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22/00768/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00768/B Applicant : Mr Stephen Corey Proposal : First floor pitched roof extension on top of existing rear single storey extension with associated works Site Address : 3 Grafton Street Douglas Isle Of Man IM2 3HD
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.10.2022 __
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 is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. PTA 238 -01, PTA 238 -02 which have been received on 27th June 2022.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
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22/00768/B Page 2 of 4
Owners/Ocupiers of 1 Grafton Street, Douglas as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 3 Grafton Street, Douglas, a two-storey mid- terraced dwelling located on the north of Grafton Street. The street sits on a slope where 1 Grafton Street is at the highest point and each unit of the terrace drops down a few bricks in height.
1.2 The house consists of a two-storey pitched-roof main dwelling and a low-mono-pitched- roof single-storey rear extension. The extension has two prism-shaped rooflights.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a first-storey pitched-roof rear extension. It is about half the width of the main dwelling and the extension is close to the boundary of 1 Grafton Street.
3.0 PLANNING HISTORY 3.1 Erection of an extension to rear elevation of dwelling house was APPROVED under PA 10/00292/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 East.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o General Policy 2 (b), (c), (g), (m), (n) o Paragraph 8.12.1 states o Environment o Community Policy 7 and 10 o Infrastructure Policy 5
PPS and NPD 4.3 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) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.6 Rear Extensions o Chapter 5 o Chapter 7
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (26.07.2022).
6.2 Highway Services states there is no highway interest in this application. (25.07.2022).
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22/00768/B Page 3 of 4
6.3 Owners/Occupiers of 1 Grafton Street wrote in objection to this application (11.08.2022). The comment expresses concerns regarding the overshadowing and overbearing impact on the rear elevation of the main dwelling and the rear garden of the property.
7.0 ASSESSMENT 7.1 The key considerations of this 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 first-floor rear extension is designed in a similar style compared to the main dwelling. Therefore, it is considered that the proposal would not have a negative impact on the design of the house.
Character and Street Scene 7.3 The rear extension is similar to other extensions along the terrace. The proposal, therefore, is considered to not have a negative impact on the character and streetscene of the area.
Neighbouring Amenities 7.4 The extension fails the "45-degree Approach". However, on the one hand, the whole terrace, except 1 Grafton Street, share this style of rear extension. In the meantime, 1 Grafton Street is the only one that has a detached two-storey outbuilding at the rear of the site rather than an extension on the rear elevation of the main dwelling. Combined with the current proposal, it would result in the existing rear garden of 1 Grafton Street being enclosed on three sides, which would worsen the existing overbearing impact created by the outbuilding on the rear elevation of the main dwelling and the rear garden.
7.5 On the other hand, 1 Grafton Street has a south-facing and well-maintained front garden. Compare to the fully paved rear garden, the front garden should be considered the main outdoor amenity for 1 Grafton Street. Therefore, the overbearing impact on the under- utilised rear garden should not severely reduce the amenity of 1 Grafton Street and could be considered acceptable.
7.6 The proposal would reduce the outlook of the rear window on the first floor of 1 Grafton Street. As this is a bedroom window, it is a secondary window for a secondary room. Therefore, it is considered that the overbearing impact is acceptable.
7.7 After simulating the sun path from 1 Grafton Street, 3 Grafton Street and the proposed extension, it is considered that there is no additional overshadowing impact created by the proposed extension as it is north of and lower than the main dwelling.
7.8 There is no window on the side elevations and the new window on the north elevation is not considered to have an additional overlooking impact.
Note 7.9 The applicant has stated that the first-floor bedroom on the rear elevation is the most frequently used window as the occupant has mobility issues. While very sympathetic to this situation, it is not a material planning consideration and not much weight can be given to this personal circumstance.
8.0 CONCLUSION 8.1 Overall, on balance the proposal is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS
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22/00768/B Page 4 of 4
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: 04.11.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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