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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01206/B Applicant : Mr Leslie Francis & Mrs Dawn Moorcroft Proposal : Creation of a porch to front elevation Site Address : 7 Maple Avenue Onchan Isle Of Man IM3 3HG

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.12.2020 __

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 and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing no. 01, 02 date-stamped as having been received on 12th October 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site is the residential curtilage of 7 Maple Avenue, Onchan, a single-storey bungalow located on the north of Maple Avenue, close to its junction with Poplar Close. The bungalow has a garage and they are connected through a link close to the rare of the garage. The bungalow and the garage have hipped roofs and the link has a pitched roof

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2.0 PROPOSAL 2.1 The application seeks approval for the erection of a porch. The porch is in front of the link but still set back from the front elevation of the garage. It will connect the garage and the main dwelling. It has a flat roof and there will be a white uPVC front entrance door glazing panel on both side.

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 in the Area Plan for the East.

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: "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".

4.4 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

4.5 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

4.6 RDG 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design.

4.7 RDG 4.1 Front Extension sets out key considerations for front elevation extension. It considers an extension to the front of a property can have the greatest impact upon the individual dwelling and/or the street scene. There may be limited circumstances when a front extension is appropriate, for example where the street has an irregular building line or pattern. It also states that any extension should normally appear as if it were designed with the original building and not look out of place in the street. A porch extension is perhaps the most common form of extensions to the front elevation of a dwelling. Whilst porches are relatively small in size, careful consideration still needs to be given.

4.8 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.

5.0 REPRESENTATIONS 5.1 Onchan District Commissioners has no objection on this application (17/11/2020).

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5.2 DoI Highway Services states there is no highway interest in this application (13/11/2020).

6.0 ASSESSMENT 6.1 The main consideration for this application are its impact on the appearance of the property itself and on the character and landscape of the area.

6.2 The proposed porch, although having a flat roof, fit in with the design of the dwelling.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section. 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 24.12.2020

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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