Officer Report

Application No.: 17/00694/B Applicant: Mr Jason Richard Shannon Proposal: Alteration to windows and door on rear elevation Site Address: Bay View 23 Manor Park Onchan Isle Of Man IM3 2EW Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 23 Manor Park, a detached dwelling situated in a residential part of Onchan. It is a relatively contemporary dwelling, having been completed perhaps 15 years ago. - 1.2 The dwelling has a pair of significant chimneys within its hipped roof, and to the rear a sunroom and bay window has been added at the ground floor in a manner that helps break up the rear elevation, which is otherwise finished in brickwork at the first floor and mock-Tudor detailing above. The design style shares much in common with the dwellings in the immediate vicinity around the end of the hammerhead, of which this dwelling sits to the northeast. - 1.3 The land slopes significantly to the north / northeast of the site, and this remains undeveloped (and also remains zoned for use as a golf course).

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the transposition of a door / window and a window in the rear elevation. The new walling would apparently be brickwork to match the first floor. The proposed windows and door are identical in size and form to those currently in place, but it is not clear if the existing fenestration would be retained and re-used or if the frames / glazing is new. - 2.2 Neither the existing nor proposed drawings show pots atop the chimney stacks. The agent has confirmed in writing that no changes are proposed to these, and this is therefore an error on the drawings. However, it is not one judged to be significant enough to warrant the submission of amended plans because no works are actually proposed to this part of the dwelling under the current applicaiton.

3.0 PLANNING HISTORY - 3.1 The sunroom and bay window feature were approved under PAs 08/02351/B and 12/00723/B respectively - the former replacing an existing conservatory, with a flue also approved under PA 11/00727/B. Though noteworthy, none is judged material to the assessment of this proposal.

4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area zoned as Proposed Residential on the Onchan Local Plan, and therefore the proposal falls to be assessed against parts (b), (c) and (g) of General Policy 2 of the Strategic Plan.

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners offered no objection to the application in comments received 26th July 2017, while Highway Services of the DoI stated on 19th July 2017 that the proposal had no highway implications.

6.0 ASSESSMENT - 6.1 Class 25 of the Town and Country Planning (Permitted Development) Order 2015 refers only to patio doors, defined as including "French windows, bi-folding doors and sliding doors", with no mention of single doors such as those both in place and proposed here. There are also no permitted development rights for the installation of windows. However, this is useful to note as it gives an idea as to the level of development that may be undertaken without the submission of a planning application: it is considered that the works proposed are lesser in scale than could be undertaken without the submission of an application and will clearly help the dwelling fit more comfortably with the needs of the applicant. - 6.2 The proposed alteration to the fenestration would provide a welcome balance to the fenestration at the rear of the dwelling by allowing a little more space around the bay window, and is therefore judged a slight improvement in this respect. - 6.3 With no dwelling being adjacent the application site, there would be no material harm to neighbouring living conditions.

7.0 RECOMMENDATION - 7.1 It is concluded that the proposal complies with parts (b), (c) and (g) of General Policy 2 of the Strategic Plan and is accordingly recommended for approval. - 7.2 A condition relating to the retention of the chimney pots is recommended.

8.0 INTERESTED PERSON 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 Highway Services of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 02.08.2017 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.

• C 2. Notwithstanding what is shown on the approved drawings, no alteration is hereby approved to the chimney pots (that have not been shown on those drawings).

Reason: In the interest of the character and appearance of the dwelling and area. While the removal of the pots may be acceptable, this does need to be considered afresh.

The development hereby approved relates to Drawings 1406.1 and 1406.2, date-stamped as having been received 27th June 2017.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 03.08.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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