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18/00555/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00555/B Applicant : Mr Peter & Mrs Clare Bergquist Proposal : Alterations and erection of extension (retrospective) Site Address : Holly Cottage 57 Governors Road Onchan Isle of Man IM3 1AZ
Senior Planning Officer: Mr Jason Singleton Photo Taken : 02.07.2018 Site Visit : 02.07.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.09.2018 __
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 99, 100 and 001, date stamped received on 24th May 2018.
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Interested Person Status - Additional Persons
It is recommended that the following organisation 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 6(4):
The friends of Onchans Heritage, as they do not own or occupy property that is 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 and 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,
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as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status July 2018).
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are 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 6(4):
Occupiers of No.55 Governors Road, Onchan Isle of Man. __
Officer’s Report
THE APPLICATION SITE The application site is the residential curtilage of 57 Governors Road, Onchan. The property is a two storey semi-detached building at the end of a terrace of 5 properties which have pedestrian access only onto the footpath. There are no off road or on road parking spaces for this terrace of dwellings. The application is situated to the west of Corkill's garage filing station, fronting onto Governors Road. To the west of the site is, attached, No.55 which projects out further at the rear and has a higher ridgeline than the application site.
PROPOSAL 2.1 Proposed is the erection of an extension to the rear elevation to form additional living accommodation and a boiler room. The proposal would measure 4.7m x 3.7m with a flat roof. Part of the proposal has seen the rebuilding of the original rear aspect that juts out from the rear elevation.
PLANNING HISTORY 3.1 17/00297/B - Erection of two storey extension to rear of property. Refused.
PLANNING POLICY 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Onchan Local Plan 2000 and as such, the following policy in the Written Statement is considered relevant:
O/RES/P/21 4.66 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.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning 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;
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 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
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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 27/06/18)
5.2 Highways Services have commented and confirm there is no Highways Interest in the proposal (received on 21/06/18)
5.3 The owner of No.55 Governors Road, Onchan, has commented (24/05/18) to confirm he has no objection to the works and supports the proposal, as the property has been derelict for a number of years.
5.4 A spokesperson from the Friends of Onchan Heritage, has commented (24/06/18) at length regarding the history of the property; their opinion of its structural integrity; the disingenuous aspect of the retrospective aspect; and passes comment on individual aspects of the proposal.
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. There are limited public views of the rear elevations from the Highway at the front and given the rears of the properties back onto a service lane which serves those properties on Queens Road, means the vantage point to gain any views are from the public highway especially when travelling in a westerly direction towards Douglas when passing the petrol station. Being an end of terrace property the proposal being only single storey would not be considered harmful to the streetscene and not readily visible.
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 in terms of loss of light or overshadowing due to its single storey nature. The neighbouring property owner of No.55 has written in to confirm they have no objection to the proposal and welcome the occupation and alterations to the property.
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
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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 : 07.09.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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