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22/01362/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01362/B Applicant : Mr Mike Doyle Proposal : Erection of a 2 storey extension to side elevation and creation of additional hardstanding Site Address : 11 Foxglove Close Douglas Isle Of Man IM2 7EG
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.12.2022 __
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.
C 2. This approval does not give approval for the access of 10 Foxglove Close.
Reason: for the avoidance of doubt.
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 relates to the documents, location plan, existing site plan, proposed site plan, a photo and drawing no. D/7318/1(A) date stamped as having been received on 21st October 2022. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject
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matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
10 Foxglove Close, Onchan
as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy. __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 11 Foxglove Close, Douglas, a two- storey semi-detached dwelling located on the south of Foxglove Close. There is a single-storey pitched-roof garage at the north corner of the main dwelling.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a two-storey pitched-roof side extension with a pitched-roof dormer and a single-storey mono-pitched extension on the front of the two-storey extension.
2.2 The proposal also includes extending the driveway.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
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 Policy 42 o Transport Policy 7 o Appendix 7.6 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 4.8 Extension to Side Elevations o Chapter 5 Architectural Details o Section 6.3 Front Gardens and Driveways o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS
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6.1 Douglas Borough Council has not commented at the time of the report (28.11.2022).
6.2 DoI Highway Services does not oppose this application (11.11.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
6.3 Owners/Occupiers of 10 Foxglove Close wrote in objection to this application (29.11.2022). The comment states the proposal is not feasible without using the driveway of No.10. This could affect the future value of the property.
7.0 ASSESSMENT 7.1 The main concerns for this application are four folds: its impact on the appearance of the property itself, on the character and streetscene of the area, on parking provision and on the amenities of the neighbours.
7.2 The extension is designed in a similar style as the main dwelling and it complies with RDG 4.5. The recess from the front elevation has reduced its dominating impact on the street scene. Therefore, the design is considered acceptable.
7.3 The reduction of garden space is less than 50% of the existing area. Therefore, it is considered that the widening of the driveway would not have a negative impact on the character of the area.
7.4 As Highway Services does not oppose the revision plan, it is considered that its impact on parking provision is acceptable.
7.5 The extension is east of No.10 and has a smaller mass compared to the main dwelling. Therefore, it is considered that there is no additional concern for overbearing or overshadowing.
7.6 The new windows all only have a view of the public road and the front elevation of dwellings on the other side of the road. Therefore, it is considered there is no additional overlooking concern.
7.7 While the extension would result in the lack of direct access to the rear garden, this is unfortunately not a material consideration. In the meantime, planning decision does not interfere with ownership and right (or lack of right) of access. Therefore, it is considered that the access to the rear garden would not be a sufficient reason for recommending refusal.
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 INTERESTED 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;
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(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: 13.12.2022
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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