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20/01234/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01234/B Applicant : Mr David Casey Proposal : Formation of one residential apartment out of two existing Site Address : Apartments 7 & 16 Kensington Place Apartments Imperial Terrace Onchan Isle Of Man IM3 1HL
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit : 08.12.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.12.2020 __
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. The alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 of the Isle of Man Strategic Plan 2016, and is recommended for approval.
Plans/Drawings/Information; This approval relates to drawings referenced; C-P-521-01; C-P-521-02 all date stamped received on 21 October 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of No.7&16 Kensington Apartments, Imperial Terrace, Onchan. The apartments are located on the front elevation on the second floor.
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20/01234/B Page 2 of 3
2.0 THE PROPOSAL 2.1 Proposed is the removals of a non -loadbearing infill wall between the two apartments to create one larger apartment. The wall is located off the front elevation that is between the two living rooms.
2.2 The scope of works are solely to the internal configuration and would not feature any material alteration to the external appearance.
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: "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."
4.0 PLANNING HISTORY 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners commented (16/11/20) with no objection. 5.2 Highways Services do not object (No Highways Interest) 20.11.20
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 works to remove the internal wall between the apartments would be minor alterations and would not allow for any public views from the Highway at the front. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).
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20/01234/B Page 3 of 3
6.3 (ii) Neighbouring amenities With regard to the above, the level and scale of development proposed are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity.
6.4 The property management company was contacted and it is noted we have not received any objections or comments from the adjoining neighbours and the local authority do not object. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, 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 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: 15.12.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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