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The application site represents the curtilage of an existing property at Modena House, Ballanard Road in Douglas. This large detached residential property consists of surrounding gardens and paving, with thick vegetation bordering the proposed site to the east, west and south.
The application site is located within an "Area of Low Density Housing in Parkland" identified under the Douglas North Local Plan, 1998. The Isle of Man Strategic Plan 2007 contains a policy which 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:
Within the Isle of Man Strategic Plan, the following paragraph about "Extensions to Residential Properties" Paragraph 8.12.1 is also considered relevant:
"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".
The following previous planning applications are considered relevant in the assessment and determination of this application:
Case – PA 04/01865/B Erection of an extension to house a swimming pool and changing facilities – Permitted
Case – PA 06/01888/B Erection of a detached triple garage with workshop/store in roof space – Application Withdrawn
Case – PA 07/01336/B Erection of a detached garage block – Refused
Case – PA 08/01161/B Erection of detached garage / store – Permitted
The planning application seeks approval for alterations and erection of a first floor extension over the existing gym and linkage to swimming pool; which would be 3m higher than the existing ridge line. The extension would provide two additional bedrooms and the enlargement of the existing master bedrooms en-suite. These bedrooms would have sliding sash windows to be in line with existing windows on the ground floor level and with all matching finishes.
There would also be an additional stair case and exist door along the corridor linking the gym to the swimming pool.
The Department of Transport Highways Division do not oppose subject that there are three off street parking spaces for this proposal.
The Department of Transport Drainage Division have no objection in principle, subject that there must be no discharge of surface water from this proposed development to any foul drainage system(s).
Douglas Corporation has no objection with the proposal.
The application site is located within an area of low density housing in parkland under the Douglas North Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007).
The proposed application respects the site and surroundings in terms of the scale, form, and design. This proposal would be designed to not exceed the existing footprint and the roof ridge would be lower than the existing main roof. Due to the boundary treatment and the separation distance the neighbouring properties and the proposed extension, the proposal will not adversely affect the residential environment of the neighbouring properties in terms of overshadowing and visual intrusion.
The windows would be to line with existing ground floor windows and all details to match existing to create an attractive and symmetrical property. The additional windows would not cause any overlooking as they would be facing the clients own site and not the neighbouring properties. The extension would be in-keeping with the two neighbouring plots and the surrounding area in general. With the raised bank on the western boundary and the thick vegetation which borders the site on three sides; this reduces the visual impact on the street scene without any tree-felling and without any diminution of the public amenity value of the landscape.
In regards to The Department of Transport Highways Division comments concerning three off street parking spaces are required for this proposal; this has already been addressed.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
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. This permission relates to the erection of first floor extension as shown in drawing numbers 10312/104, 10312/105, 10312/106, 10312/107, 10312/108 and 10312/109 date stamped 6th October 2008.
C 3. No facing and roofing material shall be used other than similar material to those used on the existing building.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made: Permitted Date: 27.11.2008
Signed: [Handwritten signature] Acting Senior Planning Officer
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