DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00534/B Applicant: Mr David Garrood Proposal: Smooth render to front elevation, gable end and rear elevation Site Address: 13 Central Drive Onchan Isle Of Man IM3 1ES Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.07.2023

Conditions and Notes for Approval

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.

It is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Area Plan for the East, not having any significant impact upon public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 04.05.2023. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the following persons should not be given Interested Person Status as they are not 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):

The Friends of Onchan's Heritage as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the

development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 13 Central Drive, Onchan a two storey semi-detached dwelling located on the north eastern side of Central Drive.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Area Plan for the East. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

2.3 Residential Design Guide July 2021

3.0 PLANNING HISTORY - 3.1 There are no previous applications on this site; however, the neighbouring property had works similar to the current application; - 3.2 Erection of single storey flat roof extension to the rear, replacement windows, rendering and removal of both chimney stacks - 22/00877/B - 15 Central Drive - Approved

- 4.0 PROPOSAL

4.1 The application seeks approval for the smooth render to front elevation, gable end and rear elevation.

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners recommend an approval (02.06.2023). - 5.2 Highway Services comment there are no highway impacts (22.05.2023). - 5.3 The Friends of Onchan's Heritage object to the application which can be summarised as (05.06.2023); We wrote in connection with 22/00877/B which was an application in respect of the adjoining semi-detached property 15, Central Drive. We gave great detail in respect of the bricks which were manufactured in sand/lime during a comparatively short period after WW 2 when the traditional clay bricks produced by The Glanfaba Brickworks was unable to cope. We gave an update on the properties that were built in Manx Bricks at that time and how very few examples now existed. We also commented that as the property was one of a matching pair and the last remnants of an example in Onchan of Manx Brick that the application should not be approved. To our surprise we discovered that it had been approved with the case planner showing a lack feeling for the historic element of the materials used on the basis of the property not being Registered or in a Conservation Area and then making the statement that Planning consent is not needed to spar dash a property that is not currently dashed. We have viewed the pair of properties, No 15 has now been rendered and despite the application form stating that the proposals for No 13 not being retrospective a first thin coat of cement has been applied to the front elevation and a greater part of the side elevation and scaffold remains in place. It therefore means making comment on the current application is pointless when what has taken place is irreversible and the planning officer is of the opinion that properties can have a total change of face to the street scene by spar dashing without the necessity of planning consent. Heaven help all those Victorian terraced houses across the Island not in a Conservation Area.

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property. Street scene/individual property - 6.2 The existing property is made up of facing brick to all elevations (grey in colour) and the proposal would result in a smooth render throughout. This is similar to a recently approved scheme at Nr 15 Central Drive which is adjoin the application site (semi-detached). - 6.3 While comments from The Friends of Onchan's Heritage are noted, the site is not within a Conservation Area nor is the dwelling registered. There seems to be a misunderstanding that from The Friends of Onchan's Heritage who indicated that within the Officers report of application 22/00877/B ; "planning officer is of the opinion that properties can have a total change of face to the street scene by spar dashing without the necessity of planning consent." - 6.4 This was not indicated. What was indicated was that a person could paint the existing brickwork and spar dash (finish of Nr 15 at that time) which would likely have a similar visual impact to the proposed render. No mention was made to spar dash (or any new finish) not need planning approval, as planning approval was required for a new render finish for Nr 15, that and was subsequently approved. Further, the site isn't in a Conservation Area nor Registered Building and therefore there is a greater presumption in favour of development that may alter the original character of the property. This does not mean that inappropriate development would be allowed. However, render/dash finishes within this street scene is

• prevalent finish and therefore it is difficult to argue that the works would be out of keeping or in inappropriate in this area/individual property.
• 6.5 While the use of the brickwork and the reasoning for it are noted; it is not considered that they are sufficient reasons to not allow the application to render the property. The works will also match the existing property Nr 15, which has recently been rendered following planning approval. It should be noted that this property had a mixture of exposed brickwork and spar dash finish.
• 6.6 Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Area Plan for the East, not having any significant public or private amenities and therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

_____________________________________________________________________ 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: 25.07.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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