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23/00629/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00629/B Applicant : Mr Ryan Forgie Proposal : Erection of 2 storey extension to rear of property, removal of chimneys, raising height of existing garage roof and installation of new access door Site Address : 30 The Park Onchan Isle Of Man IM3 1HR
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.07.2023 __
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.
C 2. Prior to the occupation of the development, the first-floor window serving an ensuite in the north-eastern flank elevation of the development hereby approved shall be fitted with obscure glazing. The window shall be retained as such thereafter in perpetuity.
Reason: In order to safeguard the amenities of the adjacent property.
This application has been recommended for approval for the following reason. The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, without significant detriment to the amenities of adjacent residential properties, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 25 May 2023.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site 30 The Park, Onchan comprises a two-storey detached dwellinghouse on the western side of The Park, directly adjacent to Onchan Park to the immediate east.
1.2 The property appears to comprise one of a pair of once effectively identical dwellings together with the adjacent property of Bathurst (No. 29). The subject property has however been noticeably extended by way of a ground-floor front extension with an enclosed balcony/terrace above.
1.3 By comparison however, whilst the built form of No. 29 appears largely unaltered from its original form, planning permission was previously granted for a two-storey rear extension (PA 20/00307/B).
2.0 THE PROPOSAL 2.1 Planning approval is sought for erection of 2 storey extension to rear of property, removal of chimneys, raising height of existing garage roof and installation of new access door.
2.2 The rear extension would replace an existing conservatory. The extension would be contemporary in design having a pitch roof over to two storey element and a flat roof over the single storey element, large elements of glazing and overhanging roof. The extension would be finished in smooth painted render for the majority of the exterior, aside from cedar cladding or similar to the centre section, and part of the southwest elevation. The roof over the two storey element would be finished in roof tiles similar to those on the main dwelling.
3.3 With respect to the existing garage, this would retain its flat roof but raised in height by 1m, increased in length by approximately 1m and marginally reduced in width (from 3.5m to 3.1m). The resultant garage would be physically conjoined to the new rear extension, with a doorway connecting to the new kitchen/dining room. Access and parking arrangement would remain unaltered.
3.4 The proposal would not result in the removal of any trees on site and there would be no changes to the site level.
3.0 PLANNING POLICY 3.1 The application site is identified on the Area Plan for the East as land zoned for 'predominantly residential' purposes within the settlement boundary of Onchan. The site is not within a Conservation Area or an area identified as being at risk of flooding. The site is also not within a registered tree area and there are no registered trees on site, although a registered tree sits just south of the site frontage and by the southern boundary of the site.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered to be materially relevant in the assessment of this current planning application:
3.3 General Policy 2, which provides an overall requirement for all development, states:
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"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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality; (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."
3.4 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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
3.5 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, and state that the design of new development should take account of the local materials, character and identity of its immediate locality, including landscape features.
3.6 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. "Typical Residential: 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling".
3.7 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 7, Community Policy 10, and Community Policy 11.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 3.1 on Local Distinctiveness, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 A recent planning application for the site under PA 22/01516/B for Erection of single storey extension to rear of property, removal of chimneys, raising height of existing garage roof and installation of new access door, is considered relevant to the current application. The proposal is almost identical to the current application save for the replacement of the previously proposed single storey rear extension with a 2 storey extension to rear of property. This was approved on 18 January 2023.
5.2 The following planning applications for the property are also considered relevant in the assessment and determination of the current application: o PA 22/01225/B - Erection of 2 storey extension to the rear replacing existing conservatory - Permitted o PA 99/02353/B - Erection of conservatory - Permitted o PA 97/00212/B - Alterations to create first floor balcony - Permitted
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
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6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they find the proposal to have no significant negative impact upon highway safety, network functionality and /or parking (2 June 2023).
6.2 Onchan Commissioners have recommended that the planning application be approved for planning purposes only (12 June 2023).
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The key issues to consider in the assessment of the current application are: a. Principle of development (SP4); b. Design and visual impact (SP5, GP2, EP42); c. Impact upon neighbouring amenity (GP2, g); and d. Other matters (RDG, CP7, 11 and IP5).
7.2 PRINCIPLE 7.2.1 The site falls within the settlement boundary of Onchan and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.
7.2.2 Based on the foregoing, it is considered that the proposed extensions and alterations to the property would improve the functionality of the dwelling and support the existing residential use of the site, this the principle is acceptable. The acceptability of the entire scheme as proposed would, however, be dependent on the proposal not having unacceptable visual/highway and amenity impacts.
7.3 DESIGN AND VISUAL IMPACT 7.3.1 In terms of the visual impacts of the proposal, it is considered that the design, scale and footprint of the proposed alterations and extension to the dwelling are considered to be reasonably in keeping with the existing dwelling, with an only slightly larger footprint compared to the existing conservatory and, would effectively be in line with the adjacent property to the north (no. 29), whilst remaining recessed from the rear building line of the adjacent property to the south (no. 31).
7.3.2 Likewise, the extension would further only amount to a marginal uplift in footprint relative to the existing level of built development on site, and therefore is not considered to comprise an overdevelopment of the plot with sufficient rear garden space to remain, given that the rear garden would remain largely unaltered. Furthermore, the design and finishing of the single storey element would ensure the development would be naturally read as an addition to the original section of the property, whilst adding a degree of visual interest and articulation.
7.3.3 Granting parts of the two storey extension would be visible within the context of the principle street scene of The Park, this extension would be read within the context of the site which has hipped roofed two storey elements, particularly as the design bears the key features of the main dwelling on site and would easily be integrated into the existing built fabric on site. Notwithstanding this, the overall scale, design and finishes are appropriate for the site and locality.
7.3.4 The utilisation of externals materials which in a way contrast with the existing dwelling is also noted. However, with the proposals not including any changes to the principal elevations of the existing dwelling, it is considered that this would be acceptable, particularly as it served to integrate contemporary elements which improves the buildings appearance from the rear. Besides, the principle of such contrasts were considered acceptable and approved under PA's
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22/01516/B and 22/01225/B for the site. In any case, the site is not within a Conservation Area and the contrast of external materials is not objected to, which would add further interest to the development and make clear that the proposals consist of additions to the original property.
7.3.5 Overall, it is considered that the proposals are considered to successfully integrate contemporary elements to the existing dwelling on site, whilst not appearing unduly prominent or resulting in a detrimental impact upon the character and appearance of the site and locality. The development is, therefore, considered compliant with General Policy 2 (b) & (c), and Environment Policy 42 of the Strategic Plan.
7.4 NEIGHBOURING AMENITY 7.4.1 In terms of impacts on neighbouring amenity, the key concern lies with the potential for the scheme to result in overshadowing for the neighbouring property at 31 The Park, Onchan, which sits south of the application dwelling and proposed two storey extension on the application site, with increased potential to result in overshadowing for the two windows (bedroom and bathroom windows on the northeast elevation of the neighbouring property). Notwithstanding the above, the two windows are situated to the south of the proposed extension where it is not expected that the position of the new extension would increase overshadowing, given that the impact of overshadowing will increase if the new extension was situated to the south of the neighbouring property, as the sun's orientation is east to west (See Paragraph 7.3.3 of the RDG 2021). Besides, an extension of a similar size and proportion was considered acceptable and approved under PA 22/01225/B. Therefore, it is not considered that this element of the proposal would raise overshadowing concerns to neighbouring amenities to such a level that would warrant a refusal of the scheme.
7.4.2 The introduction of the first floor window to the rear of the two storey extension also has the potential to create neighbouring amenity concerns in terms of overlooking of the neighbouring rear garden. However, this window serves an ensuite and would be installed with obscure glazing. As such, it is not considered that overlooking would result in this case.
7.4.3 Additionally, the proposal has the potential to result in overbearing impacts on the property at 'Bathurst', 29 The Park, Onchan, given that the garage which sits adjacent to the garage for this neighbouring property would be raised by about 1m. However, the garage sits directly adjacent to the existing flat roofed garage on the neighbouring property, and would be set further away from this neighbouring garage, and there are no windows on the side of this neighbouring garage, which would serve to diminish any impacts on the neighbouring garage. Besides, the raising of the garage roof by 1m has previously been approved. Accordingly, it is not considered there would be any significant impacts (loss of light, overbearing impacts), and there are no new reasons why this should not be the case again.
7.4.4 Given the above, the proposals are considered to sufficiently safeguard the amenities of adjacent residential properties, in compliance with General Policy 2 (g) and the principles promoted by the Residential Design Guide.
7.5 OTHER MATTERS (Infrastructure Policy 5, Community Policy 7, Community Policy 10, and Community Policy 11) 7.5.1 The scheme does not propose any alterations to the means of access to the site and the design of the scheme would also not impede access to fire vehicles into the site, should they be required. Also, a clear break is created between the application property and the neighbouring property, which would be sufficient to prevent easy spread of fire.
7.5.2 No new confined spaces with easy access to those outside the site would be created, which would serve as easy hideouts for criminal activity or antisocial behaviour. Besides, the proposed works comprise extensions to an existing dwelling, and therefore the proposals are not expected to create any changes or new issues in respect of criminal activity.
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7.5.3 Whilst the proposals will be increasing the overall floor space, the applicant has stated within the application form that any water run-off will be dealt with as per the existing surface water drainage system and therefore no concerns are raised in this regard.
7.5.4 It is also noted that the proposed works would be increasing the floor area of the property. However, it is not expected that the water usage of the dwelling will materially increase, therefore there are no new issues in this respect.
7.5.5 Given the above, it is considered that these elements of the scheme aligns with the requirements of Infrastructure Policy 5, Community Policy 7, Community Policy 10, and Community Policy 11.
8.0 CONCLUSION 8.1 The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, without significant detriment to the amenities of adjacent residential properties, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The proposals are therefore recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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: 28.07.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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