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Application No.: 21/00856/B Applicant: Mrs Sarah Callow Proposal: Erection of a single storey rear extension Site Address: 32 Ballaquark Douglas Isle Of Man IM2 2EZ Senior Planning Officer: Mr Jason Singleton Site Visit: 07.10.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.10.2021 _________________________________________________________________
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. The application is deemed to be in accordance with General Policy 2 of the Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings received on 22 July 2021, referenced;
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 32 Ballaquark, Douglas. The property is a single storey detached bungalow located to the west of the Highway on a large residential estate around a cul de sac, built around the mid 1980's. The property features a pitched
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey, flat roof, rear extension off the existing kitchen. The proposed footprint would measure 4m x 3.6m with glazed patio doors to the side (north) and high level glazing to the rear (west) which adjoins the retaining wall. Most of the vertical elements would be clad in a render finish to match the existing elevations and white Upvc to match the existing fenestration. - 2.2 The propose works are solely contained to the rear elevation. - 2.3 The application drawings are accompanied with a design statement that notes; "The design of the flat roof was concluded due to the proximity of the neighbouring property and potential impact. I believed at the time of the design that a pitched roof may over crowd the area on which it sits. A parapet wall with hidden flat roof was equally ruled out due to the nature of the existing eaves level".
3.0 PLANNING POLICY - 3.1 LOCAL PLAN POLICY The application site is within an area recognised as being predominantly residential use under the Area Plan for the East on Map 4 Douglas, approved in November 2020. - 3.2 The site is not identified within a Conservation Area, nor is it within an area designated at risk of flooding. There are no mature trees, or registered trees on site or in the vicinity that could be affected by the proposal. - 3.3 ISLE OF MAN STRATEGIC PLAN 2016 The plan contains the following policies that are considered specifically material to the assessment of this planning application; - 3.4 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph
3.5 Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. - 3.6 Spatial Policy 5:
3.8 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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. - 3.9 Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans. - 3.10 OTHER MATERIAL CONSIDERATIONS: The Residential Design Guidance (2021) provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. Specific information is given in Section 4.7.2 for the design of flat roof extension where the department seeks for improved designs incorporating architectural detailing and provides examples of good and bad design. Generally, design of the flat roof extensions should utilise parapet walls including architectural detailing. It is generally encouraged that applicants explain the reasons why a flat roof design was considered and chosen.
4.0 PLANNING HISTORY - 4.1 The application site has not been the subject of any previous planning history that is considered relevant to this application. - 4.2 Within the streetscene, it is worth noting that a number of properties (listed below) have received planning consent for rear extensions.
5.0 REPRESENTATIONS ( in brief, full reps can be read online) - 5.1 Douglas Borough Council were written to on the 30/07/21 inviting comments and at the time of writing no correspondence has been received. - 5.2 Highways Services commented (11/08/21) with no objection. - 5.3 There have not been any comments received from neighbouring properties at the time of writing.
6.2 The starting point for the application is the land designation, it is clear from the site visit, the building is within an urban residential area that is confirmed as a defined settlement on The Area Plan for the East. As this is an adopted document and the surrounding lands and properties are residential, the principle would not prejudice the adjoining land according to GP2k. This is further supported in the strategic plan through Paragraph 8.12.1 where there is a general presumption in favour of extensions or alterations to existing properties in designated residential areas where there is no adverse impact on either adjacent property or the surrounding area in general. The principle of a extending at the rear at single storey level is an acceptable form of development for increasing the floor area and would be in accordance with SP5 and STP2 for development within existing town and villages.
6.3 When considering the design STP5 seeks a design statement accompanies the application to which highlights how the proposals make a positive contribution to the environment of the Island. In para 2.3 of this report, it is noted the rational and process of consideration of design options has been taken into account before the final approach of a flat roof was confirmed. - 6.4 EP42 seeks that new development should reflect the character of the area which is somewhat echoed through GP2b which also seeks further emphasis that proposals respect the site and surroundings in terms of the siting, layout, scale form, design and landscaping. The proposed extension here would be introducing a built form into the rear elevation where there presently is none but in terms of size, height and the general appearance, when finished to match the dwellinghouse is considered proportionate to the rear elevation and designed to serve that specific purpose for a sunroom extension. - 6.5 Whilst some flat roofed extensions are generally not considered an acceptable form of development as noted in the RDG, there are a variety of styles and a contemporary approaches with architectural detailing that can be more appropriate. When putting this in context with this site, it can be seen that the flat roofed extension has been designed to keep the overall profile low connecting to the dwelling under the eaves level and seeks to strike a balance between a contemporary extension and respectful to the building and its age and appearance. Once finished to match the dwellinghouse and the use of Upvc windows and doors the proposal would be in keeping with the host dwelling without eroding much of the rear amenity space.
streetscene and deemed not to have any adverse impact on the character of the streetscene in accordance to GP2(c) (f) and the RDG 2019.
6.7 The neighbouring property closest to the proposal would be No.31 who adjoins the property and the location of the built form is adjacent to the shared boundary fence. The single storey nature of the proposal are considered to be relatively modest and not judged to compromise the existing levels of privacy to the enjoyment of the main dwellinghouse and adjoining neighbour as there are no windows in the south elevation that would allow for any overlooking. - 6.8 When considering whether there would be any loss of light or overshadowing from the built form of the extension to No.31, given the orientation of the properties they would not be disadvantaged from any loss of light over and above the existing, given they sit to the south of the proposal. From the neighbouring property only the upper proportions of the south wall and flat edge of the flat roof would be visible above the top of the existing timber fencing. As the proposal is single story it would not be considered to have an adverse impact upon the neighbouring property. It is further noted we have not received any objections or comments from the adjoining neighbours despite the site notice being displayed at the time of the site visit. On balance, these aspects would be considered to be compliant with GP2g.
6.9 The proposal is only for a simple rear extension, the built form would be regulated under Building Control system whose remit ensures the levels of construction are energy and thermally efficient. The flat roof design would be a 'warm roof' offering high levels of insulation and combined with insulation in the walls and double glazing would help with the overall sustainable use of the extension.
6.10 None. From the consultation period there has not been any other matters arising that need addressing.
7.1 The planning application has been considered to be an acceptable form of development that is in accordance with the land use designation and has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would not have any detrimental impact on the streetscene which then ensures compliance with the aforementioned policies. - 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:
8.2 The decision maker must determine:
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: 29.10.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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