Officer Report

Application No.: 17/00882/B Applicant: James Robert Bass Proposal: Increase in size of lounge side window, and installation of replacement rear fence Site Address: 10 Harbour View Onchan Isle Of Man IM3 2AN Case Officer : Miss Lucy Kinrade Site Visit: 16.08.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.10.2017 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing Proposed Site Plan, Window Detail drawing and photograph showing new window details, Fence Detail Drawing, associated 8 x site photographs all date stamped and received 17/08/2017 and email dated 02/09/2017 specifying 2.4m height of fence.

_______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of existing property Palm Villa, 10 Harbour View, Onchan. The existing two storey property is located within a small cul-de-sac of

• a wider residential estate and at the brow of the hill.

1.2 On the front elevation above the existing ground floor integral garage is an existing first floor gable end conservatory. Adjacent to the conservatory on the southeast side elevation there are 3 existing first floor windows all approx. 1m wide and 1.4m deep. - 1.3 At the rear, the property has a modest size garden and bounds with its neighbours rear gardens with an existing approx. 2m high timber fence.

THE PROPOSAL 2.1 The current application seeks approval for two elements;

• - the removal of the existing rear timber fence and replacement with a new 2.4m timber fence, and
• - the widening of one of the existing window apertures on the south-east side elevation to

• 2.4m wide x 1.4m deep. PLANNING HISTORY
• 3.1 The application site has recently been granted approval under PA 17/00660/B for the erection of a summerhouse. PLANNING POLICY
• 4.1 The site is located within an area designed on the Onchan Local Plan as predominately residential, given the nature of the proposals within the current application there are two policies considered relevant in the assessment. General Policy 2 from the Isle of Man Strategic Plan 2016 and Class 16 of the Town and Country (Planning Permitted) Development Order

• 2012

4.2 General Policy 2 states (in part)

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; m) takes account of community and personal safety and security in the design of buildings and the spaces around them.

4.3 Class 16 states (in part) "Fences, walls and gates"

"The erection or alteration of fences, walls or gates within, or on the boundary of, the curtilage of a dwellinghouse.

Conditions:

• (a) the general conditions applicable to Section A;
• (b) the height, of the fence, wall or gate must not exceed—

• (i) 1 metre if positioned nearer than the dwellinghouse to any highway which bounds the

curtilage; or

• (ii) 2 metres in any other case"

REPRESENTATIONS

5.1 Onchan District Commissioners have raised no objections to the proposals (06/09/17)

5.2 The Department of Infrastructure Highway Services have indicated no highways interest in the application (07/09/17). ASSESSMENT - 6.1 The proposal seeks permission for two parts, the erection of a new taller rear timber fence and the widening of an existing window aperture; the fundamental issue in each case will be whether or not the proposal impacts the amenities of the neighbours.

FENCE

6.2 The propose fence seeks to replace an existing fence of age and poor form. The new fence will be taller than the existing fence and approx. 400mm taller than the 2m fence that could be erected under the Class 16 of the PDO. Given the nature of the land here the neighbour at the rear sits at a level slightly higher than the application site. The new fence is not considered significantly taller than the existing and as such it is not expected that there will be any adverse impacts on the amenities of the neighbours. WINDOW

6.3 The proposal is to make wider an existing window adjacent to the existing conservatory. It is unlikely that there will be any significant impacts above what is already in existence in terms of privacy between the two properties. Equally there are no windows on the adjacent elevation of Number 12 that will be impacted. 6.4 In terms of visual appearance, the property comprises a mix of aperture sizes, the widening of the existing windows in not expected to alter the appearance to warrant a concern nor to impact the visual appearance of the streetscene. CONCLUSION - 7.1 It is considered that both parts of the proposal are acceptable. INTERESTED PERSON STATUS - 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:

• (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. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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: 13.10.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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