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24/00826/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : 24/00826/B Applicant : Mr Mark & Mrs Lorna Gleave Proposal : Erection of a single storey rear extension and installation of sliding doors Site Address : 48 Sunningdale Drive Onchan Isle Of Man IM3 1EJ Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level : Officer Delegation Recommendation Recommended Decision: Permitted Date of Recommendation: 30.09.2024 __ 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. This application has been recommended for approval for the following reason. The proposals are considered to comply with general Policy 2 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the following drawings received 03.08.2024: Drawing C-P-1005-OO - Location and site Plan Drawing C-P-1005-02 REV B - Proposed Plans __ Interested Person Status None __ Officer’s Report THE APPLICATION SITE 1.1 The application site is the residential curtilage 48 Sunningdale Drive, Onchan which is a semi-detached two storey property situated to the South side of Sunningdale Drive.
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1.2 The property is one of a pair situated on a corner plot between Sunningdale Drive and Eskdale Road. The two dwellings are built in grey render, with front projecting pitched gables to the outer sides of both semis. The properties are orientated at a 45 degree angle to face the corner of the 2 plots, which sets them apart from the properties in the street which face directly to the street. 1.3 To the rear both properties sin the pair have the same extensions to the rear which straddle the boundary these include a two storey extension which forms ground and first floor bathroom with a single storey rear of this that forms a utility.
THE PROPOSAL 2.1 The current planning application seeks approval for a small infill extension adjacent the existing kitchen in the form of a single storey extension measuring 2.78 metre sin projection and 2.57 metres in width with a height of 2.83 metres. 2.2 The extension would increase the size of the kitchen and include a roof lantern and side facing windows. 2.3 The second element is to replace the existing utility window to the rear with a pair of sliding doors.
PLANNING HISTORY 3.1 None of relevance
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on Map 6, Onchan of the Area Plan for the East. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 In terms of the Isle of Man Strategic Plan 2016, paragraph 8.12.1 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." With this in mind the key policy for this application is General Policy 2, which states in part, "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; n) is designed having due regard to best practice in reducing energy consumption."
4.3 The Residential Design Guidance 2016 is also relevant in this application and has sections on dormers, rear extensions and the impact of both on neighbouring amenity.
REPRESENTATIONS 5.1 Highway Services have considered the application and have no highways interest (09.08.2024).
5.2 Onchan Commissioners - Comments deferred for meeting 23.09 5.2.1 Onchan Commissioners - Support 24.09.2024 5.3 Manx Utilities - are happy with the proposed discharge of the surface water. As long as there is no SW discharged into the combined system, MU have no further comments to issue 28.08.2024
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
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6.2 CHARACTER AND APPEARANCE
6.3 The proposed ground floor extension is an extension to the already in situ extension, with the proposal extending adjacent the existing two storey extension and appearance and would be mostly screened from public vantage points by the surrounding properties due to the location at the rear.
6.4 The proposal in terms of its form, mass and design provides a suitable extension to an existing residential property for which there is a general principle in favour of as indicated in paragraph 8.12.1 of the IOM Strategic Plan 2016. The extension is considered to be modest in size and does not generate an overbearing impact on the adjacent neighbours to warrant a concern or refusal.
6.5 It is considered that the overall level of the development contained within this proposal is in keeping with the character of the property in question and the overall streetscene.
6.6 NEIGHBOURING AMENITY
6.7 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. The level and scale of development proposed here 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 of the surrounding properties.
6.8 There is already a certain amount of overlooking into the rear gardens of the neighbouring properties due to the angular orientation of the dwelling however the extension proposes only side facing windows rather than rear facing and as such negates looking over the main garden area and more towards the neighbour's side elevation. Given the nature of the side elevation and that the windows are to ground floor level and as such boundary treatment forms mitigation from overlooking, as such the proposed extension will not exacerbate the existing situation enough to warrant refusal.
6.9 The proposed sliding doors replace an existing window and look down the existing garden and do not cause any significant harm in terms of overlooking and as such are considered an acceptable addition.
7.0 CONCLUSION 7.1 Overall, the proposed extension and new doors are considered to have a neutral effect on neighbouring amenity and are considered to respect the main dwellinghouse in terms of General Policy 2 of the Isle of Man Strategic Plan 2016 and as such is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and
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(g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status. 8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 and/or rights to appeal.
Decision Made : Permitted
Date: 01.10.2024
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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