Planning and Design Statement
Andrew Bentley Architect Ltd
8 Ravens Wharf South Quay Douglas Isle of Man IM1 5BT
Planning and Design Statement v1
Project: Proposed Extension to the Rear of 28 Victoria Avenue, Onchan. Project no: 2002-VA Date: June 2020
Proposed Extension to the Rear of 28 Victoria Avenue, Onchan
Planning and Design Statement
Contents 1.0 Site and Surroundings 2.0 Planning History and Policy 3.0 The Proposal
1.0 Site and Surroundings
1.1 28 Victoria Avenue is a 4-bedroom end of terrace house. At ground floor is a lounge at the front and a dining room to the rear which is currently being used as a playroom. The kitchen was located in the rear outrigger, however, it is small by modern standards and has no room for a breakfast table. 1.2 To the rear is the garden which was, until recently, bounded by a stone wall approximately two metres high along the boundary with Mount View Road.
This wall can still be seen on Google Streetview.
There was a greenhouse and a shed in the rear garden prior to site clearing. 1.3 The houses on the opposite side of Mount View Road are a mixture of bungalows and houses on ground that rises from road level. 1.4 The property is without any off-street parking.
2.0 Planning History and Policy
2.1 The application will be subject to the 1982 Development plan in the absence of the Eastern Area Plan. 2.2 The application will also be subject to the Onchan Local Plan 2000 which designates the land use as predominantly residential.
2.3 The application will be subject to the following policies of the Isle of Man Strategic Plan 2016.
2.4 The application is not located within a conservation area, nor is the building registered.
3.0 The Proposal
3.1 The proposal consists of a kitchen/breakfast room, a double garage with attached workshop and upstairs home office. 3.2 The kitchen extension will be flat-roofed with a lantern and small parapet wall along the boundary where the old stone wall was built. 3.3 The garage will occupy the full width of the garden and be big enough for two cars. Above the garage there will be a home office in the loft space. The office will have three rooflights and the only window will look out onto the road to the northwest. There will be no overlooking of adjacent properties from the office. 3.4 The garage will be positioned so that there is enough space to manoeuvre into the garage or park off-street, particularly in the future when the applicant intends to buy an electric car.
3.5 There will be photovoltaic solar panels on the southwest facing side of the garage roof to take advantage of the afternoon sun. 3.6 The space between the garage and the kitchen has been utilised as a workshop as this was an efficient use of materials rather than making the garage larger for workshop space.
