DEC Officer Report

Application No.: 18/01290/B Applicant: Mr Andrew & Mrs Helen Kneale Proposal: Erection of a two storey extension to side elevation Site Address: 16 Cronk Avenue Onchan Isle Of Man IM3 3DF Planning Officer: Mr Nick Salt Photo Taken: 15.01.2019 Site Visit: 15.01.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.02.2019 _________________________________________________________________

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.

N 1. Please note that following the removal of the driveway/access part of the proposal, this approval relates only to the dwelling extension as per 002REVA and an email from the applicant dated 09.01.19.

Plans/Drawings/Information;

This permission relates to the following plans and drawings, date stamped received on 12th December 2018:

• o 001 - Existing Plans and Elevations And 9th January 2019:
• o 002 Rev A - Proposed plans and elevations _______________________________________________________________

Interested Person Status – Additional Persons None

Officer’s Report

1.0 SITE - 1.1 The site is the residential curtilage of 16 Cronk Avenue, Onchan - a semi-detached two storey dwelling with attached garage. The front of the dwelling is set back from the roadside with a modern paved driveway over most of the frontage and a small grassed garden area bounded to the adjoining 14 Cronk Avenue by hedging. - 1.2 The site is slightly lower in level than No.18 to the north, which is 8m from the main gable wall although the respective garages are only 4.5m apart. It slopes gently towards No.14 to the south. The design of the dwelling is fairly uniform with the flat roofed garage a common feature of the street scene, and a mixed finish of red brick on the ground floor and painted render on the first floor. The windows are casement uPVC. The front garden is also a feature throughout the street scene.

2.0 PROPOSAL - 2.1 The proposal is for a two storey extension to the side of the dwelling. Initially, the removal of the remaining grass area at the front of the site was proposed but following discussions between the case officer and the applicant, amended plans were received removing this part of the application. The proposal therefore is for the extension only. - 2.2 The extension would follow the same design as the existing in terms of wall finish and windows/tiling. The extension would be positioned roughly where the existing garage on the site is, with a new garage protruding by approximately 1.5m from the existing front elevation with a single storey mon pitch roof to match the main dwelling. Set back 2.7m from the front of this garage and front door porch would be the front elevation of the first floor part of the extension. The first floor of the rear elevation would sit flush with the main dwelling, although it is proposed that the roof ridge be set 0.3m lower. The ground floor of the rear extension would also feature a mono pitch roof extending from the main rear elevation by 1.2m. - 2.3 The gable wall of the dwelling would feature a side door into the kitchen and a small window from the garage. Both the front and rear elevations would feature a bedroom window on the first floor, with a ground floor rear window from the proposed kitchen. These windows would follow the aperture size and design of the existing elsewhere on the dwelling.

3.0 PLANNING HISTORY - 3.1 In terms of planning history on the site, there is one past application for the extension of the original driveway area, the paving of the driveway and removal of much of the grass/planted area. It was approved (10/00648/B).

4.0 PLANNING POLICY - 4.1 The proposal site is in an area designated in the Onchan Local Plan 2000 as Residential Use. - 4.2 Given the land use designation, General Policy 2 (in part) of the Isle of Man Strategic Plan 2016 applies "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;"

Paragraph 8.12.1 of the Strategic Plan (IOMSP) is also useful when it comes to assessing this application: "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."

5.0 REPRESENTATIONS - 5.1 Prior to the submission of amended plans, Onchan Commissioners recommended the application be approved (08.01.19).

6.0 ASSESSMENT - 6.1 The key considerations in the assessment of this application are, the impacts on the visual amenity of the area and the street scene, the impacts on neighbouring dwellings residential amenity, and the parking provision on the site. - 6.2 Visual Impact

• 6.2.1 When viewed from Cronk Avenue both north and south, the visual impact of the extension would be reduced by the set back nature of the front elevation and the use of mono pitch roofs to break up the appearance somewhat. The use of matching finishes would also ensure that the extension successfully fits with the existing building and the street scene as a whole.
• 6.2.2 It is not regarded that there would be any negative visual impact resulting from the proposal as the extension would appear secondary to the main dwelling and is not of an unacceptable scale, thus complying with GP2 (b,c,g) and Paragraph 8.12.1 of the IOMSP.
• 6.3 Impact on Neighbour Amenity

• 6.3.1 Firstly, overshadowing is assessed as the extension would bring the main body of the dwelling approximately 3m closer to No.18 to the north. The level of shadowing can be estimated by the following; A simple check can be undertaken by drawing a section in a plane perpendicular to the main face of the building affected. If the potential obstructing extension subtends an angle to the horizontal, at a height 2 metres from ground level, less than 45° then there will still be the potential for good daylight to the interior. As No.18 is to the north of the dwelling and the extension, there would be no risk of overshadowing resulting from the proposal.
• 6.3.2 Additionally, there are no windows on the gable of No.18, and the only window opening proposed from the gable of No.16 is a small ground floor garage window. The additional windows on the front and rear elevations are in excess of 20m from the nearest neighbouring elevation which they face - 20m is the general rule of thumb for which apertures within this distance could cause overlooking into or onto neighbouring habitable rooms or gardens.

6.4 Parking

• 6.4.1 The extension would reduce the parking area at the front of the dwelling from approximately 3 spaces to 2 spaces. This would still meet the parking standards in Appendix 7 of the IOMSP.
• 7.0 CONCLUSION

7.1 In summary, the proposal for a two storey extension complies with the aforementioned IOMSP policies and is recommended for approval.

- 8.0 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.02.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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