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Government Railig: Ellin Vannin
Richard Green Associates 87 Circular Road Douglas IM1 1AX
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr & Mrs Kenneth Allison, Ref 13/00657/B, for the erection of extension to dwelling at 9 Belgravia Road Onchan Isle of Man IM3 1HN 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]
13/00657/B
| Application No. : | 13 / 00657 / B | | :-- | :-- | | Applicant : | Mr & Mrs Kenneth Allison | | Proposal : | Erection of extension to dwelling | | Site Address : | 9 Belgravia Road | | | Onchan | | | Isle Of Man | | | IM3 1HN |
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 9 Belgravia Road, Onchan, located to the south of the settlement. The view from the street, which slopes down in a southerly direction, to the south is across Douglas Bay, although Belgravia Road is set perpendicular to the sea and therefore enjoys no such views. 1.2 Belgravia Road is a residential street comprising (to the west) a small terrace of red brick and mock Tudor double-storey dwellings with bay windows at both storeys, and (to the east) a terrace of white-rendered, three storey dwellings. Further up the western side of Belgravia Road are detached and semi-detached dwellings of varying sizes, styles and ages. All the dwellings are set back from the highway and have grey slate roofs. Two large apartment buildings (Kensington Palace Apartments and Belgravia Court) sit at the corners where the street joins Imperial Terrace to the south. 1.3 Number 9 is the fourth of six of the aforementioned small terrace, which borders Bay View Road to the rear.
2.1 Approval is sought for a ground floor extension to the rear of the property, which is primarily proposed to form a bathroom but would also result in the slight expansion of the existing conservatory. A rear porch, currently not accessible from within the dwelling, would be removed. 2.2 According to the plans, the proposed finishings would match those of the existing dwelling: white render; lead flashings; polycarbonate roofing, and uPVC glazing.
3.1 The application site has been the subject of two previous planning applications, which in 1989 saw approval for alterations to the kitchen and the addition of a patio, and in 2002 saw approval for replacement windows.
4.2 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' 4.3 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 and Highways Division recommend the application be approved.
6.1 Approval is sought for a rear extension at ground floor level that is ostensibly to provide a ground floor toilet, accessible for the owner-occupiers of number 9 Belgravia Road who suffer from mobility issues. The proposals necessitate the enlargement of the conservatory from 7.5 square metres to 13.0 square metres. The proposed water closet would measure 5 square metres, such that the proposals in their entirety seek the gross enlargement of 9 Belgravia Road by just over 10 square metres. 6.2 The main issues to consider in this report are: (i) the appropriateness of the design of the proposed extension, and (ii) the potential impact upon the neighbouring dwellings in respect of residential amenity. 6.3 Turning to the design in the first instance, the extension proposed is of a modest scale relative to the dwelling as a whole and would reflect the existing materials of number 9 and its conservatory. Moreover, the extension sits at the rear and does not, therefore, impact upon the streetscene. On this basis, no objection is raised in respect of the design. 6.4 Residential amenity is an important consideration as the extension would bring the rear projection of number 9 nearer number 11 than is currently the case. The dwellings, as noted elsewhere, are terraced and as such cannot become closer together in the truest sense but the widening of the rear projection is such as to potentially prevent a sense of overbearing or overcrowding to the residents of number 11. This is particularly the case since the proposal would bring number 9 into immediate contact with the boundary wall with number 11, whereas currently a gap of about 0.8 m exists. 6.5 Notwithstanding the above, it was evident that the projection of the existing rear porch is such as to have a noticeable, albeit slight, overbearing impact on number 11; it is considered that the proposals would not result in a significant increase of this overbearing. The water closet would bring number 9 roughly 1.0 metre closer to the rear elevation of number 11 than is currently the case, and no height increase is proposed. Given that number 11 sits slightly higher in terms of its topography, the impact of the proposal would be consequently less than would otherwise be the case.
6.6 There is a door in the water closet that faces the rear of both numbers 9 and 11, but this is a builders' access door and has no glazing within it. The sole glazing for the water closet, which is proposed to be ventilated primarily by an electric fan, is a rooflight. It is considered that, were approval to be granted, the imposition of a condition requiring obscure glazing to the rooflight in the interests of residential amenity would be appropriate. 6.6 In respect of the dwellings along Bay View Road to the rear, the nearest of these (number 13) lies some 35 metres distant from the application dwelling and is visually separated from the application site by virtue of typical garden paraphernalia in both. To the south sits numbers 3-7 Belgravia Road and Kensington Place Apartments, which overlook the application site. None of these neighbouring dwellings can realistically be considered negatively affected by the proposals. Neighbouring residential amenity is therefore not considered to be negatively affected by the proposals. 6.7 The planning application does not affect any other material consideration.
7.1 On the basis that, in respect of the matters addressed above, no significant harm is expected to arise from the granting of planning permission, 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. 8.2 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: Permitted
Date of 16.07.2013
Recommendation:
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: 359/1/1, 359/1/2, 359/1/3 and 359/1/4.
C 3. Obscure glazing to Pilkington Level 5 or equivalent, shall be installed in the bathroom rooflight and shall be kept and maintained thereafter.
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 : ....17.7.13............
Determining officer (delete as appropriate) Signed : SOMMAN Anthony Holmes Sarah Corlett Senior Planning Officer Signed : Senior Planning Officer Signed : Signed : Signed : Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager
17 July 2013 13/00657/B Page 4 of 4
PA13/00657/B Mr & Mrs Kenneth Allison Erection of extension to dwelling, 9 Belgravia Road Onchan Isle Of Man IM3 1HN 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: 89/01356/B Status: Permitted Proposal: Alterations to kitchen and construction of rear patio, 9 Belgravia Road, Onchan.
Reference Number: 02/00742/B Status: Permitted Proposal: Installation of uPVC windows to replace existing
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