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15/00077/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00077/B Applicant : Mr & Mrs David Owen Proposal : Replacement of existing garage door with a window and erection of a rear extension to dwelling Site Address : 9 Laureston Grove Douglas Isle of Man IM2 4BG
Case Officer : Miss Laura Davy Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 9 Laureston Grove, Douglas which is a single storey detached bungalow. The bungalow has a large garden to the front and also to the rear. The existing bungalow has an integral garage which provides access to the existing kitchen.
2.0 THE PROPOSAL 2.1 The application seeks approval for the conversion of the garage to living accommodation and the erection of an extension to the rear of the bungalow to provide additional living space. As part of the garage conversion the door would be removed and a window installed which would match the existing.
2.2 The proposed extension would measure approximately 22.4sqm and it would be finished to match the existing bungalow. The extension would be finished with a flat roof with roof lantern and would have dash render to match the finish of the property.
3.0 PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of The Isle of Man Strategic Plan (20th June 2007).
5.0 CONSULTATIONS 5.1 Highway Services, in an email received 2nd February 2015, comment on the application. They do not oppose.
5.2 Douglas Borough Council indicate that they do not oppose the application (18.02.15).
6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the bungalow and the street scene and the impact upon the amenities of the neighbouring properties.
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15/00077/B
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6.2 The proposed alterations to the front elevation of the bungalow are considered to be fairly minor; they involve the installation of a window to replace the existing garage door. The proposed window would be in keeping with the bungalow and therefore the proposal would not have an unacceptable impact upon the appearance of the bungalow.
6.3 The other works include the erection of an extension to the rear of the bungalow; the extension would project towards the rear boundary by approximately 4.5m. While the extension would project beyond the rear building line of 8 Laureston Grove, the proposed extension is considered to be a sufficient distance from the neighbouring property's windows by being at a distance of approximately 12m. This is considered to be a significant distance and therefore would not appear unduly overbearing or result in the undue loss of light to the neighbouring properties.
6.4 The proposed extension would have a flat roof and the finish would be to match the existing bungalow. While the proposed flat roof is not particularly attractive, it would be to the rear of the property and therefore not overly visible from the street scene.
6.5 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority, Douglas Borough Council in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.02.2015
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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15/00077/B
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This approval relates to drawings DO/1/15 received 23rd January 2015.
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 : 03.03.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed : Jennifer Chance Jennifer Chance
Head of Development Management
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