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20/00333/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00333/B Applicant : Mrs Vicky & Mr Craig Wolstencroft Proposal : Erection of an extension to replace an existing porch / utility room Site Address : The Old Vicarage Church Road Onchan Isle Of Man IM3 1BF
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.06.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal is considered to accord with General Policy 2 and Environment Policy 35 of the Strategic Plan and CA/2 of Planning Policy Statement 1/01.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 17th March 2020: o Drawing No. 01 o Drawing No. 02
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Interested Person Status - Additional Persons
None __
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Officer’s Report
THE APPLICATION SITE
1.1 The application site is the residential curtilage of The Old Vicarage, which is situated within a sizeable plot that is characterised as woodland. The property is situated to the north of Church road opposite St Peter's Church.
1.2 The existing property is an attractive and distinctive two storey house with symmetrical frontage with two projecting two storey bays with front entrance porch situated to the middle of the front bays with the door facing towards the front. The property has a small side extension situated to the west elevation which is positioned partway through a gap within the structure and measures approx. 1.75m by 3.1m and has a sloping roof.
THE PROPOSAL
2.1 The current planning application seeks approval to replace the existing side extension with a larger sized extension which measure 3.5m by 3.8m and will have a pitched roof with one roof light on each elevation measuring 0.7m by 1m. The proposed extension measures approximately 7.88sqm larger than the existing extension. The proposed extension is to have sliding sash windows to the front and rear which have the glazing bars to march the existing property.
PLANNING HISTORY
3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY
4.1 The site lies within both an area zoned as Predominantly Residential (the property) and as Open Space (the front garden) on the Onchan Local Plan 2000, Village Map 1. The property is situated within the Onchan Conservation Area.
4.2 The Onchan Local Plan 2000 has two policies which are relevant to this assessment, O/RES/P/21 and o/CARB/P/1.
4.3 O/RES/P/21 of the Onchan Local Plan 2000 states "Extensions and alterations to existing residential property will general not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.
4.4 O/CARB/P/1 of the Onchan Local Plan 2000 states "Where development is proposed for any building which is identified as within an existing or proposed conservation area or where the building is registered or on the list of buildings which are considered worthy of consideration for possible registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within existing or proposed conservation area, the character or appearance of the area as a whole."
4.5 Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
4.6 General Policy 2 of the Isle of Man Strategic Plan 2016 states "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:
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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; n) is designed having due regard to best practice in reducing energy consumption."
4.7 Environment Policy 35 of the Isle of Man Strategic Plan 2016 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
4.8 Policy CA/2 of the Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for Conservation of the Historic Environemtn of the Isle fo Man) is also relevant to the assessment of this application and states in part, "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (27.04.20).
5.2 Onchan Commissioners have considered the proposal and recommend Approval (16.04.20).
ASSESSMENT
6.1 The fundamental issues to consider in the assessment of the planning application is the potential impacts of the proposal on the character and appearance of The Old Vicarage, Church Road and the wider street scene of the Conservation Area.
6.2 When looking at the property in question the proposed extension is situated to the North West side elevation which can be seen from the public vantage point of Church Road when travelling from the west at Main Road down to Groudle Road as such the fundamental issue is whether there is any potential visual impact of the extension upon the Conservation Area.
6.4 The Residential Design Guidance 2019 has advice for the visual impact of an extension and states the following, "3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach."
6.5 With the above in mind when looking at the proposed extension we can see that the proposed extension has been designed to match the existing dwelling in terms of style and finishing with the windows to the front and rear being sliding slash with glazing bars and the roof being a pitched roof with slates to match the existing
6.6 Whilst the proposed extension is larger in size than the already existing side extension, the proposed extension is considered to be modest and in keeping with the overall character and appearance of the existing dwellinghouse, more than the already existing extension, as such any impact of the proposed extension would be minimal and the overall Conservation area of Onchan will be enhanced.
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CONCLUSION
7.1 For the above reasons the proposal is considered to comply with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and therefore acceptable.
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.
Decision Made : Permitted
Date: 09.06.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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