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24/90948/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90948/B Applicant : Nicholas Robert Cooper Proposal : Variation of Condition 6 of PA 22/00155/B - alteration of bin storage to accommodate the storage of Manx Utilities smart meters Site Address : Stanley House Second Avenue Onchan Isle Of Man IM3 4LT
Principal Planner: Chris Balmer Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.09.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. Prior to the occupation of any dwelling (approved under 22/00155/B) the bin store/metre store hereby approved shall be completed and ready for use for these purposes only and shall be retained thereafter.
Reason: To ensure adequate bin storage and appropriate services are associated with the five dwellings.
This application has been recommended for approval for the following reason. Overall, the proposal is acceptable on this site and the use would not have a significant impact upon the visual amenity or the street scene. Accordingly, it is considered that the planning application would be comply to General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 14.08.2024. __
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:
Onchan Commissioners - No objection DOI Highway Services - No objection __ Officer’s Report
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24/90948/B Page 2 of 4
1.0 THE SITE 1.1 The application site is the curtilage of Stanley House a single storey detached building located on the north eastern side of Second Avenue, Onchan. The building was previously used as office accommodation. The building in terms of appearance is a 1960/70's bungalow, having a more domestic appearance, rather than a commercial building. The building is currently been converted into five dwellings, following recent planning approval.
1.2 To the east of the site is a single storey workshop building and to the west is factory building and associated area parking. To the north east of the site is a un-development parcel of land and to the south is a residential estate.
2.0 THE PROPOSAL 2.1 The application seeks Variation of Condition 6 of PA 22/00155/B - alteration of bin storage to accommodate the storage of Manx Utilities smart meters.
2.2 The proposed building would have a width of 5m, a depth of 2.1m and a height of 2.3m. The building would be finished with a painted render with a corrugated metal roof. The building would have two doors and would accommodate bins and electric smart metres.
2.3 The previously approved bin store would have a width of 3.2m, a depth of 1.1m and a height of 2m. The building would be finished with a timber cladding.
3.0 PLANNING HISTORY 3.1 The previous planning applications are considered relevant in the determination of this application;
3.2 Conversion of building into 5 residential units with associated parking - 22/00155/B - APPROVED at Appeal which included the following condition:
C 6. Prior to the occupation of the development hereby approved, the refuse store(s) shall be provided in accordance with the approved plans and shall be permanently retained thereafter and solely for the purpose of refuse storage.
Reason: In the interests of the appearance of the development and of the amenities of the area.
3.3 Conversion of building into five residential units - 21/01100/B - REFUSED on the following grounds; "R 1. It is not considered the dwellings would have "pleasant clear outlook, particularly from the principal rooms" and therefore contrary to Housing Policy 17 and General Policy 2 (h) which requires the dwellings to "Provides satisfactory amenity standards in itself...".
R 2. There is insufficient evidence to demonstrate that the proposed parking layout/size would provide useable and sufficient parking spaces, therefore contrary to General Policy 2 and Transport Policy 7."
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area designated as "Predominantly Residential Use" and a Comprehensive Treatment Area 5 under the Area Plan for the East 2020. The site is not within a Conservation Area.
4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant:
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24/90948/B Page 3 of 4
4.3 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."
4.4 Residential Design Guide 2021; "4.2.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 3.1 Local Distinctiveness, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme."
5.0 CONSULTATIONS 5.1 DOI Highway Services (on 16.08.2024) comment there is no highway interest.
5.2 Onchan Commissioners recommend an approval (28.08.2024).
6.0 ASSESSMENT 6.1 The proposed new building which is very modest in size and nature would have no adverse visual impact upon the street scene or have any significant impact upon neighbouring amenities.
6.2 The proposal would provide suitable bin storage and the electric smart metres.
7.0 CONCLUSIONS 7.1 Overall, the proposal is acceptable on this site and the use would not have a significant impact upon the visual amenities of the street scene. Accordingly, it is considered that the planning application would be comply to General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.
7.3 It is recommended that the planning application be approved.
8.0 Right to Appeal and Right to Give Evidence
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24/90948/B Page 4 of 4
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 and/or rights to appeal.
Decision Made : Permitted
Date: 11.09.2024
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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