Planning Officer Report and Recommendation

Part 1: Case Officers Report Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: 21.08.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of 12 Sunningdale Drive, a two storey semi detached property sited on the southern side of Sunningdale Drive, Onchan.

1. The existing dwelling is finished in a painted render with brown uPVC framed windows throughout. The application property has a hipped roof with a chimney stack at the junction with No. 14 Sunningdale Drive. To the front of the dwelling is a garden bounded a low rise wall and railings returning in towards the front door. To the side of the dwelling is an area of hard standing providing parking space for more than two vehicles.

1. The application dwelling is a semi detached property adjoining No. 14 Sunningdale Drive to the east. Sunningdale Drive is generally characterised similar semi detached properties which follow a very similar and uniform building line and design. All properties have hipped roofs. Opposite the application site the properties are terraced properties which have pitched roofs.

The Proposal

1. The planning application seeks approval for the alteration of the hipped roof to form a gable end in order to introduce stairs to lead to new bedroom together with the construction of dormer windows on the rear elevation.

1. Overall the proposal will add an additional 5.8 sq m. The height of the property will remain at 9m with an increase in 4 metres in length to line up with the end of the existing roof. The new proposed roof will be finished in tiles to match that of the existing.

1. The final element of the proposal is to install a dormer measuring 4.1 x 1.2 metres on the rear roof pitch and two new roof lights measuring 0.9 x 1 metre on the front roof pitch (this would not require planning permission as it complies with Class 28 of the PDO). The proposed dormer is to be finished in shiplap style UPVC.

Planning History

Application No.:	12/01066/B
Applicant:	Mr & Mrs Simon Colquitt
Proposal:	Erection of a roof extension to side elevation and installation of dormer to rear elevation
Site Address:	12 Sunningdale Drive Onchan Isle Of Man IM3 1EQ

1. The application site has been the subject of four previous planning applications, all of which are considered specifically relevant to the assessment of this current planning application:

PA 08/02255/R: Widen vehicular access to create additional parking provision. This previous planning application was permitted. PA 07/00798/B: Widening of access onto highway. This previous planning application was permitted. PA 02/00011/B: Erection of conservatory to rear elevation. This previous planning application was permitted.

PA 98/01504/B: Installation of roof light to front elevation, 12 Sunningdale Drive, Onchan. This previous planning application was permitted.

1. The application site has been the subject of two previous planning enforcement cases, both of which have now been closed:

08/00294/COMP: Deviation from Approved Plans – Wider access created.

03/0051/COMP: Erection of 4ft High balcony to conservatory. (Conservatory approved under PA 02/00011/B).

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:

Policy O/RES/P/21 states:

"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."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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

1. Onchan District Commissioners have recommended the application should be refused on the grounds that the proposals create an unbalanced appearance to the individual block of houses, and be out of keeping with the street scheme.
2. The Highways Division has no objection to the current planning application.

Assessment

1. Given the nature and type of development proposed within this current planning application, the proposal should primarily be assessed upon its visual impact on the surrounding area and appearance on the main dwellinghouse.
2. Whilst there could be scope for the installation of a dormer on the property, the proposed replacement of the hipped roof to a gable end is not deemed to respect the site or surroundings in terms of layout, scale, form, design and landscaping of buildings and the spaces around. The application site is part of a row of semi detached hipped roofed properties where the proposed introduction of a gable end causing a detrimental and damaging impact on the appearance of the application site property which in turn would result in and adverse impact on the adjoining and adjacent properties. Therefore it is considered that the proposal is an inappropriate form of development and does not comply with Policy O/RES/P/21 or General Policy 2 (b).
3. The introduction of a pitched roof in replace of a hipped roof gable end would considerably upset the character and appearance of Sunningdale Drive. The proposal is completely out of keeping and is not sympathetic to the appearance of Sunningdale Drive. Therefore it is considered that the proposal would adversely affect the character of the locality contrary to General Policy 2 (c and g).
4. Overall it is considered that the planning application does not accord to the provisions set out in Policy O/RES/P/21 of the Onchan Local Plan 2000 and General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
5. Whilst not in Sunningdale Drive, a similar application was submitted for a semi-detached, hipped roofed property in Whitebridge Road, Onchan. PA 01/01102 was refused by the Planning Authority and confirmed at appeal, the Inspector noting a similar development in St. Catherine's Drive which he considered demonstrated the harm that this sort of development creates to the visual continuity of the row of houses and the unbalancing effect it has on the pair of properties. "Slavish adherence to bad precedents is to be avoided" (paragraph 15).

Recommendation

1. It is recommended that the planning application be refused.

Party Status

1. The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 04.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

R 1.

The proposed replacement of the existing hipped roof with a gable end is deemed an inappropriate form of development by reason of its form, design and appearance and the proposal is not considered to respect the lstreetscene and spaces around contrary to O/RES/P21 of the Onchan Local Plan 2000 and General Policy 2 (b, c and g) of the Isle of Man Strategic Plan 2007.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Refused Date: 6/9/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed: ... Jennifer Chance Development Control Manager