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15/00317/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00317/B Applicant : Mr Tom McFadden Proposal : Erection of an extension to replace existing conservatory Site Address : 24 Crovens Close Douglas Isle Of Man IM2 7AH
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing semi-detached dwelling which sites on the south western side of Croven's Close, a cul de sac which lies in the north eastern part of Governor's Hill in Douglas, to the west of the A18 Hillberry Road. The dwelling is a two storey modern house which has a pantiled roof and rendered walls and an attached conservatory at the rear, very close to the boundary with the adjoining dwelling. This projects out from the rear of the house by 3.8m and is 2.8m wide and 2.8m to the apex. This is finished in a brown frame with glazed roof and walling.
THE PROPOSAL 2.1 Proposed is the replacement of the conservatory with a structure of the same dimensions and height but with solid walls and a tiled roof, all to match the existing. The wall next to the boundary will be a solid wall with no windows and the elevation facing into the garden will have a single window, with patio doors facing back into the area immediately to the back of the house.
PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. As such, the following parts of the Strategic Plan are considered relevant:
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."
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:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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."
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15/00317/B
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PLANNING HISTORY 4.1 Planning approval was granted for the extension of the property in the form of a garage and then an extension above the garage under PAs 93/00987/B and 98/00617/B. The conservatory was added under PA 96/00206/B.
REPRESENTATIONS 5.1 Douglas Borough Council and Department of Infrastructure Highway Services indicate that they do not oppose the application (21.04.15 and 07.04.15).
ASSESSMENT 6.1 The assessment of the application needs to take into account the fact that there is already a structure in place which is the same size and general form as that which is now proposed only the materials are to change. It is also relevant that the conservatory and proposed replacement will not be publicly visible. As the proposed replacement will not have any windows in the side facing towards the adjoining property, it is likely that there will be an improvement in the relationship between the two properties and a reduction in the potential for overlooking and inter-visibility. The height of the gable wall alongside the boundary is only marginally above the level of a wall which would be allowed to be erected without planning approval under the terms of The Town and Country Planning (Permitted Development) Order 2012.
6.2 It is considered that the impact of the proposed development will be neutral in terms of the visual effect and that on the living conditions of those in the neighbouring property and as such the application is recommended for approval.
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 in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2015
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
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15/00317/B
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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 Mc/88/1 and the location plan both received on 23rd March, 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 : 27.04.2015
Signed :...J CHANCE...
Jennifer Chance
Head of Development Management
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