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PLANNING REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: Site Address: 14/00129/B Mr & Mrs Paul McMullen Erection of a first floor extension to dwelling 6 Heywood Drive Onchan Isle Of Man IMS SAD Mr Edward Baker Case Officer: Photo Taken : Site Visit: Expected Decision Level: 19.02.2014 Officer Delegation Officer's Report THE APPLICATION SITE The application site is No. 6 Heywood Drive, Onchan. The site comprises a detached bungalow on the entry to a residential estate. The site is located on the corner of a junction. There is a pair of two storey semi-detached dwellings beside the site to the south west. To the north, the rear garden of the bungalow backs on to the side of the rear gardens of a further pair of two storey dwellings, To the other side of the site to the north east is an access road. To the south east, the site fronts onto the estate road from which the site is accessed. Across the road from the site to the south is wide grassed roadside verge beyond which is a car park serving what appears to be a sheltered housing scheme. 1. THE PROPOSAL The application seeks planning approval for the erection of a first floor side extension to provide two additional bedrooms and a bathroom, External roofing (concrete interlocking tiles) and walling (render) would be used to match the existing. 2. 3. The application follows pre-application discussions with the Planning Authority when the applicant was advised that the proposal would be unacceptable, PLANNING HISTORY The site has the following relevant history; 4. 03/01133/B - approval granted in 2003 for a side extension. 90/04256/B - approval granted for the layout of 75 plots and construction of 70 dwellings. PLANNING POLICY The Onchan Local Plan 2000 identifies the area as being predominantly residential. 5. 6. The following policies in the Isle of Man Strategic Plan 2007 are relevant: General Policy 2 states: 14/00129/B Page 1 of 4 19 March 2014

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'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; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and (b) (c) (d) (e) if) (g) (h) manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (i) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption.' G) (k) (I) (m) (n) REPRESENTATIONS Onchan District Commissioners - recommends refusal on the grounds that the '...proposals will result in an unbalanced appearance and be detrimental to the streetscape.' 7. ASSESSMENT The effect of the proposal on the character and appearance of the area The proposal is for the erection of a first floor extension to the north east side of the property. Generally speaking, it is very difficult to achieve a suitable design for a first floor extension to a single storey dwelling. This is because this type of extension can significantly disrupt the form of the original house. This is proved to be the case with the extension proposed by the application. The proposed design is considered to be wholly unacceptable. The first floor extension would be extremely visually jarring with the single storey form of the original bungalow. It would appear highly intrusive and discordant and would significantly disrupt the character and appearance of the dwelling. The site is in a particularly prominent location being a corner plot on the entrance to the residential estate, It would be extremely unfortunate if the extension was one of the first experiences in entering this particular area. These design concerns are shared by Onchan District Commissioners. The applicant's agent was advised during pre-application discussions that the proposal would be unacceptable. This advice was repeated again when the application was submitted. There may be more appropriate ways to extend the accommodation into the roof space such as raising the whole roof of the property. However, no drawings are before the Planning 8. 9. 10. 14/00129/B Page 2 of 4 19 March 2014

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Authority to be able to assess whether such an approach would be acceptable and this is not the proposal before the Planning Authority. The effect of the proposal on the living conditions of neighbour residents It is considered that the proposed extension would be sufficiently far from the boundary of the neighbouring properties such as not to result in a harmful loss of loss, overbearing, overlooking or general loss of amenity. The property most likely to be affected by the proposal is the dwelling to the north. The distance from elevation to the rear garden would be 10 metres, probably the minimum necessary for there to be no unacceptable overlooking and loss of privacy from the north west facing bedroom window of the new extension over the neighbour's rear garden. 11. RECOMMENDATION 12. It is recommended that the application is refused. PARPf STATUS 13. The following local people should be afforded interested person status; The Local Authority, Onchan District Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, Article 6, paragraph (4), sub- paragraph (e) granted Interested Person Status. The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d. Recommendation Recommended Decision: Refused Date of Recommendation: 19.03.2014 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 proposal is for the erection of a first floor extension to the north east side of the property. Generally speaking, it is very difficult to achieve a suitable design for a first floor extension to a single storey dwelling. This is because this type of extension can significantly disrupt the form of the original house. This is proved to be the case with the extension proposed by the application. The proposed design is wholly unacceptable. The first floor extension would appear extremely jarring with the single storey form of the original bungalow. The extension would appear highly intrusive and discordant and would significantly disrupt the character and Page 3 of 4 14/00129/B 19 March 2014

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appearance of the dwelling. The site is in a particular prominent location being a corner plot on the entrance to the residential estate. It would be extremely unfortunate If the extension was one of the first experiences in entering this particular area. The proposal fails to accord with General Policy 2 (b) and (c) of the Isle of Man Strategic Plan 2007 and in the absence of any overriding material considerations is unacceptable. 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. ^ IH- Decision Made: Refused Date : Determining officer (delete as appropriate) Signed :... Sarah Corlett Senior Planning Officer Signed ;... Chris Balmer Senior Planning Officer Signed : Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Development Control Manager 14/001.29/B 19 March 2014 Page 4 of 4