed for use as a storage building. A metal shed ( 11 square metres) would be replaced by the outbuilding ( 26 square metres), while the rear wall to the garden ( 2.3 metres high by 3.0 metres wide) is proposed to be removed to enable access to the outbuilding from the rear, unadopted lane. The proposal would result in the increase of the dwelling by a net 21 square metres and result in the loss of a nontraditional wall at the rear.
2.2 According to the plans, the proposed finishings would match those of the existing dwelling: light green render; grey slate tiles; uPVC windows and doors, and the rear wall will be finished to match the height and width of the existing wall.
3.1 The application site has been the subject of two previous planning applications, neither of which is considered of material relevance to this planning application. 3.2 In 1999, planning approval was granted for a garage to the rear of 17 Nursery Avenue.
4.1 General Policy 2 of the Strategic Plan (adopted 2007) is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan. The following parts of General Policy 2 are relevant to the determination of this planning application: '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 spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape, and (g) does not affect adversely the amenity of local residents or the character of the locality'. 4.2 Paragraph 8.12.1 of the Strategic Plan sets out the presumption in favour of granting planning permission for extensions to existing dwellings in built-up areas where such a proposal would have no adverse impact on the surrounding area or neighbouring properties.
5.1 Onchan Parish Commissioners recommend the application be approved.
6.1 Approval is sought for a ground floor extension to the rear of the property, in addition to an outbuilding that is proposed for use as storage. A metal shed is proposed to be replaced by the outbuilding. 6.2 It should be noted at this stage that pre-application advice was sought in respect of a larger outdoor storage unit such that the proposals here represent a compromise between the requirements of the applicant and the opinion of the planning officer. 6.3 The main issues to consider in this report are: (i) the appropriateness of the design of the proposals, and (ii) the potential impact upon the neighbouring dwellings. The primary focus is the extent to which granting planning permission would cause harm to the public interest. 6.4 Turning to the design in the first instance, the extension proposed cannot be considered to be of a modest scale relative to the dwelling as a whole. The footprint of number 13 is approximately 47.5 square metres (excluding the storage shed) such that the proposals would result in a net increase at the ground floor of almost 50 % when compared to the existing. The outbuilding would have a shallow pitched roof, at its highest 3.6 metres (compared to the existing shed, also with a shallow pitched roof, which is 3.1 metres at its
highest). This addition of 0.5 metres is not considered significant, and the pitched roof is a welcome design feature. The height of the eaves of the outbuilding is 2.8 metres; the wall to the rear is 2.3 high and those to the rear yard are 1.9 metres high. It is considered that the differences in height are such that the majority of the outbuilding's massing would be behind existing walling and as such would not be significantly more visible from neighbouring yards than the existing shed. 6.5 The fact that the shed is already in situ is not in itself compelling in comparison terms, as a shed is an impermanent structure that can be removed at any time; the outbuilding proposed would be permanent. However, its existence cannot be ignored and it is noted that a number of buildings not dissimilar to either the existing or the proposed storage unit - and at least one permanent outbuilding of not dissimilar size to that proposed here - exist in the rear yards of Nursery Avenue. An objection on grounds of over-development would therefore be somewhat perverse. 6.6 The extension, which would roughly double the size of the kitchen (currently 8 square metres), is considered appropriate in scale and form to the existing dwelling. 6.7 As noted, a wall would be removed to enable rear lane access to the storage unit. The wall, while consisting of some interesting stonework, has been poorly maintained and shored up with inappropriate red bricks. The wall is somewhat staccato in appearance as it has been knocked through and/or down at various intervals along its entire length, which presumably at one time run all along the rear of Nursery Avenue. As such, its loss on the application site is not considered to be overwhelmingly negative, and it is also noted that the proposed outbuilding would tie in with the retained wall. 6.8 Taking into account that the materials proposed would all match the existing dwelling, and that the scale of the extension and new outbuilding is not wholly inappropriate, and that the wall to be lost is of limited merit, no objection is raised on design grounds. 6.9 Many of the issues that are likely to affect residential amenity are related to the potential for over-development of the site. Almost no overlooking would result from the proposal as there are no residential dwellings to the rear of the application site. In respect of neighbouring dwellings along Nursery Avenue, since the outbuilding is proposed for storage rather than living accommodation it is further considered that the issue of overlooking is not significant. The kitchen extension proposes a single rooflight and French doors to the patio; that the rear door of the dwelling would thus face the rear yard of the application site rather than the rear yard of the neighbouring dwelling must be considered a positive in terms of residential amenity. In respect of any overbearing impact that may arise, the rear yard walls (at 1.9 metres high) shield much of the potential impact as the proposed outbuilding does not exceed this height significantly. 6.10 As such, no objection is raised in terms of the impact on residential amenity. 6.11 The planning application does not affect any other material consideration.
7.1 On the basis that, in respect of the matters addressed above, an unacceptable level of harm is not expected to arise from the proposal, a recommendation of approval is made.
8.1 The local authority, Onchan Parish Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 16.07.2013 Recommendation:
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 permitted shall not be carried out except in full accordance with the following plans, received on 31st May 2013: 13-JO11-MR 01, 13-JO11-MR 02 and 13-JO11-MR 03.
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 : \qquad Determining officer (delete as appropriate) Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
PA13/00656/B Mr Mark Rivers Alterations, erection of an extension to dwelling and erection of a utility / store room to replace existing shed, 13 Nursery Avenue Onchan Isle Of Man IM3 4HF Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 05.06.2013, includes;
Dev Control Polygons: Reference Number: 13/00656/B Status: Pending Consideration Proposal: Alterations, erection of an extension to dwelling and erection of a utility / store room to replace existing shed
Reference Number: 97/00446/B Status: Permitted on Review Proposal: Installation of uPVC windows to replace existing and pebble dashing front elevation, 13 Nursery Avenue, Onchan.
Reference Number: 01/00255/B Status: Permitted Proposal: Erection of garage and replacement front door
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