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14/01362/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/01362/B Applicant : Mr Chris & Mrs Sue Watterson Proposal : Erection of a first floor extension over existing garage Site Address : 1 Queens Court Queens Road Port St. Mary Isle Of Man IM9 5EU
Case Officer : Miss Melissa McKnight Photo Taken : 23.12.2014 Site Visit : 23.12.2014 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 1 Queens Court, a two storey semi- detached dwelling located on the north eastern side of Queens Road in Port St Mary.
1.2 To the north/north west of the site is a car park and to the south east of the site is Baie Fionn, a two storey detached dwelling.
2.0 THE PROPOSAL
2.1 This current planning application seeks approval for the erection of a first floor extension over the existing garage to create an en-suite bedroom.
2.2 The proposed extension would add 3.2 metres to the existing garage. There would be no alterations made to the existing width or depth of the guest room.
2.3 The front elevation of the extension would have a single top opening window at first floor that would match the predominant windows of the first floor of the application dwelling. The rear first floor would also have the same window with a sun tube installed on the rear roof slope. There would be two top opening casements in the first floor of the south west side elevation.
2.4 The extension would be finished in materials to match the main dwellinghouse.
3.0 PLANNING HISTORY
3.1 The application site has been the subject of three previous planning applications that are considered materially relevant to the assessment of this current planning application given the nature of development proposed, all of which were granted planning approval and have been listed below:
PA 12/01171/B: Erection of an extension to front elevation.
PA 11/01174/B: Erection of a porch to front elevation of dwelling.
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14/01362/B
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PA 99/01708/B: Erection of a pair of semi-detached dwellings.
4.0 PLANNING POLICY
4.1 In terms of development plan policy, the application site is zoned as Predominantly Residential under the Area Plan for the South 2013.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
General Policy 2 states: "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."
Paragraph 8.12.1 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."
5.0 REPRESENTATIONS
5.1 Port St Mary Commissioners have no objection to the current planning application (08/12/2014).
6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposal on the existing appearance of the dwelling and street scene of Queen's Road.
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14/01362/B
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6.2 The existing garage is single storey with a pitched roof with the roof slope facing the road; the application dwelling has a pitched roof with the gable facing the road. The extension above the existing garage would have the same height as the existing dwelling and roof line and form. The extension would also be finished in materials to match the main dwellinghouse.
6.3 At present there is a single storey porch on the front elevation which gives the dwelling an unbalanced appearance due to the siting of the extension and single storey garage. The extension above the garage would afford a balanced appearance to the dwelling as the existing porch would now be centralised.
6.4 As such, the proposal is deemed appropriate in terms of the impact upon the existing dwelling and is considered to enhance the overall appearance of the dwelling.
6.5 With regards to the impact of the development on the street scene of Queens Road, as outlined above, the scheme is judged to respect the main dwelling. Although the extension would increase the level of built development alongside the road, the development would respect the main building in terms of layout, form and design. The fact the extension would match the main dwelling in all aspects would create an integrated approach throughout.
6.6 Travelling northwest along Queens Road, the existing garage is only partially visible due to the trees within the north western part of Baie Fionn. When the trees are in full bloom, even less of the extension would be visible. The most prominent the extension will be is from the junction of Seafield Avenue and travelling south east along Queens Road.
6.7 There is no overriding house type or building design along Queens Road, there is a mix of detached, terraced and semi-detached. The garage is however the only building erected on more or less on the boundary of the site. The other dwellings and buildings of Queens Road are slightly set back from the highway.
6.8 On assessment, whilst the building would be more prominent in the street scene, the form, design, layout of the extension respects the main house and gives a balanced appearance and in turn enhances the appearance of the dwelling as viewed within the street scene.
7.0 RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval.
8.0 PARTY STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted
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14/01362/B
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Date of Recommendation: 16.01.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to Drawing No: 01 Rev: P1, 02 Rev: P1 and 03 Rev: P1 date stamped as received on 28th November 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 21.01.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher
Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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