155762

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                                                 17/00262/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00262/B Applicant : Mr James McCullock Proposal : Erection of a replacement shed Site Address : 103 Wybourn View Onchan Isle of Man IM3 4AZ

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The site is the residential curtilage of 103 Wybourn View, Onchan. The property is a bungalow with a dormer roof conversion and an attached flat roof garage to the side (north) which sits to the east of Wybourn View and backs onto Hillberry Road.

1.2 To the rear of the property is a large garden which when looking at an aerial plan would be comparable to the size of the dwellinghouse. The garden has a degree of 3.0m high mature hedging and trees on the east boundary adjacent to the highway.

THE PROPOSAL 2.1 Proposed is the erection of a shed in the south east corner of the rear garden. The shed incorporates a set of double doors on the west elevation facing onto the dwellinghouse and a single pedestrian width door and window opening out on to the north elevation facing into the garden.

2.3 The shed would be a replacement of the existing dilapidated one and used for the storage of garden equipment - a ride-on mower and general household storage and would occupy a footprint of 30 sqm. The shed would measure 6.0m x 5.0m x 3.5m high to the ridge with a shallow (22.5deg) pitched roof with an eaves level of 2.4m. The finish of the shed would be timber lap boarding and a grey mineral felt roof/tile. The location of the shed would be sited partly on the existing footprint of the shed. The agent notes: "the existing shed is too small for garden implements now, as applicant has a sit on mower etc. Shed will be well screened from 3 sides by 3.0m high hedging".

PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area designated on the Onchan Local Plan of 2000 as Residential. As such, Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan is relevant. It 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." ...

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered materially relevant to the assessment of this current planning application:

General Policy 2 states:

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                                                 17/00262/B
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"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;

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 District Commissioners recommend approval (2/03/17)

5.2 Department of Infrastructure Highways Services has no objection (28.03.17).

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 The proposed wooden shed would be located within the rear garden of the existing residential curtilage of the property. The rear garden is sizeable and could accommodate a shed of this size whilst leaving a large proportion of garden area intact. The garden is enclosed and screened from public views by the dwellinghouse and attached garage. To the rear of the site is a 3.0 tall leylandii hedge that would adequately screen any views of the shed from the highway / public vantage points.

6.3 Considering the effect of the proposed shed on the street scene, the shed's distance from this road is not perceived to be harmful to the surrounding area. Nevertheless, the installation of a shed within the curtilage of a dwelling house is not uncommon (indeed one can be erected without planning approval under the Permitted Development Order) and should the development be visible from a main public thoroughfare it would not appear unpleasant or detract from the existing character and appearance of the dwelling.

6.4 The shed is single storey and would not result in any overbearing, loss of light or loss of privacy to either of the adjoining neighbours. It is considered that the shed would not adversely impact on neighbour amenity.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policy 2 of the Isle of Man Strategic Plan 2016 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.

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                                                 17/00262/B
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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.05.2017

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 referenced MC/36/1 and MC/36/2 both date stamped 3rd March 2017.

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: 03.05.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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