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21/01054/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01054/B Applicant : Mr Alexander & Mrs Alison Holt Proposal : Erection of extension to rear of garage Site Address : The Meadows Port E Chee Tromode Douglas Isle Of Man IM2 5PD
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.11.2021 __
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. The proposed buildings hereby approved may be used only in association with the main dwelling house 'The Meadows' for purposes incidental to the residential use of that property.
Reason: To retain the residential nature of the use.
This application has been recommended for approval for the following reason. While the development is not in strict accordance with the land use zoning, it is in accordance with the existing land use and complies with the criteria in General Policy 2 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing no. 21-607 X001, 21-607 X002, 21-607 X100, 21-607 X300 Rev A, 21-607 PL002, 21-607 PL100, 21-607 PL200, 21-607 PL201, 21-607 PL300 Rev A, 21-607 PL301 Rev A, 21-607 PL302 Rev A, 21-607 PL303 Rev A as having been received on 6th September 2021. __
Interested Person Status - Additional Persons
None
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Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT IS RECOMMENDED FOR APPROVAL BUT CONTRARY TO THE PROVISIONS OF THE DEVELOPMENT PLAN.
1.0 THE SITE 1.1 The application site is The Meadows, Port-e-Chee, Tromode Road, Douglas, an estate located to the west of Tromode Road.
1.2 The site is consist of moaned grassland, lakes and a number of buildings, including a mansion, a two-storey garage, a staff house and a detached entertaining house. There is also a tennis court.
1.3 There are mature trees all around the boundary of the site.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of an orangery at the rear of the existing garage.
2.2. The orangery will be lower than the existing two storey garage. It will have a flat roof with parapet walls and three lantern rooflights.
2.3 There are four rooms, a living room, a changing room with toilets, a full-scale kitchen and a golf simulation room.
3.0 PLANNING HISTORY 3.1 A number of applications relate to the site, the most recent being PA 21/00280/B for, "Proposed walled garden, relocation of existing greenhouse and gardener's shed and extension to shed" (approved 17.06.2021). The location of the original greenhouse is the location of the proposed orangery. 21/00280 did not contain any details about the treatment of the area from which the greenhouse was bring moved, nor were there any conditions in that regard.
3.2 The existing garage with guest accommodation on the first floor was APPROVED under PA 14/01005/B. The report assessed it as a self-contained unit and a condition is attached that "The ... guest accommodation above the garage block may be used only in association with the main dwelling house 'The Meadows' and for purposes incidental to the use of main dwelling house "The Meadows" as a single dwelling and for no commercial purposes."
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Open Space 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 3 sets out a presumption against development on land not allocated for that purpose subject to exceptions of which none apply to this proposal.
4.4 General Policy 2 provides guidance for development where it is in accordance with the land use zoning. Although the proposal is not, bearing in mind the existing residential nature of the use of the land consideration of the criteria in the policy is appropriate. Relevant is 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;
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(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".
4.5 "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 Residential Design Guide (July 2021) 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.
4.6 Although the proposal is not a standard extension to dwelling but rather a detached building, it is considered that the section regarding extensions within the RDG is still applicable due to its ancillary nature to the main dwelling.
4.7 RDG 4.6 Rear Extensions set 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". It also points out that single-storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house
4.8 RDG 4.7 Flat Roof Extension sets out some key considerations regarding the acceptability and details of having a flat roof for extensions. It states that a parapet should be used along with architecture detailing. Furthermore, contemporary design can be acceptable in certain circumstances.
4.9 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
4.10 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 (24/09/2021).
5.2 DoI Highway Services states there is no highway interest in this application 22/09/2021).
6.0 ASSESSMENT 6.1 The key issues to consider are:
6.2 The area is designated as open space. However, as the proposal is a small-scale development which is incidental to the residential use and located close to the existing buildings. It is considered appropriate that the assessment will be conducted as if the site is designated for residential purposes.
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6.3 The proposed orangery has a design similar to that of the existing extensions to the main dwelling in the shape (including flat roof) and materials/finish. Although flat roof are generally not encouraged, the proposed flat roof does fit in with the contemporary elements of the existing main dwelling.
6.4 As the proposal is not visible by the public, it is considered that there is no impact on the character and street scene of the wider area.
6.5 This building would be located within a substantial site and there are no neighbouring properties within 20m of the proposed building. Therefore, it is considered that there are no overshadowing, overbearing or overlooking concerns.
6.6 As the layout shows the proposal is to some extent a self-contained unit (toilets, kitchen and lounge), the proposal could be easily converted to a separate dwelling. In the meantime, the proposed layout only contain some but not all necessary living facilities (no sleeping or bath/shower facilities are shown). Furthermore, its location in relation to the main dwelling and within the context of the overall site is noted. In the event that the proposal is supported, it would be appropriate to attach a condition to ensure the proposal would be used for uses incidental to the enjoyment of the existing dwelling.
6.7 As the proposal is attached to the existing garage, any approval or condition attached will also affect the existing garage, since they can be considered a single building. However, since the accommodation above the garage already has a condition attached that limits its use to only incidental to the main dwelling, it is considered that this proposal would not interfere with this existing condition and the whole building can remain only being use incidental to the main dwelling.
7.0 CONCLUSION 7.1 While the development is not in strict accordance with the land use zoning, it is in accordance with the existing land use and complies with the criteria in General Policy 2 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 (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. __
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 15.11.2021
Signed : P Shen Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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