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15/00786/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00786/B Applicant : Mr Richard & Mrs Donna Wheeler Proposal : Erection of a kitchen extension to rear elevation Site Address : 30 Alberta Drive Onchan Isle Of Man IM3 1LS
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The site is the curtilage of an existing mid-terraced house that lies on the north eastern side of Alberta Drive in Onchan. The dwelling is a two-storey property with dashed rendered finish, double-height bay feature beneath mock Tudor detailing and decorative render banding around each window. To the rear, in common with the other dwellings in this short terrace of five, is a half-width, part one- and part two-storey pitched-roofed outrigger. None of these has windows facing the neighbouring dwellings.
1.2 The terrace steps down in a south eastern direction, and backs onto Kerrocoar Close. Kerrocoar Drive to the northwest is a cul-de-sac.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the erection of a single storey extension to the rear. This would be flat-roofed, measure just under 15sqm, and would project to the same depth as the existing single storey element on the outrigger. The roof would have a pair of lantern lights and be finished with fibreglass to match the existing single storey element. Although the proposed ground floor plan is not especially clear, the rear wall of the proposed extension would run the full length of the gap between the neighbouring outriggers. Within this wall would be a single pair of French doors opening onto the garden, access to which would be provided by a new set of steps.
2.3 The extension would be finished in all matters to match the existing dwelling.
3.0 PLANNING HISTORY
3.1 The application site has not been the subject of any previous applications considered especially material to the assessment of the current application.
4.0 PLANNING STATUS AND POLICY
4.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Residential. As such, Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan is relevant. It states: "Extensions and alterations to
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existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
4.2 The provisions of General Policy 2 of the Strategic Plan are also applicable; it states, in part: "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, and. (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
5.0 REPRESENTATIONS
5.1 Onchan District Commissioners indicate that they do not object to the application (29.07.15).
6.0 ASSESSMENT
6.1 Although to the rear of the property, the extension would be partially visible from the adjacent Kerrocoar Close and Drive. Neither of these highways is a through route, though, so passing traffic would be fairly minimal.
6.2 There is an existing flat-roofed element already in place and the proposed extension would increase the visual impact of this. Flat roofs are never an ideal design solution and they also provide maintenance difficulties. However, the proposed use of a pair of roof lanterns would provide some visual interest and draw the eye away from the perhaps slightly unfortunate flat roof.
6.3 In addition to this, the relationship between the proposed extended flat roof and the neighbouring outrigger, which has a mono-pitched roof, would be a little awkward in that part of the gable wall of the extension would be visible over the pitched roof at no.28 to the southeast, and would appear to jut out from it. However, this would be a fairly minor impact and only visible from further into Kerrocoar Close.
6.4 Approval to the scheme may lead to further, similar proposals to the rear of this short terrace and, while the 'filling in' of all the single storey elements to the rear outrigger might not be ideal, any such future development proposals would need to be assessed having regard to the particular circumstances in which they were submitted. On this point, it is noted that there is a variety in the roofscape at the rear and so any alterations to these in future would also, hopefully, reflect that variety. It is not considered that this could represent a substantive reason to refuse the application, although it is an important point.
6.5 In view of the above, it is considered that the proposal complies with parts (b), (c) and (k) of General Policy 2.
6.6 Also proposed are the new French doors. These would replace an existing pair of French windows in the single storey element of the outrigger, and which are located at the same depth as the proposed French doors. This would change the level and nature of overlooking possible to the neighbouring rear gardens, by allowing closer surveillance of the rear garden of no.28, which is lower than the application site. However, this would only very slightly exacerbate an existing situation by essentially swapping the closest view of a
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neighbouring dwelling from no.32 to that of no.28, albeit that no.32 does sit slightly higher than the application site. This is therefore considered to be a fairly minor issue and one that is not considered sufficient on which to object to the application.
6.7 It is noted that an additional length of party wall would be created between nos.28 and 30 Alberta Drive; the lack of objection from those residing at no.28 is noted. Building Regulations would ensure the appropriate level of insulation is provided between in order to minimise noise disturbance.
6.8 In view of the above, it is considered that the proposal complies with part (g) of General Policy 2 of the Strategic Plan and also Policy O/RES/P/21 of the written statement that accompanies the Onchan Local Plan.
7.0 CONCLUSION AND RECOMMENDATION
7.1 The proposal has been favourably assessed against the relevant parts of the Development Plan. It is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS
8.1 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 and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.08.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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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The development hereby approved relates to drawings 01, 02 and 03, all date-stamped as having been received 13th July 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer.
Decision Made : Permitted Date; 10.08.2015
Determining officer
Signed :...C BALMER...
Chris Balmer
Senior Planning Officer
Signed :...S CORLETT... Sarah Corlett
Senior Planning Officer
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