Officer Report

Application No.: 17/00297/B Applicant: Peter James Bergquist Proposal: Erection of two storey extension to rear of property Site Address: Woodlea 57 Governors Road Onchan Isle of Man IM3 1AZ Case Officer : Mr Jason Singleton Photo Taken: 30.03.2017 Site Visit: 30.03.2017 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the residential curtilage of 57 Governors Road, Onchan. The property is a two storey semi-detached building at the end of a terrace of 5 properties which have pedestrian access only onto the footpath. There are no off road or on road parking spaces for this terrace of dwellings. The application is situated to the west of Corkill’s garage filing station, fronting onto Governors Road. To the west of the site is, attached, No.55 which projects out further at the rear and has a higher ridgeline than the application site. THE PROPOSAL - 2.1 Proposed is the demolition of an existing lean-to, two storey extension and in its place the erection of a larger two storey extension at the rear of the property with a flat roof. The principle of the extension is to provide an extended kitchen on the ground floor and an additional bedroom and bathroom on the first floor. The proposed extension would project out into the rear garden area by 7.0m on the ground floor and 4.8m on the first floor. The width of the extension would be 5.4m. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Onchan Local Plan 2000 and as such, the following policy in the Written Statement is considered relevant: 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.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):

"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 Commissioners and Highways Services do not object (05/04/17)

5.2 Highways services confirmed there is no highways involvement (13/04/17)

5.3 Manx Utilities do not object - subject to there being no discharge of surface water from this proposed development to any foul drainage system(s) as to comply with the requirements of Manx Utilities and the Sewerage Act 1999 ( ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and (ii) potential impact on the neighbouring properties.

6.2 This proposal intends to replace the built form that already exists at the rear but the projection with a flat roof is of such a scale and form it would be considered to have a detrimental impact on the existing property. Whilst the footprint of the proposed extension would be of a scale where it would be subservient to the host dwelling, the flat roof aspect is not considered to be in keeping with the existing property and would be considered deleterious. In this case, if the design was to include a pitched roof above the extension, it would be seen to be more in keeping. However, this may not be practicable given the existing height and scale of the property and extending out two storeys high and there may be an additional impact on the amenities of those in number 55. The principle of the extension at the rear is acceptable as the extra increase into the rear patio /garden area would still leave the entirety of the grassed area intact.

6.3 With regard to the visual impact of the proposal, the scope of the works are solely contained to the rear elevation and given the rears of the properties back onto a service lane which serves those properties on Queens Road, means the vantage point to gain any views are from the public highway especially when travelling in a westerly direction towards Douglas when passing the petrol station. Being an end of terrace property the proposal would be especially more prominent. RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is not in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for refusal. 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:

• (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, in this case Manx Utilities;

• (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.

Recommendation Recommended Decision: Refused

Date of Recommendation: 25.05.2017

R 1. It is considered that the proposal is contrary to General policy 2 of the Isle of Man Strategic Plan as it adversely affects the streetscene by introducing a built form that would be harmful to the character and quality of the existing building.

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 : Refused Date: 31.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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