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24/00430/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00430/B Applicant : Mr Keith Moore Proposal : Replacement of garage with sunroom and kitchen extension, erection of porch with access ramp to the north elevation, removal of a chimney, driveway extension and creation of raised decking Site Address : 29 Hillcrest Grove Onchan Isle Of Man IM3 3HZ
Planning Officer: Vanessa Porter Photo Taken : 02.07.2024 Site Visit : 02.07.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.07.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to the occupation of the single storey flat roofed extension (sun room/kitchen) the driveway extension as shown on drawing PTA 254 -02 shall be completed and ready for use and retained thereafter.
Reason: to ensure adequate off street parking provision.
This application has been recommended for approval for the following reason. The proposed works to the dwelling are unlikely to have a negative impact on the overall streetscene nor the visual amenity from the neighbouring properties and are considered to comply with General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and therefore deemed acceptable.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date received on 29th April 2024;
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24/00430/B Page 2 of 5
o Covering Letter o Drawing No. PTA 254-01 o Drawing No. PTA 254-02
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is the residential curtilage of 29 Hillcrest Grove, Onchan which is a detached bungalow situated to the Western side of the lower Hillcrest Grove cul-de-sac. The property has an integral garage and a driveway suitable for two cars in tandem, there is gardens to all four sides of the property of varying sizes, with the property being surrounding by high mature hedging. There is a public footpath situated to the North of the property which goes to the rear of the properties of Willow Close and ends up at Hazel Close.
1.2 The overall streetscene of Hillcrest Grove where the property is situated is of detached bungalows with parking in front of the dwellings. The bungalows are of varying sizing and flat roofed extensions either by form of garages or by form of dormer extensions are a common feature.
THE PROPOSAL
2.1 The current planning application seeks approval for the following but not exclusive to items;
PLANNING HISTORY
3.1 There are no previous applications which are relevant to the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 6 - Onchan. The site is not situated within a Conservation Area nor a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, followed by Environment Policy 22 which sets out prevention of unacceptable harm to the environment and/or the amenity of neighbouring properties.
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4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 Highway Services have considered the application and state ," After reviewing this application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the applicant proposes to widen the driveway to provide at least two-off street spaces for the proposals." (03.05.24)
5.2 Onchan District Commissioners have considered the application and states, "Approved for Planning purposes only." (22.05.24)
5.3 The Senior Environmental Health Officer has considered the application and states in part, "I have spoken to the Architect and he states that the proposed flue will be attached to an oil fired boiler as such we would have no comments or additional conditions to add." (10.05.24)
5.4 Highway Drainage have considered the application and would like the applicant to be aware that, "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads." (03.05.24)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 With the above is The Residential Design Guide, which provides guidance on single storey extension to residential properties, "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach."
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24/00430/B Page 4 of 5
6.2.3 With the above in mind and when looking at the proposed extensions to the dwelling, the porch would be deemed acceptable as it is considered proportionate to the main dwelling and has a pitched roof which will match into the main dwelling.
6.2.4 Turning towards the proposed flat roofed extension to the Southern elevation. The property whilst very seen due to its location within the streetscene, is relatively plain from an architectural point of view, and whilst the proposed extension is of a basic flat roof verity which isn't necessarily a type of roof which the Department accepts on Planning Applications, it should be noted that the proposal is already replacing a flat roofed garage, abide moved closer to the roadside and as stated in section 1 of this report, flat roofs are common in the overall streetscene.
6.4.5 With the above in mind it is considered that the overall level of the proposed flat roofed extension within this proposal is relatively modest an in keeping with the character of the property in question and would comply with those sections of General Policy 2(b) & (c) and the Residential Design Guidance.
6.3 NEIGHBOURING AMENITY
6.3.1 The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the rear and sides.
6.3.2 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect and given the mature hedging to the main three sides, it is considered that the neighbours would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation. It is further noted we have not received any objections or comments from the adjoining neighbours or the local authority. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
6.4 FLUE
6.4.1 Turning towards the proposed flue, the Residential Design Guidance, addresses the issue of flues within a residential property and states that, "the Department has seen a number of planning applications for flues serving wood burning stoves, and is broadly supportive of these. Consideration should be given to their placement, height, size and finish, as the main issue is likely to be the visual appearance of them and whether they would fit within the existing property and streetscene..."
6.4.2 Due to the location of the proposed flue upon the side elevation, it will be seen within a public vantage point. Whilst this is the case, the proposed flue is not a feature which would have a significant visual impact upon the overall streetscene given its size and given that there is already a flue within the site, which the proposed flue is replacing. Accordingly, it is considered the proposal would be an appropriate form of development within the street scene and to the individual property.
6.4.3 Turning to whether the proposal would have an impact upon the amenity of the neighbouring properties. Given the location of the flue pipe on the side of the property and its height up to ridge level, it is considered to be of sufficient distance away for adequate discharge of the smoke following combustion. This is considered not to be detrimental to either of the neighbouring properties.
6.5 OTHER MATTERS
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6.5.1 The proposed works are extensions to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION
7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guidance and as such the planning application 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.
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 09.07.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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