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21/01177/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01177/B Applicant : Mr & Mrs Stuart Pratt Proposal : Alterations, erection of extensions and creation of garage door to rear elevation Site Address : 5 Somerset Road Douglas Isle Of Man IM2 5AD
Planning Officer: Mr Peiran Shen Photo Taken : 12.01.2022 Site Visit : 12.01.2022 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.02.2022 __
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 Environment Policy 35 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the documents, planning statement and drawing no. JTM2119-P-01, JTM2119-P-05 as having been received on 5th October 2021; and drawing no. JTM2119-P-00 Rev A, JTM2119-P-02, Rev A, JTM2119-P-03, Rev A, JTM2119-P-04 Rev A as having been received on 31st January 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 5 Somerest Road, Douglas, a semi-detached dwelling located on the southeast of the Somerest Road, close to its junction with Thorny Road.
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1.2 The dwelling consists of a two-storey pitched roof main dwelling, a two-storey mono- pitched-roof rear annexe and a single-storey mono-pitched-roof rear extension. There is also a detached pitched roof garage on the south corner of the site.
2.0 THE PROPOSAL 2.1 It is proposed to demolish the existing garage and single-storey rear extension and replace it with a bigger garage and infill the rear garden with a single-storey flat-roof extension.
2.2 The garage eaves will be approx. 2.9m high and the ridge will be approx. 4m high. The extension will have two rooflights. There is also a new entrance door on the rear boundary wall.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 The site is within the Selborne Drive Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Development 4.4 Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest."
4.5 General Policy 2, which provides an overall requirement for all development, states: "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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
Visual Design 4.6 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
4.7 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development"
4.8 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special
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features contributing to the character and quality are protected against inappropriate development." This is also reiterated in CA/2 of PPS 1/01.
4.9 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."
Other 4.10 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regard to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
4.11 Infrastructure Policy 5 states: "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
PPS and NPD 4.12 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) provides guidance 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. Therefore, it is considered that the guide is materially relevant to this application.
5.3 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
5.4 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 architectural detailing. Furthermore, contemporary design can be acceptable in certain circumstances.
5.5 RDG Chapter 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.
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5.6 RDG Chapter 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.
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (22.10.2021).
6.2 Highway Services does not object to this application (19.10.2021). The comment states that there is no "significant road safety or network functionality issues." The comment stresses that the access and visibility splay should accord with the proposed plan.
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or protect the character of the Conservation Area.
7.2 The pitched-roof garage fits the roofscape of the street and is considered to preserve the character of the area. The flat-roof extension, although not common within a conservation area, is an infill of space between the dwelling and the rear boundary wall and on the roof would be partially visible to the public. Therefore, it is considered to have a neutral impact on the character of the area.
7.3 In summary, the proposal is considered to preserve the character of the area and therefore passes the test.
Elements of Assessment 7.4 The key considerations in the determination of the application are its impact on the house itself, on the character and street scene of the area, on traffic and parking, and on the amenities of the neighbours.
Design of the House Itself 7.5 As mentioned in 7.2, it is considered that the proposal would have a neutral impact on the character and design of the house itself.
Character and Street Scene 7.6 As mentioned in 7.2, it is considered that the proposal would preserve the character and appearance of the Conservation Area.
Traffic and Parking 7.7 As there are no changes to the building boundary and there is no objection from the Highway Services, it is considered that there is no impact on highway safety and parking provision.
Neighbouring Amenities 7.8 The infill extension sits against and is lower than the rear extension of No.4. Therefore, there is no overbearing or overshadowing impact to No.4.
7.9 As the garage is not an extension projecting from the same elevation of No.6, the "45 Degree Approach" does not apply here. In the meantime, the 45-degree line would pass the existing garage. The existing garage is lower than the proposed garage but also the roof is closer to No.6. therefore, compared to the impact of the existing garage, it is considered that there would be no increase in overbearing or overshadowing.
7.10 There is no new vantage point created on any elevations. The rooflights are considered to not create additional overlooking after being confirmed with a site visit.
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8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS
9.1 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.
9.2 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 the Director of Planning and Building Control 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 : 01.03.2022
Determining officer Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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