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17/00754/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00754/B Applicant : Mr Peter Astell-Burt Proposal : Alterations and erection of rear extension Site Address : 9 Main Road Onchan Isle Of Man IM3 1BE
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing semi-detached dwelling which fronts onto Main Road in Onchan and abuts Victoria Avenue which leads uphill to join Mount View Road. The property sits higher than Main Road, with a set of 8 steps leading from the footway to the front door. The house and its neighbour are traditional Manx Victorian houses with vertically proportioned windows, ground floor bays and substantial chimney stacks at each end of the roof and each has a pitched roofed dormer towards the outer side of the eaves level.
1.2 The application property is finished on the front with dashed render and the gable and rear in smooth render. The properties share a rear two storey extension from which the application property has a single storey asymmetric roofed extension. The application site accommodates a pitched roofed garage which abuts the rear lane.
THE PROPOSAL 2.1 Proposed is the retention of the existing wall nearest number 11 but the rebuilding of the extension beyond that towards Victoria Avenue to meet the existing side wall of the existing rear annex and that of the main house, essentially filling in an existing gap next to the roadside wall. The extension will be very similar to the existing at the side closest to number 11 but will continue with a symmetrically pitched roof, finished in slates, which will also extend across the existing flat roofed rear annex area. The new wall bounding Victoria Avenue will be slightly higher than it currently is, but finished in painted render to match the existing.
2.2 The extension will accommodate a kitchen. A new rooflight will be installed above the existing bathroom, one over the existing utility room and three in the new kitchen, all facing towards Victoria Avenue. None will face number 11 although some could be installed under Class 28 of The Town and Country Planning (Permitted Development) Order 2012.
PLANNING POLICY 3.1 The site lies within an area designated as Predominantly Residential on the Onchan Local Plan of 2000. One policy within that Plan, similar to General Policy 2 of the Strategic Plan set out a presumption in favour of domestic alterations and extensions as follows:
O/RES/P/21
4.66 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.
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17/00754/B
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3.2 The Strategic Plan sets out the following:
8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use 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.
General Policy 2: 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 and (g) does not affect adversely the amenity of local residents or the character of the locality.
PLANNING HISTORY 4.1 The property has been the subject of a number of applications for alterations and extensions which illustrate that the house as it stands, is not original.
REPRESENTATIONS 5.1 Highway Services indicate that they do not oppose the application (28.07.17).
5.2 Onchan District Commissioners indicate that they have no objection to the application (17.08.17).
ASSESSMENT 6.1 The property is attractive from the front, but its symmetrical and tidy appearance changes as one goes around the side where the shorter side of the asymmetric roof and the flat roof are visible and appear a little out of keeping with the other, generally symmetrical pitched, slated roofing and what is proposed will present a more uniform, consistent elevation to Victoria Avenue with little or no impact on the living conditions of number 11.
6.2 The scheme is considered to improve the appearance of the property and has no adverse impact on the living conditions of those in adjacent property, with no change in parking or access and as such the application is recommended for approval.
INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) 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.
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17/00754/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.08.2017
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.
This approval relates to the location plan and drawings PA001, EX001, PA002 all received on 14th July, 2017.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 24.08.2017
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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