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Application No.: 08/01578/B Applicant: Mr & Mrs W R Pressley Proposal: Erection of a two storey extension to rear elevation and formation of hardstanding and vehicular access to front elevation Site Address: 17 Third Avenue Onchan Isle Of Man IM3 4LZ ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 08/10/08 Site Visit: 08/10/08 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Onchan Commissioners Notes: No Objection Consultee: Drainage Division Notes:** No Objection subject to the following conditions below:
The site represents the curtilage of 17 Third Avenue, Onchan, which is part of a row of two storey terraced properties (end terrace) located on the southern side of Third Avenue.
The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application seeks approval for the erection of a two-storey extension to rear elevation and formation of hard standing and vehicular access to front elevation.
The proposed rear extension, the single-storey aspect, would have maximum rear projection of 3.3 metres, a width of 5.4 metres. The first floor aspect of the proposal would be sited 2.7 metres away from the boundary shared with 19 Third Avenue. The extension would have a total width of 2.8 metres and a rear projection of 3.3 metres.
The proposed alterations to the front boundary and garden to provide access to a parking space. The hard standing and access would have a width of 4 metres. The depth of the proposed hard standing would be 5 metres.
The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Authority has received no privately written representations objecting to the application.
Consideration which needs to be taken is to ensure the extension would not result in significant adverse impacts upon the residential amenities of the neighbouring properties.
The property most likely to be affected would be the directly adjacent property Nr 19. The proposed extension has been designed to limit the impact due to the first floor aspect of the proposal being set back from the side boundary, leaving a gap of 2.7 metres. This is considered to prevent the possible tunnelling effect upon Nr 19, which would have occurred if the first floor extension mirrored the ground floor extension.
The impact of the ground floor extension also needs consideration, as stated previously the extension will project 3.3 metres along the boundary with Nr 19. The existing boundary treatment consists of a 2 metre high timber fence. The proposed eaves leave of the extension would be 2.6 metres and the top of the mono-pitched roof would be 3.8 metres. It is considered due to the height, rear projection, the existing boundary treatment and due to the suns orientation in relation to the properties the proposal would not result in a significant impact upon the residential amenities of the neighbouring property Nr 19.
The proposal will result in loss of light to the neighbouring property Nr 15 Third Avenue, especially to the rear conservatory (approx 2/2.5 metre gap between extension), during the late evening periods. Some light is being reduced, due to the existing rear utility room and garage, which would be demolished for the proposed extension. The boundary treatment (east) shared with Nr 17 & 15, consists of a 2 metre high block wall (from rear lane), which reduces to 1.5 metres approximately in
line with the north part of the garage elevation and continues along the boundary at that height. For the reasons indicated it is also considered the proposal would not result in a significant impact upon the adjacent property Nr 15 Third Avenue.
It should be noted that Nr 19 has benefited from an almost identical extension in the past, and there are also a number of similar extensions elsewhere within Third Avenue.
The introduction of the proposed access and driveway to the front elevation is also considered to be acceptable. The Highway Division have no objection.
For these reasons the proposals would be appropriate in these locations and therefore the application is recommended is for an approval.
Party Status
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan Commissioners Highways Division The Drainage Division
Recommendation
Recommended Decision: Permitted Date of Recommendation: 15.10.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 the rear extension and driveway alterations as proposed in the submitted documents which are date-stamped 12th August 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
N 1. There must be NO discharge of surface water (including that from roofs & paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Dept of Transport Drainage Division and the Sewerage Act 1999.
15 October 2008 08/01578/B Page 3 of 4
The application states that the surface water from the proposed development is to be discharged to the existing drainage. If this existing drainage discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
N 2. There are no known existing surface water sewers within the area. The applicant is required to establish where the existing surface water from the property is disposed and discuss the matter with the Drainage Division prior to work commencing on site.
Note: The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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