106473

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                                      18/00390/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00390/B Applicant : Mr Glen Blacker Proposal : Erection of an extension to rear elevation Site Address : 19 Seaview Road Onchan Isle of Man IM3 4AQ

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.05.2018 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to drawings referenced GB01, GB02, GB03, GB04 and GB06 date stamped 10th April 2018 and drawing referenced GB05, date stamped 20th April 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE The site comprises one of a row of semi-detached dwellings fronting either side of the road, in what is a built up residential area. There are neighbouring dwellings to either side (east and west), to the rear (north) and across the road (to the south). The land rises in a northerly direction and the properties to the rear are on higher ground.

PROPOSAL

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                                      18/00390/B                                     Page  2  of  4

2.1 The scope of works are solely contained to the rear elevation and would see the removal of the existing single storey lean to extension and the adjacent bay window from the rear elevation, and, the erection of a larger extension utilising the full width of the dwellinghouse. The proposal would see the reduction of window depth at first floor level to accommodation the highest part of the roof where it attaches onto the building.

2.2 The extension would measure 3.8m deep and 6.7m wide, with a lean to roof pitch incorporating two roof windows. The proposal would create the opportunity for an internal re- organisation of the ground floor to accommodate a new kitchen / dining room, downstairs toilet and separate utility room.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Onchan Local Plan Order 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically relevant to the assessment of planning application:

4.2 Policy O/RES/P/21 states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

4.3 The Isle of Man Strategic Plan 2016 contains the following policy that is considered specifically material to the assessment of this application; General Policy 2 states (in part):

"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;

4.4 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."

REPRESENTATIONS 5.1 Onchan District Council has no objection (14/05/18)

5.2 Highways Services have not commented at the time of writing.

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties. (GP2(g))

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                                      18/00390/B                                     Page  3  of  4

(i) Visual Impact 6.2 With regard to the visual impact of the proposal, the scope of the works are solely contained to the rear (north) elevation and given the rears of the properties are back to back with those on Mount View Road to the north, means there are almost no views or vantage points from the public highway of the rear gardens or rear elevations of the application site.

6.3 The proposed single storey extension would replace the existing built form whilst remaining subservient to the host dwelling. The level and scale of development proposed are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse. The extra increase into the rear patio /garden area would still leave a large portion of the grassed area intact.

6.4 The final appearance would then be considered to be in keeping as it would be finished to match the existing dwellinghouse and is not considered to harm the character and quality of the landscape and wider surrounding area. In any case, any views are set against the backdrop of existing residential dwelling and would be considered acceptable with General Policy 2(b) & (c) within the surrounding area.

(ii) Neighbouring amenities 6.5 The neighbouring property No.17 (the other half of the semi-detached) features the same existing lean-to extension and has continued the same profile across the rear elevation but in a light weight Upvc conservatory in a lean-to fashion with glazed roof. This conservatory runs up to, if not on the boundary which is a 1.6m high masonry wall and then a 2.0m high timber fence continuing north along the boundary. This proposal does not feature any windows on the side elevation that would give any concerns to overlooking or loos of privacy. With regard to any loss of light, given the rears are north facing, the proposed extension being to the west of No.17 would not be considered to remove any provision of natural light. As such this aspect complies with General Policy 2(g).

CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status. __

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I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 24.05.2018

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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