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16/00930/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00930/B Applicant : Mr Kevin Quayle Proposal : Alterations and extensions Site Address : 70 Royal Avenue Onchan Isle of Man IM3 1LB
Case Officer : Mr Jason Singleton Photo Taken : 13.09.2016 Site Visit : 13.09.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 70 Royal Avenue, Onchan, located on the eastern side of Royal Avenue approximately half way down the lowest section between Central Drive and Royal Drive. The property is a terraced dwelling which backs onto a rear lane which runs to the rear of the properties fronting onto Central Drive. The property is a two and a half storey dwelling with rendered walling at ground floor level, dashed render with decorative bands around the windows at first floor level and a projecting bay to the right of the front door, which extends up into the slated roof with a pitched roofed dormer.
1.2 To the rear of the property is a service lane which gives access to the rear yards of the individual property and their adjacent garages.. The rear lane is overgrown and the road is more a track than a made up highway. The rear of the properties has two storey projections from the main elevation under a sloping roof. Some of the outbuildings appear to have been incorporated or are now attached to the rear of the dwellinghouse.
THE PROPOSAL 2.1 Proposed is a single storey extension to the rear of the property to create a larger kitchen and to demolish the out building at the rear and build an extension onto the rear elevation to create an integrated utility room. The design would incorporate a flat roof finished in fibreglass.
PLANNING HISTORY 3.1 10/01535/B - Installation of replacement front door, side and top lights. Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation, the site lies within an area of Residential use on the Onchan Local Plan of 2000. The property is not within any Conservation Area nor is it Registered.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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; (g) does not affect adversely the amenity of local residents or the character of the locality;
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16/00930/B
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4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 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.
REPRESENTATIONS 5.1 Onchan Commissioners have no objection (07/09/16). There have been no further representations.
ASSESMENT 6.1 The application seeks approval for an extension to the rear of the property, the material consideration in the assessment are; (i) the impacts upon the character and appearance of the existing dwelling as viewed within the street scene; and (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.
6.2 The proposed extension is located to the rear of the property which is accessed from a service lane. Given the location of the works and as there are no works being proposed to the front elevation, the impact to the character of the street scene is minimal. The rears of the property are not as architecturally detailed as the fronts and somewhat forgotten about judging by the character and appearance.
6.3 The proposal would be limited to single storey and would not be visible from the rear lane, as the yard area is enclosed by a rear 2.0m high wall with gated access. Only the upper portions of the flat roof may be visible. In this instance the proposals to extend at the rear would not lead to an overlooking of the neighbouring properties either side, nor would the massing have an overbearing effect. It is considered the proposal would be an acceptable form of development in this location which would still leave some rear yard area for private amenity and rear access.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.09.2016
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.
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16/00930/B
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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 drawings submitted on the 5th August 2016 referenced 16/0295/01, 16/0295/02 and 16/0295/03.
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: 23.09.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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