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22/00196/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00196/B Applicant : Mr & Mrs Paul Thorley Proposal : Replacement of existing Conservatory with single storey Sun Lounge extension to rear Site Address : 3 Hilltop View Douglas Isle Of Man IM2 2LA
Planning Officer: Miss Lucy Kinrade 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. The application has an acceptable visual and amenity impact on the site and surrounding neighbours and complies with General Policy 2 (b, c, g) and with the general principles of the Residential Design Guidance 2021.
Plans/Drawings/Information;
This approval relates to drawing numbers 01, 02 and 03 and a supporting statement all date received 18/02/2022.
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Interested Person Status - Additional Persons
None __
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22/00196/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of a detached dwelling sitting on the south side of Hill Top View in Douglas and within the wider estate of Farmhill.
1.2 On the rear elevation is an existing glazed lean-to conservatory measuring 3.5m x 2.5m.
1.3 The topography of the land is as such that it slopes down to the south, with those houses of the neighbouring cul-de-sac Ballaquark sitting naturally at a lower level than those in Hill Top View.
1.4 The rear of the property is partly visible from the top of the Ballaquark cul-de-sac.
1.5 Running along the eastern boundary is a driveway, garage and parking area belonging to 11 Stevenson Way who sits at a level below the application site and dwelling.
THE PROPOSAL 2.1 Proposed is the replacement of the existing conservatory with a new slightly larger extension on a similar footprint. The proposed extension is to be fully masonry and finished with a pitched roof sitting within the line of the existing rear gable. The extension is to measure 4.2m x 4.3m.
2.2 A window is proposed on the side nearest No. 11. At the rear is a larger apex feature window, and on the garden facing elevation are proposed patio doors.
2.2 The extension is to be finished in concrete roof tiles and smooth painted render to match the existing dwelling. Two roof-lights are proposed in the new roof.
PLANNING HISTORY 3.1 There have been no applications since the original approvals of the estate.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is located within an area zoned as Predominantly Residential on the Area Plan for the East 2020. The site is not within a Conservation Area and is not recognised as being at any flood risk on recent flood maps.
4.2 In terms of strategic plan policy and the land designation here there's a general presumption in favour of residential development provided that the works comply with the general development standards set out in General Policy 2 of the Isle of Man Strategic Plan 2016. The Residential Design Guidance 2021 (RDG) also provides advice on the design of extensions and also sets out the way in which the impact of development on the living conditions of those in adjacent dwellings may be measured (Sections 4.0 and 7.0).
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Douglas Borough Council - no objections (14/03/2022).
5.2 Department of Infrastructure Highway Services - No highways interest (11/03/2022).
5.3 No comments received from neighbouring properties.
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22/00196/B Page 3 of 4
ASSESSMENT 6.1 The application seeks approval for the installation of a replacement rear extension which is to be slightly larger than the existing conservatory structure. The fundamental issues are the visual and amenity impacts on the existing dwelling and streetscene or on the adjacent neighbours.
6.2 The proposed extension will not be seen from Hill Top View but will be noticeable from the end of the Ballaquark cul-de-sac, it was also be readily visible to the occupants of No. 11 Stevenson Way. In terms of its visual impact the overall design of the extension is in-keeping with the main house and in-keeping with the overall residential estate where such extensions are not uncommon. The size and scale of the proposal including the pitched roof which be recognisably bigger than the conservatory which it is to replace, but minded of the siting, orientation and distance of the proposed extension from its neighbours it is not expected to have any overbearing or negative outlook impacts on the neighbours.
6.3 The proposal replaces an existing glazed conservatory which by its very nature sets an already established level of overlooking between the site and its neighbours, the level changes between properties also naturally increases this level of overlooking, but of course any new development should not seek to make this worse. The proposed extension is slightly larger than the existing conservatory and would similarly contain windows on each elevation. The increased massing of the extension may draw more attention to the new windows, but their overall impact is not considered to be so beyond the existing conservatory window arrangement as to result in any new adverse impacts on the adjacent neighbours and not considered to result in any harm to their overall living conditions.
CONCLUSION 7.1 The proposal is considered to have an acceptable visual and amenity impact on the site and surrounding neighbours as to comply with General Policy 2 (b, c, g) and with the general principles of the Residential Design Guidance 2021.
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 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 __
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
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22/00196/B Page 4 of 4
decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 08.04.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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