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22/00357/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00357/B Applicant : Mr Alex McHugh Proposal : Removal of existing side conservatory and replace with sun room Site Address : Saddlestone Cottage Saddle Road Douglas Isle Of Man IM2 1HL
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.06.2022 __
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 proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021m and is therefore approved.
Plans/Drawings/Information;
This application hereby approved, relates to documents and drawings submitted to the Department titled:
Location Plan, Existing Floor Plans and Elevations Cover Letter and Drawing Sheet and Existing Photographs
All recorded as being electronically received by the Department on 29th March 2022.
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22/00357/B Page 2 of 5
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Saddlestone Cottage, Saddle Road, Douglas. The property is a two storey detached dwelling with an integral double garage. The property is finished in a smooth white painted render, with a glazed porch to the front elevation.
1.2 There is a conservatory at the east of the dwelling to the right hand side of the front elevation with a roof finished in polycarbonate which has a Manx Stone plinth. The conservatory can be seen from the road side when heading north along Saddle Road.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing polycarbonate and Manx stone built conservatory for a constructed sun room.
2.2 The proposed sun room is approx. 4.5m by 4.3m with 3 panel glazed bi-fold doors to the southern elevation and finished with a pitched roof to match that of the existing dwelling.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 In terms of the Isle of Man Strategic Plan 2016, 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."
With this in mind the key policy for this application is General Policy 2, which states in part;
"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; n) is designed having due regard to best practice in reducing energy consumption."
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22/00357/B Page 3 of 5
4.3 The Residential Design Guidance 2016 is also relevant in this application of which the most relevant parts is Section 4.4 which states;
EXTENSION TO SIDE ELEVATION
4.3.1 This type of extension is a common extension throughout the Island as many properties are built with an attached garage which can physically accommodate being built above. Generally, the main issues relate to 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 property (see Chapter 7).
4.3.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling.
4.3.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single storey and two-storey elements." 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 Highway Services have considered the proposal and state, "No Highways Interest." (14.04.)
5.2 Douglas Corporation have considered the proposal and have no objection. (08.04.22)
5.3 No comments have been received from neighbouring properties at the time of writing this report.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))
6.2 (i) Visual Impact The principle of extending at single storey level is an acceptable form of development for increasing the floor area. The proposed extension would be acceptable in terms of size and height and the general appearance, it is considered proportionate to the gable elevation and designed to match that of the existing dwelling. As the extension is replacing the existing conservatory, views shall only be changed to a modest extent. When finished to match the existing property, it will ensure the built form is in keeping with the character and appearance of the dwellinghouse. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2021.
6.3 (ii) Neighbouring amenities
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The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm any neighbouring amenity. The proposed extension, would not be majorly visible through screening by trees. Any views off the replacement extension from those properties that share the same road, would be read in the residential context of the property and surrounding area.
6.3.1 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature and distance from any immediate neighbouring property, it would not be relevant to consider the extension to have an overbearing effect.
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension is deemed not to increase the water usage of the dwelling and therefore there are no new issues in this respect.
7.0 CONCLUSION 7.1 The planning application would be an acceptable form of development that complies with all of the relevant policies and the principles of the Residential Design Guide.
8.0 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 decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 08.07.2022
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Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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