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Application No.: 16/00313/B Applicant: Mr Jonathan David Rogers & Miss Bethan Louise Thomas Proposal: Alterations and extension to dwelling (comprising amendments to PA 14/01183/B) Site Address: 23 Ridgeway Road Onchan Isle of Man IM3 1HT Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The site is the curtilage of an existing dwelling situated on the northern side of Ridgeway Road to the south east of the land which leads from Ridgeway Road to The Park. The application property sits close to the north western boundary of the site with the majority of the site open and to the north east. The site backs onto Onchan Park Playground. - 1.2 The existing dwelling is detached has a large rear garden. There is a vehicular entrance onto the side lane which is bounded by a brick wall of varying heights and there is a garage set back from the lane. - 1.3 The property across the lane, number 21, has a tall, two storey gable to the side of the application property, a gable which then steps down twice to join the lane to the rear of that property.
2.0 THE PROPOSAL - 2.1 In 2014 planning permission was granted for the removal of some existing single storey lean to annexes and a bay window which sit alongside the lane wall and their replacement with a single lean-to extension, the addition of timber detailing above the front door and the side of the front bay window, the rearward extension by 4.2m of the property including the installation of two new windows in the first floor of the rear elevation facing towards the park but 38m therefrom. - 2.2 This applications seeks all of the above with an increase in size/length of the single lean-to extension, from 3.5m to 5m from the back edge of the proposed two storey extension. - 2.3 The external finishes of the extensions will match those of the existing dwelling.
2.3 The existing garage which is accessed from the side lane is to be demolished and a vehicular hard standing left in its place. It is intended to replace this at some point in the future and a further application will be submitted for this. - 3.0 PLANNING HISTORY
3.1 14/01183 - Alterations and extensions - Approved.
4.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Predominantly Residential. The Onchan Local Plan contains a policy which 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." (O/RES/P/21 paragraph 4.66). This echoes the provisions of the Strategic Plan General Policy 2 which states, inter alia:
"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:
5.1 Onchan District Commissioners recommend that the application be approved for planning purposes. 06.04.2016.
5.2 DOI Highway Services indicate that they do not oppose the application. 21.03.2016. - 6.0 ASSESSMENT
6.1 It has been previously assessed that the development proposed is acceptable without causing undue harm to local residential amenity and also without causing undue harm to the natural environment or cause undue harm on public amenity. It was considered that the removal of the number of smaller extensions would be an improvement. No significant material circumstances have altered since the original approval was issued.
6.2 The impact of the additional length/size of the single storey extension is considered to be relatively minor in terms of the amenity of the surrounding area as the appearance of the site is not significantly changed to that which was previously approved.
6.2 The design of the extensions is considered to be complimentary to the existing. - 7.0 RECOMMENDATION
7.1 As a result, it is concluded that the planning application complies with General Policy 2 (b), (c) and (g) of the Isle of Man Strategic Plan 2016 and the Onchan Local Plan and as such the application is recommended for approval. - 8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 31.05.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing number 01, 02, 03 Rev A and 04 Rev A all date stamped as received 15 March 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 03.06.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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