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21/00345/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00345/B Applicant : Mr William Smith Proposal : Alterations and the erection of an extension and a garage Site Address : 7 The Abbey Woods Douglas Isle Of Man IM2 5PL
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.06.2021 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing no. PTA 224-01, PTA 224-02 Rev A as having been received on 29th March 2021. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DoI Flood Risk Management Division
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4) (or 4(2)):
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MUA Drainage
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 7 The Abbey Woods, Ballanard Road, Douglas, a two-storey detached property located southwest corner of The Abby Woods. The house has a pitched roof.
1.2 There are four existing extension: two single-storey pitched-roof extensions on the north of the main dwelling, a single story cross-pitched conservatory on the west (rear) of the main dwelling and a single-story lean to on the south of the main dwelling.
2.0 THE PROPOSAL 2.1 The proposed work is the conversion of the conservatory into a sunroom, the demolition of the lean-to and the erection of a double garage on the south of the main dwelling, and blocking up the existing garage doors with windows.
2.2 The replacement window for the garage doors will have the same design as existing ones on the main dwelling. The wall will be painted rendered.
2.3 The double garage will have a pitched roof and the southwest parts of the garage has been recessed to protect wayleave of a water main after communicating with Manx Utilities.
2.4 The sunroom will have flat roof with two lantern dormers.
2.5 The proposal also include the creation of a turning space by removing a section of existing wall and the feature pod at the end of the driveway. New low wall will be created around the turning space.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as "Predominantly Residential" in the Area Plan for the East.
4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 General Policy 2: "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 spaces 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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."
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4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.5 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." The currents stands are set out in Appendix 7.
4.6 Appendix 7.6 states typical residential development should have "2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the building."
4.7 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.8 RDG 4.2 Single Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect".
4.9 RDG 4.4 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semi- detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.
4.10 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
4.11 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (23/04/2021).
5.2 DoI Highway Services does not oppose this application (16/04/2021). The comment states that there is no significant negative impact upon highway safety, network efficiency and /or parking.
5.3 DoI Highway Services does not oppose this application (01/06/2021) after amended plan was received due to comment from Manx Utilities. The comment states that the revise double garage is below the recommend internal size in Manual for Manx Road and would not count toward parking. As the site continues to be able to park a minimum of two vehicles, there is no objection.
5.4 DoI Flood Risk Management states there is no flood risk management interest in this application (22/03/2021).
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5.5 Manx Utilities has wrote in concern of the application as a water main runs along the south boundary of the site (11/05/2021). The agent has revised the plan and Manx Utilities has no objection after reviewed the revision.
6.0 ASSESSMENT 6.1 The key issues to consider are its impact on the character and street scene of the area, on parking provision and on neighbouring amenity.
Design 6.2 The window replacement has the same design as the ones on the main dwelling. Therefore, the design is considered acceptable.
6.3 The proposed double garage has a pitched roof, which is the same as the main dwelling and the side extensions. Its ridge is lower than the ridge of the main dwelling. Therefore, the design is considered acceptable. The cut corner at the southeast, although not ideal, is necessary to protect the wayleave and is therefore considered acceptable.
6.4 The flat roof design of the sunroom is not preferable. However, as the sunroom is at the rear of the main dwelling and is not visible to the public, it is considered that there is a neutral impact on character and street scene of the area.
6.5 The creation of a turning space is considered to have a neutral impact on the character of the area and is therefore acceptable.
Parking 6.6 The garage replacement means the loss of two parking spaces and, the proposed double garage is only considered to satisfy the recommend parking space for one car. However, the existing driveway will still able to make up for at least one parking space. Therefore, the number of parking spaces available does not change. As there is no objection from Highway Services, it is considered that there is no impact on parking provision or highway safety.
Amenities 6.6 The double garage is on the south of and is lower than the main dwelling. Therefore, it is considered that there is no concern of overbearing or overshadowing.
6.7 There is no additional vantage point created by the proposal. Therefore, there is no concern for overlooking.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan. Therefore, it is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and
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(g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 25.06.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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