Alterations and erection of an extension to dwelling
Site Address:
50 Wybourn Drive Onchan Isle Of Man IM3 4AN
Case Officer:
Mr A Holmes
Photo Taken:
02.05.2012
Site Visit:
02.05.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site comprises the residential curtilage of a detached dwelling located on Wybourn Drive in Onchan. The dwelling is positing gable end onto Wybourn Drive with hardstanding to the front.
The Proposal
The proposal comprises alterations and erection of an extension to dwelling. The full details of the proposal can be seen within the submitted drawings, however in summary the main elements of the proposed works consist of the erection of a two storey extension onto the rear part of the dwelling to provide additional habitable accommodation at ground and first floor level. The extension projects 4.9m beyond the rear elevation of the existing and a gable element at first floor level is proposed on the side elevation. There are windows at ground and first floor level on the rear elevation, together with windows and rooflights throughout proposed extension. Windows within the proposed side gable element, which serve a bathroom and dressing room, are annotated as being glazed with obscured glass.
Planning History
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application.
Planning application 11/01283/B sought planning approval for alterations and erection of an extension to the dwelling. This previous planning application was refused on the 6th December 2011.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:
"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
"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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(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;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(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;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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."
Representations
Onchan District Commissioners recommend that the planning application be approved.
The Department of Infrastructure Highways Division do not oppose the planning application.
The owners and/or occupants of 48 Wybourn Drive, which directly adjoins the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding potential overlooking with subsequent loss of privacy and overshadowing with associated loss of light arising from the proposed development. They question the difference between the development proposed by previous planning application and that now proposed.
The owners and/or occupants of 52 Wybourn Drive, which directly adjoins the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding potential overlooking with subsequent loss of privacy and overshadowing with associated loss of light. They question the difference between the development proposed by previous planning application and that now proposed. They also refer to the previous planning application and the inconvenience of the late withdrawal of the appeal against its refusal.
Assessment
The three main considerations in the assessment of the proposed development are the impact on public amenity, the impact on private amenity and the impact on highway safety. In assess these issues it is acknowledged that the planning application has been submitted in response to the refusal of previous planning application 11/01283/B. The scale of proposed extension has been reduced and the design revised to take account of concerns regarding impact on public and private amenity.
When considering the impact on public amenity the main issue to examine is the effect on the street scene. In terms of that it can be seen that the majority of the proposed development positioned to the rear of the dwelling, away from the street frontage. As such, the impact of the proposal on street scene is relatively limited. Given the type of dwelling involved the proposed gable element on the side elevation has a similar impact as a dormer window. It can
be seen the surrounding area contains dwellings with dormer windows on publicly visible elevations. As such, there are no valid grounds to oppose the introduction of such element as proposed by this planning application, particularly as the element is positioned towards the rear of the dwelling and not immediately visible within the wider street scene.
As for the impact on the private amenity of adjoining properties it is considered that the revised design eliminates the overlooking issues of the previous proposal, either through layout or the use of obscure glazing where appropriate. Overall, the impact of the proposal on the private amenity of the adjoining properties is concluded to acceptable.
Given that the proposal does not alter existing on-site car parking arrangements and the application site contains more than adequate car parking provision the proposed development is concluded not to affect highway safety.
Recommendation
It is concluded that the proposal satisfactorily accords policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007, and it is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners;
The owners and/or occupants of 48 Wybourn Drive; and
The owners and/or occupants of 52 Wybourn Drive.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 04.05.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no. SM12/275/1 and SM12/275/2 date stamped the 22nd March 2012.
C 3. The glass in first floor bathroom and dressing room must be glazed and maintained thereafter using frosted glass. The level of obscuration used must be no less than level 5 as detailed on the Pilkington’s textured glass range or equivalent.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 8-5-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : Sanaura Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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