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Application No.: 18/00949/B Applicant: Mr Ping Nam Patrick Pang Proposal: Alterations and extension to the rear of dwelling Site Address: 88 Summerhill Road Onchan Isle Of Man IM3 1NH Principal Planner: Mr Chris Balmer Photo Taken: 04.05.2018 Site Visit: 04.05.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.10.2018 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the submitted documents and drawings reference numbers 1, 2, 3, 4 and 5 all received on 3rd September 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 88 Summerhill Road, Onchan which is a two storey traditional end terraced property located along the south-eastern side of Summerhill Road.
1.2 To the rear of the property is a single/two storey outrigger attached to the main dwellinghouse and attached to this outrigger there is an additional single storey flat roofed garage, which extends to the rear of the site. The rear of the site there is a rear access lane which provides vehicular access/pedestrian access to the properties in the area and a row of detached garage block.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations and extension to the rear of dwelling. The works involve the demolition of the existing rear two storey and single storey outriggers and replaced with a two storey outrigger on a similar, but enlarged footprint of the existing two storey outrigger. - 2.2 The existing garage would be replaced with a yard/paved garden area which can accommodate a parked vehicle.
3.0 PLANNING HISTORY - 3.1 There are no previous planning application which are considered relevant to the determination of this proposal.
4.0 PLANNING POLICY - 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Onchan Local Plan and Draft Area Plan for the East. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three polies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 2 state: "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:
5.0 REPRESENTATIONS - 5.1 Onchan Commissioners has no objection (03.10.2018).
5.2 DOI Highway Services have no objection (09.10.2018) making the following comments: "The existing garage to the rear of the dwelling would be demolished as part of the proposals. It is at least 3m wide and 6.6m in length with a 2.4m wide door which is sufficient to accommodate a parked car, as the 'Manual for Manx Roads' (MfMR) design guide specifies that a single garage space should have minimum internal dimensions of 3m x 6m with a 2.4m wide door.
The proposals would extend the existing rear yard to a width of between 5.2m and 6.3m and a length of at least 5.6m. The MfMR specifies that a driveway parking space should have minimum dimensions of 2.5m x 5.5m, plus a 0.9m wide path to the dwelling. The extended yard could therefore accommodate 1 or 2 parked cars so there would be no reduction in site parking as a result of the loss of the garage space. A new 4.4m wide roller shutter door would be erected at the rear site boundary to facilitate vehicular access to the yard. The development should not create any new highway issues."
6.0 ASSESSMENT - 6.1 The principal issues to be considered in this application are the potential impacts upon the visual amenities of the street scene, and the potential impacts upon the residential amenities of the neighbouring properties, namely Nrs 90 and 86 Summerhill Road. Potential impacts upon the visual amenities of the street scene - 6.2 In relation to the potential impacts upon the amenities of the street scene neither of the works would result in prominent or significant features in the street scene. The proposed two storey rear extension will be screened when travelling along Summerhill due to its location to the rear and also the neighbouring detached garage which would screen public views. Views of the extension would be apparent from the rear lane; However, the proportion, form, scale, design and finish of the rear extension is such that the proposal would form an appropriate form of development and not have a significant impacts upon the amenities of the area scene to warrant a refusal. Potential impacts upon the residential amenities of the neighbouring properties - 6.3 The second issue relates to the potential impact upon neighbouring amenities. Generally there are three potential impacts, these being loss of light, overbearing upon outlook and/or loss of privacy through overlooking. - 6.4 In relation to the potential impacts upon Nr 90, the neighbouring property is located to the south of the site and the two storey side extension would have the greatest impact upon the occupants. The rear two storey extension would have a greater height compared to the existing two storey outrigger, albeit the windows most likely to notice the impacted are a bathroom and bedroom windows; however, neither are primary habitable rooms. There is a ground floor (possible kitchen/living room) which direct looks towards the extension, but this is the existing case, so the impact is likely to be the same. It is also noted that protecting beyond the proposed extension the neighbouring property also has a rear conservatory which is attached to the neighbours own two storey rear outrigger. This conservatory and the opening between this and the outrigger would also likely provide light and outlook for the kitchen/living room. Accordingly, while the extension will have an impact it is not considered it would have such a significant impact to warrant a refusal, over and above the existing satiation. It is also noted no light would be lost given the suns orientation (east to west) and as the neighbouring property is to the south of the site. - 6.5 The proposal will also reduce the length of built development along the shared boundary with Nr 90, given the demolition of the existing flat roofed extension, which isn't being replaced. This will provide a more open outlook for the main garden area of Nr 90 and views from the conservatory. - 6.6 In terms of impact upon Nr 86 the impact would be low. This is due to the neighbours large garage blocks which would screen the majority of the extension from their property and
also given the distance between their property and the new extension. Accordingly, there are no concerns to the impact of Nr 86 to warrant a refusal.
7.0 RECOMMENDATION - 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 10.10.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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