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21/01319/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01319/B Applicant : Ms Judith Mary Cusack Proposal : Erection of first floor extension above existing garage Site Address : 48 Governors Hill Douglas Isle Of Man IM2 7AS
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.02.2022 __
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.
C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter;
Southwest Elevation (gable) - first floor, En-suite
Reason: In the interests of neighbouring residential amenities.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval is related to the documents, location plan, site plan and drawing no. 01, 02 as having been submitted on 26th October 2020 __
Interested Person Status - Additional Persons None __ Officer’s Report
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1.0 THE SITE 1.1 The site is the residential curtilage of 48 Governors Hill, a two-storey semi-detached dwelling located on the north of Governors Hill, close to its junction with Hillcroft.
1.2 The semi-detached dwelling is on a lower level compared to its counterpart. The dwelling has a two-storey main building and an attached single storey garage. The main dwelling has an atypical pitched roof with the end forming a small gable. The garage has a pitched roof.
1.3 2 Hillcroft is on a lower level compared to 48 Governors Hill. The closest distance between its building and the garage on the application site is approx. 9.3m. The distance between its main building and the garage on the application site is approx. 12m.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a first-floor extension above the existing garage. The ridge of the new roof will be lower than that of the main dwelling. The design will be similar to that of the main dwelling.
2.2 There are two windows on the front elevation and one on the side elevation of the new first floor. There will be an entrance door and a window on the ground floor of the rear elevation and two windows on the first floor.
3.0 PLANNING HISTORY 3.1 Erection of first floor extension over existing garage was APPROVED under PA 12/01418/B. There is no significate difference between these plans.
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 No known planning constraintsd overlap with the site.
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 Developments 4.4 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; (f)
incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services;
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(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 4.5 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.
4.6 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"
Environment 4.7 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." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
Parking 4.8 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.9 Appendix 7.6 states that for typical residential development, there should be 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
Safety and Security 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 regards 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."
PPS and NPD 4.11 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 There is no relevant legislation that directly applies to this application.
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 4.8 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semi-
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detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.
5.4 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.
5.5 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.
Other Material Considerations 5.6 There is no other material considerations considered relevant to this application.
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has not commented at the time of the report (10/11/2021).
6.2 Highway Services states there is no highway interest in this application (10/11/2021).
6.3 The Ecosystem Policy Team wrote in (23.11.2021) remind the applicant to check for nesting birds before and during the work with due diligence and report to the Team if birds are found.
7.0 ASSESSMENT 7.1 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 and on the amenities of the neighbours.
Design of the House Itself 7.2 The side extension is designed in a similar style as the main dwelling. Therefore, the design is considered acceptable.
7.3 The new roof is lower than the ridge of the main roof. It is also set back from both the front and rear elevation of the main dwelling. Therefore, the proposed is considered subordinate to the main dwelling and its impact on the proportion of the dwelling is acceptable.
Character and Street Scene 7.4 The proposal does not have a negative impact on the character or streetscene of the area.
Neighbouring Amenities 7.5 The proposed is lower than the existing main dwelling. Therefore, it is considered that there is no concern for additional overshadowing.
7.6 The proposed extension is on the footprint of the existing garage, which is approx. 10m from the main building of 2 Hillcroft. The proposal is also on a higher elevation compared to 2 Hillcroft. Given the height and width ratio (sum of the height of two buildings divided by the distance between them) is around 1.4 (over 2 generally indicate a sense of narrowness) and after a site visit, it is considered that the proposed would not be overbearing to 2 Hillcroft.
7.7 Although the new window on the side elevation can look into the rear garden of 2 Hillcroft, it is considered that this increase is acceptable if a condition is set for the top-hung casement window has to use obscure glazing. As the window serve a w/c, meaning people will not stay in it for a long time nor need to look outside, and people using a w/c would not want others to see them, the condition is considered sufficient to reduce the overlooking to a minimum.
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8.0 CONCLUSION
8.1 The proposal is considered to comply with General Policy 2 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 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: 07.02.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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