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The application site comprises the curtilage of a semi-detached dwelling that is located at 6 High View Road, Douglas. The dwelling is currently occupied.
The site is located within the Douglas Local Plan Order 1998, Map No. 2 (South). This area is identified as Predominantly Residential. The site does not lie within a Conservation Area. The proposal should also be considered under The Town and Country Planning (Permitted Development) Order 2005 as it exceeds the prescribed limit of enlargement of a dwelling of 15sq m.
The following applications have been submitted previously:
99/00756/B - Conversion of carport to garage - Permitted.
The proposed development comprises the construction of a two storey extension to the side elevation of the dwelling in place of a single, flat-roofed garage. The extension would provide additional living accommodation in the form of a family room, bedroom and bathroom.
The following Statutory representations have been received:
Douglas Corporation - has expressed no objection to this application. The Highways Division - has expressed no objection to the application provided a parking condition is attached. The Chief Fire Officer - has expressed no objection provided smoke detection equipment is installed.
The following privately written representations:
The occupants of 4 High View Road, Douglas - have expressed objections to this proposal.
The applicant - has written in response to the objections of the occupants of 4 High View Road, Douglas.
Issues to be considered with the application include:-
Consideration of issues:
In terms of the development being overbearing and discordant to the street scene, although this is a valid point, in this circumstance it is considered that there would be no significant loss. This is due to the fact that the street exhibits a variety of styles including detached dwellings along with semi-detached dwellings. There does not exist a rigid pattern of semi-detached dwellings to preserve and so this proposal is considered acceptable.
Concerns with regards to loss of light are valid as 4 High View Road does have windows in its side elevation. However, given that a distance of more than 3 metres will be retained between the main parts of both houses, it is not considered that a significant loss of light will be received by the occupants of 4 High View Road.
Having carried out a site visit in order to view the proposal site and its relationship with 4 High View, it is considered that the distance between the properties is sufficient enough to allow access to the rear of 6 High View Road, indeed this would actually be an improvement to the current situation
where access to the rear is gained through the existing garage. One possible area of concern is that of storage of bins since the current garage would be removed. However, the new access created to the side of the dwelling measures 800mm and a standard wheelie bin measures no more than 600mm. This therefore not considered to be an issue. Furthermore, with the proposed development in place, there would remain a distance of over 3 metres between the properties.
It is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the existing dwelling. There would not appear to be any significant affect to public or private amenity.
It is recommended that the planning application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation:
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. C3 The external finishes of the extension must match those of the existing building in all respects.
C 2. C1 The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates,
fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
C 4. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
C 5. C 2 This permission relates to drawings 832.1 and 832.2 submitted together as PA06/01910/B on 03/11/2006
C 6. C 4 Two no. off street parking spaces shall be provided within the curtilage of the dwelling.
Decision Made: Committee Meeting Date:
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