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17/00229/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00229/B Applicant : Mr & Mrs Ernie Russell Proposal : Enlargement of existing first floor balcony Site Address : Bibaloe View Groudle Road Onchan Isle Of Man IM3 2EZ
Case Officer : Mr Chris Balmer Photo Taken : 07.03.2017 Site Visit : 07.03.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The site represents the existing residential curtilage of Bibaloe View, Groudle Road, Onchan, located on the northern side of the Groudle Road and northeast of the King Edward Golf Club House.
1.2 The southern roadside boundary is a Manx sod bank and the topography of the land (i.e. site is on a hillside) is such that the roof ridge level of the two storey property is located below the ground level of the Groudle Road.
2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
2.3 Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan 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."
2.4 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (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;
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17/00229/B
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(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
3.2 Erection of a two storey extension to dwelling - 11/01271/B - APPROVED
3.3 Extension to domestic curtilage - 08/02181/B - REFUSED
3.4 Amendments to approved dwelling design - 08/00289/B - APPROVED
4.0 PROPOSAL 4.1 The application seeks approval for the enlargement of existing first floor balcony. The proposal would project 3.6m from the rear elevation and also wrap around the north-western corner of the property (i.e. L-shaped design) having a side protection of 3.7m. The floor height of the terrace would be 3.5 metres (inc balustrade 4.6m) above the ground level.
5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 24.03.2017).
5.2 Onchan Commissioners recommend an approval (received on 22.03.2017).
5.3 The owner/occupier of 66 Groudle Road, Onchan makes no comments to the merits of the application but sought information in relation to how he could view the plans to determine what impact the proposal would have upon his property. He was advised accordingly and no further response was received (02.03.2017).
6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impacts upon neighbouring properties.
POTENTIAL VISUAL IMPACT UPON THE STREET SCENE 6.2 Visiting the area/site the proposed terrace would have little if any visual impact upon the amenities of the street scene, given the substantial Manx sod bank which runs along the roadside boundary of the site, which screens large parts of the dwelling from public view. Accordingly, the terrace would be screened in most parts, especially in passing views. Notwithstanding this the design and finish of the terrace is in keeping with the existing property and is an appropriate form of development and in keeping with the property.
6.3 Accordingly, it is considered the proposal would not have a significant impact upon the street scene to warrant a refusal.
POTENTIAL IMPACTS UPON NEIGHBOURING PROPERTIES 6.4 The neighbouring property most likely to be affect would be Nr 66 Groudle Road to the west of the site. This properties gable elevation would be approximately 34 metres away from the
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17/00229/B
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proposed balcony. Visiting the area it was also noted that a mature hedgerow (approx 2m to 2.5m in height) runs along the western boundary of the site which is situated between the site and Nr 66. Accordingly, given the distance the proposal would be from the neighbouring property but also given the height of the boundary hedgerow, it is considered the proposal would not result in a significant impact to neighbouring amenities to warrant a refusal.
7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
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: o The applicant, or if there is one, the applicant's agent; o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and o The local authority in whose district the land the subject of the application is situated.
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.
8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application 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 owner/occupier of 66 Groudle Road, Onchan
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.03.2017
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 drawings reference numbers 1, 2 & 3 all received on 27th February 2017.
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17/00229/B
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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: 31.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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