Erection of extension to rear elevation and installation of replacement windows and door to front elevation
Site Address:
10 Church Avenue Onchan Isle Of Man IM3 4ED
Case Officer:
Mr Steve Stanley
Photo Taken:
02.08.2012
Site Visit:
02.08.2012
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission to extend an existing terraced dwelling situated in Onchan. It is also proposed to install replacement windows in the front elevation of the building.
The Site
The application site is the curtilage of 10 Church Avenue, Onchan, a mid-terraced two storey dwelling situated on the northern side of the street. The front elevations of the properties in the terrace have a similar appearance with the main differences being the size and shape of the windows.
The rear elevations are more varied with some properties having been extended in the past.
The Proposal
This application seeks approval for the partial demolition of an existing two storey rear extension and the construction of a new rear extension that would span the width of the rear elevation. The extension would have a flat roof and a symmetrical elevation. Replacement windows would be installed in the front elevation.
Development Plan Policies
The application site is located within an area of Predominantly Residential use by the Onchan Local Plan. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:
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:
(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."
8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use, which 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."
Planning History
The following previous planning application is considered relevant to the determination of this proposal:
06/01323/R - Installation of UPVC windows to replace existing to front elevation. Permitted.
Representations
The Highways Division of the Department of Infrastructure does not oppose this application.
Onchan District Commissioners recommend that this application be approved.
Assessment
The key issues to be assessed in the determination of this application are the impact of the proposed development upon the amenity of adjacent properties and upon the surrounding area.
The extension would replace an existing extension but would be larger as a result of it spanning the full width of the rear elevation. Impacts upon No.8 would be limited as that property already has a similar rear extension. No.12 has just two windows in its rear elevation both of which are set away from the boundary shared with the application site (see photographs on file). It is judged that impacts upon No.12 would be acceptable.
The extension would be to the rear elevation which faces onto the rear service lane. This form of development already exists in the terrace and it is generally accepted that the rear elevation of properties are not as important as the front provided it is not a principal facade. It is judged that the amenity of the surrounding area would be adequately preserved by the proposed development.
Recommendation
Permit.
Party Status
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Handwritten note: "10M Pte + hsae Searce also support afforded Interested Party Status."
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 20.08.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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.Handwritten note: "relates" with arrow pointing to the date of the execution of the execution.
This approval relates to the erection of extension to rear elevation and installation of replacement windows and door to front elevation, 10 Church Avenue, Onchan as shown by Location Plan, NJ-01A, Window Details and Door Details all received 19th July 2012.
N 1. No approval is hereby granted or implied to the undertaking of development on, over or under land (including guttering and foundations) which is not in the ownership or control of the applicant.
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: 21-8-12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes
Signed: Handwritten signature Sarah Corlett
Senior Planning Officer
Signed :...
Michael Gallagher Director of Planning and Building Control
Senior Planning Officer
Signed :...
Jennifer Chance Development Control Manager
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