DEC Officer Report

Application No.: 20/00663/B Applicant: Mr Nicholas & Mrs Louise Callow Proposal: Installation of raised decking to rear elevation Site Address: 18 Mount View Road Onchan Isle Of Man IM3 4BU Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2020 _________________________________________________________________

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. This application is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents and, drawing no. 1881-01, 1881-02 all datestamped as having been received on 25th June 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 18 Mount View Road, Onchan, a twostorey detached house located on the south of Mount View Road, close to its junction with Fairfield Avenue.

1.2 The dwelling has a back yard. There are steps leading down to the yard from the dwelling. There is a French door with glazing on each side on the rear elevation where the stair is located.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of decking. The replacement of the French door with a bi-fold door is shown on the plan however as this is within an existing aperture it would be permitted development and it is not included on the application form, this element is therefore not assessed. - 2.2 The decking will project approx. 2.5m from the rear elevation. The majority of the decking will be 1.0m above ground. The decking will be surrounded by 1.1m high timber balustrading. There will also be an access door opened beneath the decking.

3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Onchan Local Plan 2000. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2 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:

• (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;

• (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

5.0 REPRESENTATIONS - 5.1 Onchan District Commissionaire has no objection on this application (11/08/2020). - 5.2 DoI Highway Services states there is no highway interest in this application (22/07/2020).

6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours. - 6.2 The decking is at the rear of the property, there are no public vantage points that have a clear view of the decking. Therefore, there is no adverse impact on the character or landscape of the area. - 6.3 Although being a raised decking, the decking is no higher than the existing highest steps so there is no change or addition vantage point to neighbours on the west and east. Projecting only approx. 2.5m away from the rear elevation, combining with the small declining

ingredient of the yard and the remaining 20m to the boundary of the closest property on the south, the decking is not far enough to overlook the properties on the south. Therefore, there is no concern for the loss of privacy for the neighbouring dwellings.

7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an 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 which 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 : 04.09.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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