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The application site represents the curtilage of an existing detached dwelling, 12 Howe Road, Onchan.
The ground level of the site slopes down from the front garden to the rear garden. As a result of this, the dwelling itself appears to be a bungalow from the front and a 2 storey house from the rear.
Proposed are alterations and extensions and the creation of additional vehicular access and hardstanding.
The alterations and extensions include the erection of a new porch extension to the front (north) elevation, the erection of a replacement side extension to the west elevation and the erection of a conservatory and balcony to the rear (south) elevation.
The proposed porch extension to the front of the house would measure 2.3 metres wide by 1.6 metres long. It would be single storey with a flat roof over. The eaves of the porch would be the same height as the eaves of the main house. Also on the front elevation, the existing garage door would be replaced and the existing chimney stack would be removed and tiled over.
The proposed replacement side extension to the west elevation of the house would measure 2.6 metres wide by 5.4 metres long. It would be single storey from the front, but due to the slope of the site, the extension would contain a small amount of accommodation at lower ground floor level to the rear. The roof over would be pitched, with the same eaves height as the eaves of the main house. However, due to the shorter length of the extension, the top of the roof pitch would be approximately 1.1 metres lower than the roof of the main house. Also to the west side of the main house, the existing steps down to the rear garden would be replaced.
The proposed conservatory and balcony to the rear elevation would be located at upper ground floor level on the rear elevation. The conservatory would be on the western part of the rear elevation, flush with the side of the main house. It would measure approximately 4.2 metres wide by 2.6 metres long and the sloping glazed roof over would be at eaves level where it joins the main house. At lower ground floor level, the conservatory extension would contain an extension to an existing bedroom.
The balcony would be on the eastern side of the proposed conservatory at upper ground floor level. The balcony would measure approximately 2.6 metres wide and have the same length as the conservatory (2.6 metres). The nearest part of the balcony would be approximately 6.6 metres away from the eastern side of the main house. The handrail would be stainless steel with glazed infill panels. There would be steps up to the balcony from the garden, and these would be located alongside the rear of the main house.
The proposed window and door units and the proposed roof tiles would match the existing. The existing external walls of the main house have a dashed rendered finish, with a small section at the bottom having an un-rendered stone finish. It is proposed to re-render the external walls with a smooth render.
The proposed vehicular access and hardstanding would increase the existing hardstanding area in front of the house and create an additional vehicular access, which would be approximately 11.3 metres west of the existing. The existing brick wall to the front of the house would be rendered to match the finish of the main house.
There are no previous planning applications for the application site which are considered relevant in the assessment and determination of this application.
The following previous planning applications for similar proposals to neighbouring dwellings are considered relevant in the assessment and determination of this application;
6 Howe Road, Onchan PA 01/00061/B. Lower ground floor extension with conservatory and balcony over and erection of garage and front porch. Refused Initially 1/06/01
Refused on Review 18/09/01
still concerned that the development intrudes into too much of the site, to the detriment of the enjoyment of the adjacent property (no. 8).
Approved at Appeal 22/02/02
10 Howe Road, Onchan 08/00487/B. Alterations and erection of extensions. Approved 10/06/08
08/01816/B. Alterations and erection of extensions (comprising amendments to PA 08/00487/B). Approved 21/11/08 22 Howe Road, Onchan 87/00005/B. Construction of balcony at first floor level. Refused Initially 20/02/87 Refused on Review 30/04/87 Refused at Appeal 20/07/87
The application site is located within an area designated as Predominantly Residential use in the Onchan Local Plan Order 2000, Map No. 1. The site is not located within a Conservation Area.
The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. Paragraph 8.12.1 for extensions to dwellings in built up residential areas is also appropriate.
The Department of Infrastructure Highways Division do not object to this application. They had previously requested that the application was deferred, as no visibility splays were shown for the proposed access. But following the submission of amended plans, they do not object.
Onchan Commissioners recommend that the application is approved.
The Drainage Division of the Isle of Man Water and Sewerage Authority do not object to the proposal, subject to the condition that no surface water is discharged to any foul drainage system, so as to comply with their requirements and the Sewerage Act 1999. They also state that there is a public sewer which crosses the site and this must be identified before development commences and protected during works. Additionally, there should be no construction or trees planted within 3 metres of any public sewer.
No written responses have been received from the general public.
In accordance with General Policy 2 of the Strategic Plan, the main issues to consider are the impact on neighbouring properties, the impact on the surrounding area in general and highway issues.
Due to the nature of the proposals, it is considered that the surrounding neighbouring properties to the sides and rear could possibly be affected by the development. The adjacent property to the eastern side is no. 14 Howe Road, the adjacent property to the rear (south) is no. 67 Howe Road and the adjacent property to the western side is no. 10 Howe Road.
Owing to the location and size of the proposed extensions and the orientation of the site, it is considered that there is unlikely to be any adverse impacts to neighbouring dwellings from loss of light or the proposal being overbearing. However, what is of concern is the likelihood of overlooking to the adjacent dwellings from the conservatory and balcony to the rear.
First floor (or upper ground floor) conservatories and balconies are usually highly contentious in planning applications, due to overlooking concerns to neighbouring properties. However, each case should be considered on its own merits and a site visit is very important in the assessment of any such proposal.
A site visit was undertaken for this current proposal on 8 February 2011. When I entered the rear garden, I immediately noticed how open the area is. There are wooden fences forming the boundaries of the site, but due to the ground level sloping down from the rear of the houses, the fencing does little to screen the rear of the properties from one another. The site visit also revealed that there are existing first floor conservatories and balconies to other dwellings in the vicinity, as these are readily visible from the rear garden.
Following this site visit, I researched the planning history of other dwellings in Howe Road. This revealed that many were originally built with balconies on their southern elevations. Numbers 6 and 10 Howe Road have both been previously granted planning approval for similar schemes featuring a conservatory and balcony on their rear elevations. The planning approval for number 6 was approved at Appeal under PA 01/00061/B and the Inspector stated that "Because of the panoramic views available from many of the properties on Howe Road, the advantages of large rear windows and terraces are obvious and development to accommodate these features is common." The Inspector also commented that a degree of overlooking existed to the neighbouring properties due to the slope of the site (this is also true with the current proposal). Furthermore, the Inspector stated that the proposal would increase overlooking into the neighbouring garden, but the effect would be mutual and any change relatively marginal.
It is considered that due to the planning history of the area, the openness of the site and the presence of existing windows and structures on the rear of other dwellings, that the impact of this proposal on neighbouring properties could be acceptable in this instance. The planning history has revealed that the conservatory to number 10 is conditioned so that level 5 obscure glazing has to be fitted in the eastern elevation, facing towards the application site. It is therefore felt that the conservatory in this current proposal should also be conditioned as such.
The alterations and extensions would enlarge an existing dwelling in an area designated for Residential Use, so they are not considered to be inappropriate in principle. The extensions would not bring the dwelling forward of the building line, or change its character. Due to the panoramic views of the sea to the south, many other dwellings in the vicinity have large windows, balconies or conservatories.
The area of hardstanding in front of the dwelling would be increased and a new vehicular access would be created. From visiting the site, it was noticed that both of the adjacent dwellings (numbers 10 and 14) have paving over the majority of their front gardens and two vehicular entrances.
For the above reasons, it is considered that the proposals would be in keeping with other dwellings in the area and would therefore be acceptable.
Highway Issues; The proposal would retain the existing garage and increase the area of hardstanding in front of the house, so there would be more room for vehicles to be parked off-street.
The new vehicular access would have visibility splays of 2.4 metres by 25 metres. The Highways Division do not object to the proposal and I accept their professional views on this matter.
For the above reasons, this proposal is considered to be 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.
The Department of Transport Highways 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.
The Drainage Division of the Isle of Man Water and Sewerage Authority should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 05.04.2011
C : Conditions for approval 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 approval relates to alterations and extensions to dwelling and creation of additional vehicular access and hard standing, as shown in drawing numbers 01 and 02, date stamped 26 January 2011, in addition to drawing number 03A, date stamped 7 March 2011.
C 3.
The windows in the west elevation of the conservatory, facing number 10 Howe Road must be obscure glazed to at least Level 5 of Pilkington's guide to obscuration or equivalent and shall be retained as such thereafter.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 6/4/11
Signed : [Signature] Senior Planning Officer
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