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21/00437/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00437/B Applicant : Mr Glen Husada Proposal : Alterations and erection of sunroom extension to rear elevation and front porch extension Site Address : 11 Pinehurst Glen Douglas Isle Of Man IM2 1PP
Planning Officer: Mrs Vanessa Porter Photo Taken : 10.06.2021 Site Visit : 10.06.2021 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.09.2021 __
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.
C 2. Prior to the use of the roof terrace hereby approved the 1.8m high obscure glazing as shown on drawing 401-02 Rev C received on 8th September 2021 shall be installed with obscure glass to Pilkington Level 5 or equivalent and retained as such thereafter.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 8th September 2021: o Drawing No. 401-02 Rev C __
Interested Person Status - Additional Persons
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
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21/00437/B Page 2 of 4
matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
No. 9 & 13 Pinehurst Glen as they satisfy all of the requirements of paragraph 2 of the Departments Operational Policy on Interested Person Status. __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of No. 11 Pinehurst Glen, Douglas which is a detached dwelling situated to the South of Pinehurst Glen.
1.2 Due to the topography of the land No. 9 Pinehurst Glen is at a slightly lower ground level than No.11 Pinehurst Glen and No.13 Pinehurst Glen is at a slightly higher ground level than No.11 Pinehurst Glen.
1.3 It could be seen from the case officer's site visit that the extension proposed under PA20/01249/B had not yet been built.
THE PROPOSAL 2.1 The application seeks approval for the erection of a glazed balcony to the height of 1.8m to the east and west. The proposed balcony is to be situated on top of the rear extension approved under PA20/01249/B.
2.2 Also proposed with the application is the creation of a pitched porch which is to measure 3m by 2.1m
PLANNING HISTORY 3.1 There are several previous applications on the site of which the existing conservatory was approved under PA00/02156/B.
PLANNING POLICY 4.1 The site lies within an area zoned as "predominately residential" on the Area Plan for the East, Map 4, Douglas. The site is not within a Conservation Area, Area of High Landscape or Scenic Significance nor in a Flood Risk Zone.
4.2 In terms of the Isle of Man Strategic Plan 2016, 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." With this in mind the key policy for this application is General Policy 2, which 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 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; n) is designed having due regard to best practice in reducing energy consumption."
4.3 The Department has published the Residential Design Guide (2019) which provides guidance on extensions in existing settlements and offers advice in relation to impact on neighbours.
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21/00437/B Page 3 of 4
4.4 Specifically in relation to this application section 4.11.5-4.11.8 of the Residential Design Guidance (2021) which states, "4.11.5 Balconies should not result in views into the rear windows of neighbouring properties at a distance of less than 20 metres.
4.11.6 Additional consideration should also be given to the potential visual impact upon the streetscene and the individual dwelling.
4.11.7 A projecting balcony can result in an alien and top heavy feature, particularly at first floor level or above. Thought should be given to minimising the visual impact of such an addition with regard to the size, projection, and materials.
4.11.8 Balconies should be designed to complement the proportions and character of the property and should be in line with windows on the original house."
REPRESENTATIONS 5.1 Highway Services have considered the application and state, "No Highways Interest." (18.05.21, 11.08.21 & 8.09.21)
5.2 Douglas Corporation have considered the application and recommend approval. (21.05.21)
5.3 The owners/occupiers of No.9 Pinehurst Glen have written in to object to the application (30.05.21 & 18th August 2021) on the basis that there will be a loss of privacy and an overbearing impact.
5.4 The owners/occupiers of No.13 Pinehurst Glen have written in to object to the application (20.05.21 & 16.08.21) on the basis of loss of privacy.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 It could be seen from the case officers site visit that the property is situated upon a plot where there are no outside vantage points to the rear, especially due to the amount of vegetation to the rear. This means that the only views are from No.9 and No.13 Pinehurst Glen.
6.2.2 The balcony when added onto the already approved flat roof extension is not of any architectural merit but it does not alter the impact of the property within the overall streetscene as such the proposed balcony in terms of its form, mass and design provides a suitable extension to an existing residential property for which there is a general principle in favour of as indicated in paragraph 8.12.1 of the IOM Strategic Plan 2016.
6.2.3 The proposed porch to the front elevation is a relatively small alteration which will add a pitched roof to the front elevation. The pitch roof matches the existing property and as such based on its scale, form and design it complies with General Policy 2 of the Isle of Man Strategic Plan.
6.3 NEIGHBOURING AMENITY 6.3.1 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. Due to the topography of the cul-de-sac and how the balcony is stepped out from the main dwelling it is necessary to assess whether there would be any perceived or actual overlooking above what would be expected from the properties.
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21/00437/B Page 4 of 4
6.3.2 The proposed balcony is shaped based on the already approved extension which is in a hexagon shape to the end as such with the addition of the two sides being 1.8m any perceived or actual overlooking will be minimal. The addition of a condition to make sure the glazing is obscure will also assist in making any possible perceived or actual overlooking minimal.
CONCLUSION 7.1 On balance and for the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 the subject of the application is situated; and (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: 05.10.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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