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19/00452/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00452/B Applicant : Mr & Mrs Stephen Jagger Proposal : Alterations to existing porch Site Address : 1 Laurel Avenue Onchan Isle of Man IM3 3JD
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken : 19.06.2019 Site Visit : 19.06.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.06.2019 __
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.
Plans/Drawings/Information:
This decision relates to the following plans and drawings, date stamped received on 16th April 2019: o Site/Location Map o Drawing No. 1491.2 - Floor Plans & Elevations o Drawing No. 1491.1 - As Existing __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 1 Laurel Avenue, Birch Hill, Onchan. The Property is a detached bungalow situated on a corner plot to the north of Laurel Avenue and the east of Birch Hill Crescent in Onchan.
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19/00452/B Page 2 of 3
1.2 The property is mostly smooth render with exterior wood detailing on both infill gables and the garage. The property has a porch to the south elevation which is integral to the property made mostly of glass.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing porch with a new built porch on the same footprint. The new porch will be substantially made of brick work with wood detailing to match the current wood detailing on the property. The existing door to the porch faces east while the new door will face south.
PLANNING HISTORY 3.1 There is one previous planning application for "Alterations, erection of extension and widening of driveway and vehicular access." (17/00372/B) This was permitted.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan 2000.
4.2 Of relevance to the assessment from the Onchan Local Plan 2000 is O/RES/P/21 which states "Extension 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 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 there is one policy which is considered of specific relevance to the assessment to this application, General Policy 2 which states "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;
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (07.05.2019).
5.2 Onchan Commissioners have considered the proposal and recommend approval (09.05.19).
ASSESSMENT 6.1 The fundamental issue to consider in the assessment of this planning application is the proposed impact on the new porch on the streetscene.
6.1 The area is characterised by a clear but not especially inspiring architectural language: bungalows with prominent gables, picture windows, roughcast render, and the occasional dormer window are present. Some dwellings exhibit some timber detailing in terms of both filling gables (such as the application site) but also in an almost mock-tudor style. Many have been altered or extended since their original construction, with flat roofed dormer windows and garages/ extension evident.
6.2 The proposed porch will mainly be clad in cedar boarding to match the existing detailing on the property. From a visual aspect this will provide a more unbroken appearance though the front and side elevation which should enhance the overall appearance of the property on the streetscene, with the proposed porch unlikely to have any impact on the visual oe other amenity from the neighbouring properties.
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19/00452/B Page 3 of 3
CONCLUSION
7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 26.06.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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