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The site represents the curtilage of 17 York Road in Douglas, which is part of a row of three storey terraced properties (end terrace) which is located on a corner plot with York Road and Palatine Road.
The application seeks approval for alterations to existing property and the demolition of the existing annexe to the rear of the property with the erection of a two storey residential unit. This would consist of two bedrooms and bathroom on the ground floor and a kitchen and dining area on the first floor. The proposed annexe would measure 7.8m x 5.7m 6.4m and would be finished in materials matching the existing property.
The applicant also seeks approval for the creation of an additional car parking space along the North West boundary of the site of this residential property. The wall at the rear and a section of the wall to the side would be removed to form the parking bay, which would be 5.6m x 3.1m.
The application site is within an area recognised as "Predominantly Residential Use" under the Douglas South Local Plan, 1998. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application - Housing Policy 6:
"Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive".
General Policy 2 is also considered relevant:
"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:
The following previous planning applications are considered relevant in the assessment and determination of this application:
Case – PA 90/00366/B Alterations to store – Permitted
Case – PA 06/00456/A Approval in principle to demolish single storey self contained flat to rear and erection of a three storey extension on same site to provide three self contained flats and creation of on site parking – Refused
The Department of Transport Highways Division have not commented on the proposed application.
The Douglas Corporation have no objection with the proposal.
The application site is within an area of residential use under the Douglas Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Housing Policy 6 and General Policy 2 of Isle of Man Strategic Plan 2007).
The proposed application respects the site and surroundings in terms of the scale, form, and design. The size of the proposed annex is appropriately scaled to fit comfortably within the rear / side elevation of the property. The two storey extension would be in proportion to the main property so not to create an incongruous, out of keeping development. The existing annexe is run down and neglected and the design of the proposed dwelling would create a modest addition to this prominent corner property. The proposal would not exceed the existing footprint of the existing annexe; and with sliding sash windows, eaves detailing and gable features above the windows all designed to match the existing appearance / style of the property, this creates continuity between both the new and old sections of the dwelling. The parking bay would be formed to provide sufficient space to park, enter and exist without putting the public at risk.
The visual amenities of both York Street and Palatine Road are protected from this development and are collectively regarded as an improvement as the proposed extension would represent a continuation of the existing form and general design of the existing dwelling. The windows would be of the same materials and scale to ensure that the new built form would blend with the existing without adversely affecting the neighbouring properties or the character of the locality.
In respect of the impact on No.15 York Road, the application site is located to the north west of the application site. The neighbouring property has a number of habitable windows on the side elevation of the rear outrigger, which face towards the application site. The height of the proposed development will be higher than the existing single storey outrigger; however, the majority of the new height is caused by the new pitched roof. This new roof will slope away from the boundary of No.15 York Road. The proposal will cause some impact in term of outlook and overshadowing; however, it is considered that the impact is so sufficient to warrant a refusal.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Department of Transport Highways Division The Douglas Corporation
Recommended Decision: Permitted
Date of Recommendation: 28.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. relates to the This approval demolition of the existing rear annex and the erection of a new rear extension to provide an additional residential unit as shown in drawings numbers HLK/08/0301/1, HLK/08/0301/3, HLK/08/0301/4 and Photographs date stamped 27th October 2008.
C 3. The additional residential unit hereby permitted shall not be occupied until the car parking and manoeuvring areas have been provided in accordance with the approved plans and those areas shall thereafter be kept available at all times for their respective purposes.
C 4. No facing and roofing materials shall be used other than materials similar to those used on the existing building.
C 5. No residential unit hereby permitted shall be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans. Those means of access shall thereafter be kept available at all times for their respective purposes.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 28/1/09
Signed : Acting Senior Planning Officer
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