Loading document...
Application No.: 22/00709/B Applicant: Mr Paul Gale Proposal: Erection of extension to replace existing conservatory and the erection of a decking (Partial retrospective). Site Address: 10 Langdale Close Onchan Isle Of Man IM3 2DD Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.09.2022
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
This approval relates to the documents and drawing no. 01, 02, 03 date stamped as having been received on 30th May 2022. _______________________________________________________________
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Owners/Occupiers of 8 Langdale Close, Onchan as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.
_____________________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is the residential curtilage of 10 Langdale Close, Laskeside Gardens, Onchan, a two-storey semi-detached dwelling located on the northwest of Birch Hill Crescent, close to its junction with Seafield Crescent. - 1.2 The house consists of a two-storey hipped-roof main dwelling, a single-storey pitchedroof semi-open porch and a single-storey hipped-roof conservatory on the rear elevation.
2.0 THE PROPOSAL - 2.1 The proposed is the demolition of the conservatory and the erection of a replacement single-storey pitched-roof rear extension. It will have a bi-fold door on the southeast elevation and a fixed-panel window on the rear elevation. The roof tiles and finishing will match the existing ones on the main dwelling. - 2.2 The proposal also includes enclosing the southeast elevation of the porch with a uPVC panel. - 2.3 The application also seeks retrospective approval for the erection of a decking.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 No planning constraint overlaps with the site. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.4 General Policy 2, which provides an overall requirement for all development, 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:
4.5 Paragraph 8.12.1 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." Design
4.6 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping. - 4.7 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Other - 4.8 Community Policy 7 and 10 state that the design of new development must, as far as is reasonable and practicable, pay due regard to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. - 4.9 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources." PPS and NPD - 4.10 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 5.2 RDG 4.5 Front Extension sets out key considerations for front elevation extension. It considers an extension to the front of a property can have the greatest impact upon the individual dwelling and/or the street scene. There may be limited circumstances when a front extension is appropriate, for example where the street has an irregular building line or pattern. It also states that any extension should normally appear as if it were designed with the original building and not look out of place in the street. A porch extension is perhaps the most common form of an extension to the front elevation of a dwelling. Whilst porches are relatively small in size, careful consideration still needs to be given. - 5.3 RDG 4.6 Rear Extensions set out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of the "tunnel effect". It also points out that single-storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house. - 5.4 RDG 4.11 Roof Terraces, Balconies, Decking and Patios sets out some key considerations. It states that for terraced and semi-detached properties, it is unlikely to be acceptable; and for detached properties, it has to be carefully designed to avoid unreasonable overlooking of neighbouring properties (including gardens). Large separation distance and strategically placed screens may help avoid overlooking but may also cause loss of light or be overbearing to the neighbours. It may also have a visual impact on the street scene and the individual dwelling. - 5.5 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.6 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
6.0 REPRESENTATIONS - 6.1 Onchan District Commissioners has no objection to this application (28.06.2022). - 6.2 Highway Services states there is no highway interest in this application. (16.06.2022). - 6.3 Owners/Occupiers of 8 Langdale Close wrote in objection to this application (24.06.2022 and 02.09.2022). The comment is concerned about the quality and measurement of the drawing. The comment states that the proposed sunroom would further reduce sunlight, the existing extension is too close to the property and the decking overlooks his property.
7.0 ASSESSMENT Point of Clarification - 7.1 The existing conservatory and decking do not have planning approval. However, given it is most likely to have passed the four-year limit, despite no Certificate of Lawfulness Development being given, the assessment would be based on the impact of the existing structures. - 7.2 Amended drawings were received in response to the comment from 8 Langdale Close. A site visit has also been conducted to double-check the measurements. The issue raised with measurements is related to the location of the boundary, given the difference is only around 10cm, it is considered that this would be a civil matter rather than inaccuracy of submitted drawings. - 7.3 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area and on the amenities of the neighbours. Design of the House Itself - 7.4 The rear extension is designed in a similar style compared to the main dwelling except for the bi-fold door and large fixed-panel windows, which would not negatively impact the character of the house. - 7.5 The front porch alteration would not negatively impact the character of the house. Character and Street Scene - 7.6 The rear extension is visible to the public for the green space behind the site. The porch enclosure is not readily visible to the public. Therefore, the proposal is considered not to have a negative impact on the character or streetscene of the area. Neighbouring Amenities - 7.7 The extension has no significant change in size and position. While the change from glazing to a wall would have a further reduction in sunlight. This is not considered enough reason to recommend refusal by itself. Therefore, it is considered that there is no additional impact of overshadowing or overbearing. - 7.8 There is no additional vantage point created by this application. Therefore, it is considered that there is no concern for additional overlooking.
8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 22.09.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown