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4 September 2014 14/00916/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00916/B Applicant : Mr & Mrs Gary McAuley Proposal : Erection of an extension and creation of a patio to replace existing conservatory and decking Site Address : 46 Sunningdale Drive Onchan Isle Of Man IM3 1EH

Case Officer : Mr Edmond Riley Photo Taken : 14.08.2014 Site Visit : 14.08.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 46 Sunningdale Drive, Onchan, which is a two storey semi-detached property sited on the junction of Sunningdale Drive (running southwest-northeast) and King Edward Park (running northwest-southeast).

1.2 The existing dwelling is finished in a brown dashed render and has uPVC-framed windows throughout. To the rear of the dwelling (and alongside King Edward Park) is a conservatory and decking, beyond which lies a detached garage, the highways access to which is provided by a gate onto King Edward Park. To the northeast the site is bordered by a low wall of similar finish to the main dwelling with a thick, high hedge atop. This hedge obscures the single storey elements of the dwelling from public view with the exception of obscure views through and above the aforementioned gate.

1.3 Sunningdale Drive itself is characterised by semi-detached properties of similar from and appearance with a handful of dwellings having a garage in place of a full length driveway. There have been a number of dwellings that have had different external rear alterations including extensions, erection of conservatories and garden sheds and decking features.

2.0 THE PROPOSAL

2.1 Full planning approval is sought for the removal of the existing conservatory and decking, with these being replaced with an orangery complete with parapet wall and central lantern light and a patio area. The footprint of neither the orangery nor the patio would differ from, respectively, the existing conservatory or decking. The steps up to the decking would be moved from one side to a more central position.

2.2 The top of the parapet wall would sit at the exact same height relative to the windows on the storey above as the pitched conservatory. It would have a single window facing King Edward Park and a pair of double doors overlooking the garden to the rear. Its walls would be finished to match the existing dwelling.

2.3 The patio would be finished with paving slabs atop a hardcore construction, with glazed panels surrounding.

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4 September 2014 14/00916/B Page 2 of 4 2.4 Internal alterations are also proposed, but these could be undertaken without planning approval.

3.0 PLANNING HISTORY

3.1 The conservatory was granted planning approval under PA 97/01493/B. Rooflights were granted planning approval under PA 00/01063/B. Neither of these are considered to be of especial material relevance to the determination of the current application, but it is worth noting their existence.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area recognised as predominately residential 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 relevant 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."

4.2 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 (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".

5.0 REPRESENTATIONS

5.1 Onchan District Commissioners have no objections to the current planning application.

6.0 ASSESSMENT

6.1 The orangery is of a size that could be built under Permitted Development rights - it is nearer the highway than the dwellinghouse, however, and therefore it requires the submission of a planning application. Similarly, the proposed patio could be constructed under Permitted Development rights in terms of its location, but its height (0.5m at maximum) again fails a test of the Permitted Development rights inasmuch as the maximum height allowable is 0.3m. In this respect, it would appear that the decking was constructed without benefit of planning approval.

6.2 The proposed works are considered unobjectionable. The additional mass of the orangery relative to the existing conservatory would be effectively screened by the hedging in place, and also nestles somewhat in what is a corner of the dwelling; the adjacent single storey kitchen and utility room would shield it from view from the neighbouring dwelling (no. 44). In any case, the design proposed is considered to be acceptable in scale, form and finishing for both the existing dwelling and surrounding area such that were the hedge at some point removed, the newly-apparent orangery would not harm either private or public residential amenity. The distances between the site of the proposed works and the surrounding dwellings (11m to the rear, but with a garage obscuring visibility between the

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4 September 2014 14/00916/B Page 3 of 4 two, and 18.5m to the side, but at an obscure angle) gives further justification to this conclusion.

6.3 The proposed patio is largely identical to the decking currently in place in terms of size and height. Although of good form and in good repair (as, indeed, is the conservatory) the loss of the decking to be replaced by something different but of equally appropriate form, scale and materials is considered acceptable. The glaze panel surrounds are especially welcome from a design point of view. It is also noted that approval for and implementation of this planning application would effectively regularise what appears to be an existing unlawful situation, which, given the otherwise acceptable nature of the application, is welcome.

7.0 RECOMMENDATION

7.1 It is recommended that the planning application be approved.

8.0 INTERESTED PERSON STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

04.09.2014

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

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to the following plans, date-stamped as having been received 31st July 2014: 369/1/1, 369/1/2, 369/1/3 and 369/1/4.

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4 September 2014 14/00916/B Page 4 of 4

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

Decision Made : Permitted Date : 05/09/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher

Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management