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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00522/B Applicant : Mr Graham & Mrs Joanne Corran Proposal : Alterations and erection of extension Site Address : Milestone 84 Summerhill Road Onchan Isle Of Man IM3 1NH

Senior Planning Officer: Mr Jason Singleton Photo Taken : 09.07.2020 Site Visit : 09.07.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.07.2020 __

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 proposed application is not considered to harm the use and enjoyment of neighbouring properties and would comply with the planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2(b) & (c) (g) and section 4.1 of the Residential Design Guide 2019 and is recommended for approval.

Plans/Drawings/Information;

This approval relates to drawings referenced; 01, 02, 03, all date stamped received on 21 May 2020. __

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of No.84 Summerhill Road, Onchan. The property is part of a two storey semi-detached (with No.86), that sits to the east of the highway. The property is characterised by gardens to the front behind a dwarf wall and parking with to the side giving access the garage at the rear of the curtilage. To the rear of the site is an access lane serving the rear of the properties fronting onto Summerhill and also gives access to a row of flat roof garages.

1.2 To the rear of the house is a single storey rear extension with a footprint of 5.4m x 4.4m which accommodates a kitchen, W/c and outside storage area leading onto a grassed garden area.

1.3 The boundaries to the sides of the site are predominantly rendered stone walls to approx. 2.0m high and to the rear, a gate access to the rear laneway.

1.4 The neighbouring property No.86, has been previously extended at the rear. (see 4.2 of the report)

2.0 THE PROPOSAL 2.1 Proposed is the removal of rear extension and the erection of a larger replacement extension off the rear elevation with a proposed footprint of 6.2m deep x 7.8m wide (width of the rear elevation) with a lean to roof with velux windows.

2.2 The proposed is to be finished with painted rendered walls and 'Cambrian' slate roof to match the main house. The roof pitch will see the integration of 4x 'pairs' of roof lights and the rear elevation of the extension 4 panelled bi-folding doors.

2.3 The extent of works are solely contained to the rear elevation at single story level.

3.0 PLANNING POLICY 3.1 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:

3.2 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."

3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

3.4 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;

3.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states:

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"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."

3.6 Residential Design Guide July 2019: "4.1 SINGLE STOREY REAR EXTENSION 4.1.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties."

4.0 PLANNING HISTORY 4.1 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.

4.2 The neighbouring property No.84 (attached) gained planning approval '10/00904/B - Extension to rear elevation'. This application saw the removal of the existing rear extension and the erection of a single storey extension projecting out from the existing rear elevation by 7.4m and was 7.9m wide (the width of the property). This space allowed for a revised internal layout to create a kitchen and utility room with decking area.

5.0 REPRESENTATIONS 5.1 Onchan District Commissioners raised no objection (received on 17/06/20).

5.2 Highways Services were written to on the 03/06/20 and no comment (at the time of writing) has been received.

5.3 Manx Utility Authority were written to on the 03/06/20 and no comment (at the time of writing) has been received.

6.0 ASSESSMENT 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 'streetscene' there is already a presence of rear extensions and this proposal would be replacing an existing built form. There are no public views of the rear elevations from the Highway at the front.

6.3 The principle of extending at the rear elevation is deemed to be acceptable and will be achieved without compromising the remaining of the rear amenity space/ garden. The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient in size and finished to complement the dwelling house. This aspect is deemed to be an acceptable form of development that 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 extension in terms of loss of light or overshadowing towards the neighbour No.86. The proposed extension would not project out any further than that of the

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neighbouring property and does not feature any windows that would allow for a loss of privacy. The neighbouring extension features no windows that would be prejudiced by the construction of this application. It is further noted we have not received any adverse comments from the neighbouring (No.86) property owner.

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).

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, the Residential Design Guide 2019 and is recommended for approval.

8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 10.07.2020

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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