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22/00023/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00023/B Applicant : Mr John Atkinson Proposal : Erection of extension to front elevation and raising of section of rear flat roof Site Address : 131 Friary Park Road Ballabeg Castletown Isle Of Man IM9 4EY
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.04.2022 __
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 paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval is related to the documents, planning statement and drawing no. 1570-11, 1570- 12, 1570-13, 1570-14, as having been received on 12th January 2022.
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Interested Person Status - Additional Persons
None __
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22/00023/B Page 2 of 5
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 131 Friary Park Road, Ballabeg, a single-storey detached dwelling located on the southwest of the junction between Friary Park Road and Ballanorris Crescent.
1.2 The house consists of a pitched-roof main dwelling, a flat roof garage on the west corner of the main dwelling and a flat roof rear extension.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a single-storey pitched-roof front extension converting the flat-roof of the rear extension to pitched roof. The proposal also include paving a part of the front garden to maintain the width of the existing driveway.
3.0 PLANNING HISTORY 3.1 Erection of a replacement garage/store to dwelling was APPROVED under PA 11/01768/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the South.
4.2 No planning constraint overlaps 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; (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."
4.5 Paragraph 8.12.1 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."
Design 4.6 Strategic Policy 3 and Environment Policy 42 both 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 Strategic Policy 5 states:
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"New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."
Other 4.8 Community Policy 7 and 10 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.
4.9 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
PPS and NPD 4.10 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 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.
5.2 RDG 4.5 Front Extension sets out key considerations for front elevation extension. It considers an extension to the front of a property can have the greatest impact upon the individual dwelling and/or the street scene. There may be limited circumstances when a front extension is appropriate, for example where the street has an irregular building line or pattern. It also states that any extension should normally appear as if it were designed with the original building and not look out of place in the street. A porch extension is perhaps the most common form of an extension to the front elevation of a dwelling. Whilst porches are relatively small in size, careful consideration still needs to be given.
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 architecture 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.
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 Arbory and Rushen Parish Commissioners has no objection on this application (27.01.2022).
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6.2 Highway Services states does not oppose this application (27.01.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area and the amenities of the neighbours.
Design of the House Itself 7.2 The front extension is designed in the same style as the main dwelling, so does the proposed pitched-roof on the rear elevation. Therefore, it is considered that there is no negative impact on the design of the house itself.
Character and Street Scene 7.3 The front extension is pitched roof and fit in with its surroundings. Removal of the front garden is less than 50% of the existing front garden. Therefore, it is considered that there is a neutral impact on the character and streetscene of the area.
Neighbouring Amenities 7.4 The extension complies with the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.5 There is no windows on the side elevations and there is no neighbouring property within 20m on the front elevation. Therefore, it is considered that there is no concern for overlooking.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. 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. __
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22/00023/B Page 5 of 5
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: 12.04.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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