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22/01293/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01293/B Applicant : Mr Neil Joughin Proposal : Demolition of attached garage and erection of replacement 2 storey house. Site Address : 5 Falcon Cliff Terrace Douglas Isle Of Man IM2 4AU
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.07.2023 __
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. Before commencement, a surface water drainage plan is to be approved by the Department in writing. The approved plan is to be completed before occupation and maintained as such.
Reason: to safeguard the drainage infrastructure of the area.
This application has been recommended for approval for the following reason. The proposal provides one new house with moderate alteration to amenities of the two neighbouring dwellings and has a neutral impact on the character of the area.
The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information; This approval relates to the documents, planning statement, location plan, Existing and Proposed Front Elevations, Existing and Proposed Left Elevations, Existing and Proposed Rear Elevations, Existing Ground Floor Plan, Existing First Floor Plan, Proposed Ground Floor Plan, Proposed First Floor Plan, Proposed Left Elevation of Existing House, Proposed Section View
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which have been received on 20th October 2023 and Percolation test date stamped as having been received on 12th May 2023.
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Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
Manx Utilities __
Officer’s Report
1.0 THE SITE 1.1 The application site is the 5 Falcon Cliff Terrace, Douglas, a two-storey pitched-roof end-of-terrace dwelling located on the north east of Falcon Cliff Terrace. The house has a two- storey pitched-roof rear extension, a single-storey mono-pitched-roof rear extension and a mono-pitched double garage.
2.0 THE PROPOSAL 2.1 The proposed work is the demolition of the garage and the erection of a two-storey end-of-terrace dwelling. The proposed dwelling shares the same character, also has a two- storey rear extension with the existing dwelling but it is shorter.
2.2 The proposal also includes the erection of replacement single-storey mono-pitched-roof rear extension. The width of the proposal is the same as that of the two-storey rear extension.
3.0 PLANNING HISTORY 3.1 Removal of attached garage and replaced with a 2 storey attached dwelling, the removal of exiting rear conservatory replaced with a single storey extension, the removal of the existing chimney stacks, replace windows and doors, new render to the walls and replacement roof tiles was REFUSED under PA 22/01293/B.
3.2 The reason for the refusal was the new dwelling alters the historical building pattern of the street and therefore negatively impact the character of the area. And the new rear extension overlooks 4 Falcon Cliff Terrace.
3.3 The height of the main dwelling of the current proposal is shorter than that of the refused. The width of the extension on the existing house of the current proposal is wider than that of the refused.
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) (f) (g) (h) (i) (j) (m) (n) o Transport Policy 7 o Appendix 7.
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o Community Policy 7, 10 and 11
PPS and NPD 4.3 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) guides the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
6.0 REPRESENTATIONS This section provides a summary of all representations received. Full details are available on the government website.
6.1 Douglas Borough Council has not commented at the time of the report (19.02.2023).
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 Manx Utilities does not object to the application (16.06.2023) subject to surface water has to "be separated around the storm system and attenuation will be required. "
7.0 ASSESSMENT 7.1 The main considerations for this application are the principle of the application, its impact on the house itself, on the character and street scene of the area, on parking and neighbouring amenities.
Principle of the Development 7.2 The site is within an area designated as predominantly residential. Therefore, the proposal land use of residential is principally acceptable.
Design of the house Itself 7.3 The form of the dwelling is similar to the other terraced house alone Falcon Cliff Terrace. It is considered that the design of the house by itself is acceptable.
Character and Streetscene 7.4 The main reason for the previous refusal was the proposal removal a historical gap exist between the terraced house and the semi-detached house on the same side of the street. The current proposal, with its reduced height, makes it clear that it's a later addition to the street. Therefore, it is considered that there is a neutral impact on the character and streetscene of the area.
7.5 The single-storey extension is not visible from the road is considered to not have a negative impact on the character of the area.
Traffic and Parking 7.6 As there is no objection from Highway Services, it is considered that there is no negative impact on traffic efficiency or highway safety.
7.7 The proposal provides no off-street parking spaces. However, it is close to city centre and bus route, complying exceptions of the requirement in Transport Policy 7. Therefore, it is considered that the impact on parking provision is acceptable.
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Neighbouring Amenities 7.8 The proposal, same as the previous application fails the "45 Degree Approach" with the existing dwelling on the site, in particular on the two-storey rear extension, meaning it would be overbearing to the existing dwelling. However, considering it is north of the existing dwelling, it is not considered to have an overshadowing impact on the character of the area.
7.9 The proposal would still overlook 4 Falcon Cliff Terrace as the previous application.
7.10 The single-storey extension is not considered to have an additional overbearing, overshadowing or overlooking impact on neighbouring properties.
Planning Balance Assessment 7.12 The benefit of the proposal is the provision of one additional house. The negative impact of the proposal has been identified as overbearing and overlooking neighbouring properties. The assessment now is whether the benefit can outweigh these negative impacts.
7.13 The negative impact on neighbouring amenities would fail the test set in the RDG. However, it can also be argued that, after the proposal, the amenities of no.4, No.5 and the new dwelling would all be similar to the other dwelling on the same side of the road, meaning they would be similar to that of a historical average for building at that period.
7.14 There is a shortage for housing provision within Douglas. The proposal would provide one additional dwelling without severely reduce the amenities of neighbouring properties.
8.0 CONCLUSION 8.1 The proposal provides one new house with moderate alteration to amenities of the two neighbouring dwellings and has a neutral impact on the character of the area.
8.2 The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST 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; (f) the local authority in whose district which 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.
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. __
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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: 03.07.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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