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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01363/B Applicant : Mr Glen Husada Proposal : Retrospective application for doors onto the balcony and new front door design. Site Address : 11 Pinehurst Glen Douglas Isle Of Man IM2 1PP
Planning Officer: Mr Paul Visigah Photo Taken : 31.01.2023 Site Visit : 31.01.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.02.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The proposal will not result in any adverse impact on the living conditions of those in the neighbouring properties sufficient to justify refusal of the application and will not have any adverse impact on the character or appearance of the property and the street scene. Thus the proposal complies with the provisions of General Policy 2, Strategic Policy 3 (b) and the principles of the Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing received on 10.11.2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of No. 11 Pinehurst Glen, Douglas, which is a two storey detached dwelling situated to the South of Pinehurst Glen.
1.2 The property unlike most of the neighbouring property which have lean to roofed entrance porches has a pitch roofed covered entrance porch on its front elevation with finishing
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bearing the key features of the main dwelling. This pitch roofed entrance porch creates a double pitch roofed projection in front of the dwelling.
1.3 At the rear of the dwelling sits a first floor terrace over a rear sunroom extension to the dwelling approved under PA 20/01249/B. This roof terrace has a 1.8m high obscure glazed balustrade to the sides while the rear elevation has a lower clear balustrade.
1.4 Due to the topography of the land, No. 9 Pinehurst Glen is at a slightly lower ground level than No.11 Pinehurst Glen and No.13 Pinehurst Glen is set at a slightly higher ground level than No.11 Pinehurst Glen.
2.0 THE PROPOSAL 2.1 Planning approval is sought for retrospective application for doors onto the balcony and new front door design. The works within the scheme are as follows: a. Installing a single entrance door with full height side panel in place of the double entrance door approved under PA 21/00437/B. b. Finishing the external walls of the covered front porch in brick facing instead of painted render previously approved. c. Installing a double patio door onto the rear first floor terrace from the west elevation of the dwelling (no door was approved under PA 21/00437/B for this elevation). d. Re-designing the fenestration proposed for the rear elevation of the dwelling onto the terrace. A door and window are installed in place of a double patio door previously approved.
3.0 PLANNING POLICY 3.1 The site lies within an area zoned as "predominately residential" on the Area Plan for the East, Map 4, Douglas, and the site is not within a Conservation Area. The site is not within a Flood Risk Zone or registered tree area and there are no registered trees on site.
3.2 Given the nature of the proposed development and the location of the property, the following Strategic Plan policies are considered relevant:
3.3 General Policy 2: "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; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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."
3.5 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
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4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a number of planning applications which are considered to be materially relevant to the current application.
5.1 PA 20/01249/B for Erection of sunroom extension to rear elevation and front porch extension - Approved.
5.2 PA 21/00437/B for Alterations and erection of sunroom extension to rear elevation and front porch extension - Approved.
5.3 These applications have enabled the formation of the buildings current form and appearance which the current scheme seeks to alter.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 18 November 2022.
6.2 Douglas Borough Council have indicated that they have no objection to the application (25 November 2022).
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of the current application are: a. Impacts on the character and appearance of the existing dwelling and street scene (GP2 & STP 3); and b. Impact on neighing amenity (GP2 & RDG 2021)
7.2 CHARACTER AND APPEARANCE 7.2.1 In assessing the impacts of the works on the character and appearance of the existing dwelling and street scene, it is noted that the works most likely to have any impacts would be the works to the front elevation, given that the rear elevation would not be visible from any thoroughfare.
7.2.2 The works the install the new door and alter the finishing of the external walls of the front porch are not considered to create adverse effects on the appearance of the existing dwelling. This is hinged on the fact that the new door would be similar to the existing fenestration finish on the main dwelling in terms of finish and material, while the external wall finish would also fit with the existing built fabric on site, being similar to the finish on the existing integral garage.
7.2.3 Whilst the new door is different from that previously approved for the dwelling under PA 21/00437/B, the street scene is characterised by doors similar to that proposed within the current scheme. As such, it is not considered that the new door would have adverse impacts on the appearance of the main dwelling. The external wall finish to the porch is also not considered to have an adverse impact on the character and appearance of the street scene
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given that brick facing finish is the dominant material for the ground floor of the dwellings within the street scene.
7.2.4 With regard to the impact of the works to the rear, it is considered that although these would not be publicly viewable, they would match the choice of materials, colour and style of the doors and windows on the main dwelling. As such, it is concluded that this element of the proposal would accord with the provisions of General Policy 2 and Strategic Policy 3 (b) of the Isle of Man Strategic Plan 2016.
7.3 NEIGHBOURING AMENITY 7.3.1 In terms of impacts on neighbouring amenity, the new fenestration and the altered fenestration would not result in adverse impacts on neighbouring amenity being positioned behind a 1.8m high obscure glazed balustrades which offer no views t the neighbouring properties. It is also noted that the window on the neighbouring property which is adjacent to the terrace is finished in obscure glazed glass panes which would further ensure that there are no privacy concerns with the scheme.
8.0 RECOMMENDATION 8.1 The proposal will not result in any adverse impact on the living conditions of those in the neighbouring properties sufficient to justify refusal of the application and will not have any adverse impact on the character or appearance of the property and the street scene. Thus the proposal complies with the provisions of General Policy 2, Strategic Policy 3 (b) and the principles of the Residential Design Guide and is supported.
9.0 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.
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: 02.02.2023
Determining officer
Signed : C BALMER
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Chris Balmer
Principal Planner
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