DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00863/B Applicant: Mr John Whitehead Proposal: Retrospective application for demolition of existing structure to rear of property and construction of new extension Site Address: 33 Birch Hill Avenue Onchan Isle Of Man IM3 4ES Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.10.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason.

The development is acceptable in terms of its form, mass and design by having provided suitable additions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to drawings referenced;

• 2023/37 01
• 2023/37 02 Applicant's statement parts 1 and 2 Received on 11.08.23. _______________________________________________________________

Interested Person Status

Additional Persons

None. _____________________________________________________________________________

Officer’s Report

- 1.0 THE SITE

1.1 The application site comprises a 3-bedroom detached bungalow and its associated curtilage at the south-eastern end of a cul-de-sac; Birch Hill Avenue, Onchan. The property benefits from a generous rear garden bordering Onchan's Shoprite supermarket to the southeast, and includes a front driveway, front garden area and attached garage.

2.0 THE PROPOSAL - 2.1 Retrospective planning permission is sought for the erection of a flat roofed singlestorey side/rear extension. It is understood that the extension was constructed in 2017 following demolition of the sun room/greenhouse previously in situ in 2015. The extension is physically attached to the flat roofed garage and mirrors its design, scale and built form. Internally, the extension has facilitated a new dining room, utility and shower room. The resultant garage and side/rear extension effectively comprises a flat roofed wraparound to the property.

3.0 PLANNING HISTORY

3.1 22/01046/B - Installation of windows and French doors to integrated garage - Permitted - 3.2 11/01117/B - Erection of a detached garage and the creation of a new vehicular access and driveway - Permitted

3.2 11/00223/B - Erection of a replacement dwelling - Permitted - 4.0 PLANNING POLICY

4.1 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.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;

Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy 2 Development in Service Centres General Policy 2 General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Onchan District Commissioners - Recommend approval (30.08.23)

5.2 Highways Services - No highways interest (11.08.23)

5.3 Forestry Officer - no response received at the time of writing.

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP2)
• - Design and visual impact (SP5, GP2, EP42)
• - Impact upon neighbouring amenity (GP2, g)

- 6.2 PRINCIPLE

• 6.2.1 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.

- 6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The extension as constructed mirrors the design, form and scale of the attached flat roofed garage, whilst having been finished in matching white painted render. The most recently published Residential Design Guide (2021) does seek to ensure greater scrutiny over the development of flat roofed extensions to residential properties, noting the rise in such additions being used across the Island and their varying levels of success. In this instance however, it is recognised that the extension is not visible within the context of the streetscene and therefore poses no material impact upon its character. Likewise, the extension assimilates well with the flat roofed garage which was previously in situ prior to the works being undertaken, and therefore the development does not appear incongruous in the context of the dwelling's vernacular.
• 6.3.2 On balance therefore, the development as constructed is considered to be acceptable from a design and visual impact perspective, whilst having delivered an enhanced level of internal accommodation for the property and amounting to a more efficient use of the site. The proposals are therefore considered to be acceptable in this regard, in compliance with General Policy 2 (b) & (c).

- 6.4 NEIGHBOURING AMENITY

• 6.4.1 Due to the modest scale and siting of the extension within the site, together with its relationship with neighbouring properties, it is not considered that the development has posed a materially harmful impact upon residential amenity, in compliance with General Policy 2 (g).
• 7.0 CONCLUSION

7.1 The development is acceptable in terms of its form, mass and design by having provided suitable additions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 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: 24.10.2023 Determining officer Signed : J SINGLETON Jason Singleton 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.