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Application No.: 17/00660/B Applicant: Mr James Bass Proposal: Erection of a summerhouse Site Address: 10 Harbour View Onchan Isle Of Man IM3 2AN Case Officer : Miss Lucy Kinrade Photo Taken: 25.08.2017 Site Visit: 25.08.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.09.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 Floor Plan, Left and Rigt side elevations, front and back side elevations, 2 x visual representations all date stamped and received 20/09/2017. Site plan Existing and Proposed and Site Location Plan date stamped and received 20/06/2017 and floor plan, associated photographs and supporting statment received 23/08/2017.
Officer’s Report SITE
1.1 The application site is the residential curtilage of 10 Harbour View, Onchan which is a detached two storey dwelling located to the north eastern side of Harbour View and towards the top end of the cul-de-sac. Due to the split level nature of the property along this side of the road the main living space is located on the upper level. - 1.2 The existing property has a small tourist annex on the ground floor that was granted full approval in 2016 under PA16/01251/C. - 1.3 At the rear of the property there is a modest size garden. Recently the owner of 10 Harbour View has erected a small fence (under the Permitted Development Order 2012) that stems into the rear garden along the southern most part, this provides a small area of garden for use by the tourist unit. - 1.4 The remaining northern most section of the garden remains in use by the main dwelling. It is enclosed along the boundaries by an existing timber fence and additional vegetation along the borders. PROPOSAL
2.1 The application proposes the erection of a new summerhouse in the rear garden for use by the main dwelling house. - 2.2 The proposed summerhouse will be 6.95m long x 4.3m wide and will sit in the north east corner of the site with the longest elevation bounding with the rear boundary of 5 Links View and its shortest edge with 9 Harbour View. The eaves levels are proposed at 2.3m and the ridge height of approx. 3m. - 2.3 Two sets of doors are proposed on the elevations facing into the garden, while two small windows are proposed on the elevation nearest 9 Harbour View. - 2.4 Internally the summerhouse proposes a small shower and toilet and a storage area for gym and yoga equipment. PLANNING HISTORY
3.1 The application runs contemporaneous to PA 17/00882/B for the erection of a new rear fence and widening of an existing window on the front elevation. PLANNING POLICIES - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under Onchan Local Plan Order 2000. The site is not within a Conservation Area. Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
4.2 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:
5.1 Onchan Commissioners do not oppose the application (12/07/2017).
5.2 Highway Services indicate no highways interest in the application (19/07/2017). ASSESSMENT - 6.1 Due to the location of the summerhouse the principal issues relate to the potential impact of the development upon neighbouring amenities and whether there will be an overbearing impact of the summerhouse in the proposed location.
6.2 During a site visit the applicant explained that the summerhouse was to provide an area of seating and relaxation during the summer especially when enjoying BBQ's or entertaining friends and family and also an area for their gym equipment and crafting table.
6.3 The internal arrangement allows for a WC in the garden area to avoid having to travel through the main house to reach the nearest bathroom. Similarly the applicant explained that in the future they wish to purchase a hot tub where the external shower would avoid having to travel through the house when wet. - 6.4 The internal area of the summerhouse provides 29.9 sq m of floor area; this is almost double the 15 sq m that the Permitted Development Order 2012 allows for without the need for planning (subject to conditions). The eaves level of 2.3m and the ridge height of approx. 3m - 6.5 In relation to the existing boundary fencing the summerhouse sits approx. 1m higher. It is not considered that this is significant enough to generate any overbearing impacts on the neighbours. From a site visit it was noted that 5 Links View sits at a level slightly higher than the application site and neighbouring property 9 Harbour View has an existing rear extension adjacent to the location of the summerhouse and that their primary area of garden amenity space appeared to be within the northern most corner of their property where an existing summerhouse was located. - 6.6 Overall, it is considered that the overall level of development contained within the proposal is relatively modest with suitably limited impact on the neighbouring properties and the erection of a summerhouse within the rear garden of an existing dwelling house is not an uncommon occurrence. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the IOM Strategic Plan. RECOMMENDATION
7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Onchan Local Plan and therefore recommended for an approval.
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
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 : 04.10.2017 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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