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18/00527/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00527/B Applicant : Mr Jonathon Cain Proposal : Replacement of existing conservatory with single storey sun lounge extension Site Address : 9 Belgravia Road Onchan Isle Of Man IM3 1HN
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit : 02.07.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.08.2018 __
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; 02, 03, both date stamped received on 18th May 2018. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 9 Belgravia Road, Onchan. The property is a mid terrace located on the west of the highway. To the rear of the property is a service lane that serves the rears of those properties on the west of Belgravia Road and those that front onto Bay view road and Hague Crescent.
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PROPOSAL 2.1 Proposed is the replacement of a existing conservatory with a single story sun lounge built extension on the rear elevation, measuring 5m wide and 2.3m deep.
2.2 The scope of works would include, utilising the existing base and building up from this level with masonry walling. The design would incorporate a lean to roof featuring two velux type roof lights. Within the rear elevation are a pair of white Upvc double doors and a single window looking into the rear garden area.
PLANNING HISTORY 3.1 13/00657/B - Erection of extension to dwelling. Approved. (Implemented)
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Onchan Local Plan 2000 There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material 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 policies that are considered specifically material to the assessment of this application;
4.4 General Policy 2 (GP2) (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;
4.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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 Commissioners has no objection (received on 13/06/18)
5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (received on 21/06/18)
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c)) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))
6.2 (i) Visual Impact
The erection of a rear extension would be proportionate to the rear elevation and designed to serve that specific purpose in terms of size, height and appearance. In the rear
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'streetscene' there is already a presence of rear extensions and this proposal would be replacing an existing built form. This aspect is solely contained to the rear elevation. There are no public views of the rear elevations from the Highway at the front and only partial views when walking along the rear access lane.
6.3 The principle of extending at the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space/ garden. The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient and finished to complement the dwelling house. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).
6.4 (ii) Neighbouring amenities
The proposed extension on the rear elevation would not be considered to have any greater impact than the existing conservatory in terms of loss of light or overshadowing. The neighbouring property owner of No.11 has written in to confirm they have no objection to the proposal or the raising of the height of the parapet walling by 2 block work courses (400mm) on the boundary.
6.5 With regard to the above, 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 or considered to harm the neighbouring amenity. In this case the rear extension would be considered compliant with those sections of 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. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 30.08.2018
Determining officer
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Signed : S BUTLER
Stephen Butler
Head of Development Management
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