111094

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00949/B Applicant : Mr Ping Nam Patrick Pang Proposal : Alterations and extension to the rear of dwelling Site Address : 88 Summerhill Road Onchan Isle Of Man IM3 1NH

Principal Planner: Mr Chris Balmer Photo Taken : 04.05.2018 Site Visit : 04.05.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.10.2018 __

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 the submitted documents and drawings reference numbers 1, 2, 3, 4 and 5 all received on 3rd September 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 88 Summerhill Road, Onchan which is a two storey traditional end terraced property located along the south-eastern side of Summerhill Road.

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1.2 To the rear of the property is a single/two storey outrigger attached to the main dwellinghouse and attached to this outrigger there is an additional single storey flat roofed garage, which extends to the rear of the site. The rear of the site there is a rear access lane which provides vehicular access/pedestrian access to the properties in the area and a row of detached garage block.

2.0 THE PROPOSAL 2.1 The application seeks approval for the alterations and extension to the rear of dwelling. The works involve the demolition of the existing rear two storey and single storey outriggers and replaced with a two storey outrigger on a similar, but enlarged footprint of the existing two storey outrigger.

2.2 The existing garage would be replaced with a yard/paved garden area which can accommodate a parked vehicle.

3.0 PLANNING HISTORY 3.1 There are no previous planning application which are considered relevant to the determination of this proposal.

4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Onchan Local Plan and Draft Area Plan for the East. The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three polies that are considered specifically material to the assessment of this current planning application:

4.3 General Policy 2 state: "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:

(a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (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."

5.0 REPRESENTATIONS 5.1 Onchan Commissioners has no objection (03.10.2018).

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5.2 DOI Highway Services have no objection (09.10.2018) making the following comments: "The existing garage to the rear of the dwelling would be demolished as part of the proposals. It is at least 3m wide and 6.6m in length with a 2.4m wide door which is sufficient to accommodate a parked car, as the 'Manual for Manx Roads' (MfMR) design guide specifies that a single garage space should have minimum internal dimensions of 3m x 6m with a 2.4m wide door.

The proposals would extend the existing rear yard to a width of between 5.2m and 6.3m and a length of at least 5.6m. The MfMR specifies that a driveway parking space should have minimum dimensions of 2.5m x 5.5m, plus a 0.9m wide path to the dwelling. The extended yard could therefore accommodate 1 or 2 parked cars so there would be no reduction in site parking as a result of the loss of the garage space. A new 4.4m wide roller shutter door would be erected at the rear site boundary to facilitate vehicular access to the yard. The development should not create any new highway issues."

6.0 ASSESSMENT 6.1 The principal issues to be considered in this application are the potential impacts upon the visual amenities of the street scene, and the potential impacts upon the residential amenities of the neighbouring properties, namely Nrs 90 and 86 Summerhill Road.

Potential impacts upon the visual amenities of the street scene 6.2 In relation to the potential impacts upon the amenities of the street scene neither of the works would result in prominent or significant features in the street scene. The proposed two storey rear extension will be screened when travelling along Summerhill due to its location to the rear and also the neighbouring detached garage which would screen public views. Views of the extension would be apparent from the rear lane; However, the proportion, form, scale, design and finish of the rear extension is such that the proposal would form an appropriate form of development and not have a significant impacts upon the amenities of the area scene to warrant a refusal. Potential impacts upon the residential amenities of the neighbouring properties 6.3 The second issue relates to the potential impact upon neighbouring amenities. Generally there are three potential impacts, these being loss of light, overbearing upon outlook and/or loss of privacy through overlooking.

6.4 In relation to the potential impacts upon Nr 90, the neighbouring property is located to the south of the site and the two storey side extension would have the greatest impact upon the occupants. The rear two storey extension would have a greater height compared to the existing two storey outrigger, albeit the windows most likely to notice the impacted are a bathroom and bedroom windows; however, neither are primary habitable rooms. There is a ground floor (possible kitchen/living room) which direct looks towards the extension, but this is the existing case, so the impact is likely to be the same. It is also noted that protecting beyond the proposed extension the neighbouring property also has a rear conservatory which is attached to the neighbours own two storey rear outrigger. This conservatory and the opening between this and the outrigger would also likely provide light and outlook for the kitchen/living room. Accordingly, while the extension will have an impact it is not considered it would have such a significant impact to warrant a refusal, over and above the existing satiation. It is also noted no light would be lost given the suns orientation (east to west) and as the neighbouring property is to the south of the site.

6.5 The proposal will also reduce the length of built development along the shared boundary with Nr 90, given the demolition of the existing flat roofed extension, which isn't being replaced. This will provide a more open outlook for the main garden area of Nr 90 and views from the conservatory.

6.6 In terms of impact upon Nr 86 the impact would be low. This is due to the neighbours large garage blocks which would screen the majority of the extension from their property and

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also given the distance between their property and the new extension. Accordingly, there are no concerns to the impact of Nr 86 to warrant a refusal.

7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.

8.0 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 : 10.10.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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