158325

==== PAGE 1 ====

                                      17/01080/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/01080/B Applicant : Alison Hadley Proposal : Demolition of outhouse, erection of garage and relocation of access to kitchen Site Address : 13 Belgravia Road Onchan Isle Of Man IM3 1HN

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit : 28.11.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.12.2017 __

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 drawings referenced; 01, 02 date stamped 12th October 2017.

__

Interested Person Status - Additional Persons

None. __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the residential curtilage of No.13 Belgravia Road, Onchan. The property is located to the west of the main road as part of a terrace of 6 properties. No.13 is the end of the terrace. The front elevations of the terrace are characterised by two storey box bay windows with peaked roofs and timber panelling at first floor level. The remainder of the building is faced in red engineering brick with Upvc windows and doors.

==== PAGE 2 ====

                                      17/01080/B                                     Page  2  of  3

1.2 The rear of the properties are accessed from a service lane which also serves the rears of those properties located to the west off Bay view Road. This gives access to the rear yard areas of the individual property and their adjacent garages. The rear lane features a number of single storey garages, the majority flat roofed.

PROPOSAL 2.1 Proposed is the demolition of an outhouse at the rear of the property and the construction of a garage and the relocation of an access doorway into the kitchen.

2.2 The proposed garage would measure 4.6m wide and 6.2m long with a flat roof and pedestrian access would be adjacent to the garage. Part of the proposal would see a window on the west elevation being made into a doorway leading out onto a landing (1.5m wide x 2.5m deep) with stairs down to the garden.

PLANNING HISTORY 3.1 The following previous planning applications are considered relevant in the assessment and determination of this application;

14/00539/B - Removal of two chimney stacks. APPROVED.

PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as "Area of Predominantly Residential Use" under the Onchan Local Plan 2000.

4.2 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.

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

4.4 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; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;

4.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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 Douglas Borough Council has no objection (11/11/17)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (15/11/17)

==== PAGE 3 ====

                                      17/01080/B                                     Page  3  of  3

ASSESMENT 6.1 The application seeks approval for an extension to the rear of the property, the material consideration in the assessment are; (i) the impacts upon the character and appearance of the existing dwelling as viewed within the street scene; and (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.

6.2 The scope of works is contained to the rear elevation of the property and the detached garage fronts onto the service lane. Given the location of the works and as there are no works being proposed to the front elevation, the impact to the character of the street scene is minimal. The rears of the properties are not as architecturally detailed as the fronts and somewhat forgotten about judging by the character and appearance.

6.3 The proposed garage would be limited to single storey with a flat roof and would seek to match the neighbouring garage in height, size and design to the adjoining property to the south. It is considered the proposal would be an acceptable form of development in this location which would still leave some rear yard area for private amenity and rear access.

6.4 The proposed alterations to the rear of the dwelling house to change a window to a door and a door to a window are considered to be non-contentious and would not lead to an increase in any overlooking resulting in a loss of privacy to No.11 to the south.

RECOMMENDATION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

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.

__

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 : 19.12.2017 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.