Officer Report

Application No.: 14/00779/B Applicant: Mr Peter Russell Vaughan Proposal: Alterations and extensions to dwelling and erection of detached garage Site Address: 46 Sea Cliff Road Onchan Isle Of Man IM3 2JD Case Officer : Miss Melissa McKnight Photo Taken: 06.08.2014 Site Visit: 06.08.2014 Expected Decision Level: Planning Committee

Officer’s Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE

1.0 INTRODUCTION - 1.1 This application site has quite an extensive planning history of applications for various alterations and extensions. The most recent planning application, PA 13/91207/B went to appeal and the decision was split, approval was granted for the alterations, erection of a third storey extension and the installation of replacement windows. The application also proposed a balcony area and roof terrace above the garage which was refused. This current planning application comprises amendments to PA 13/91207/B and PA 12/01357/B which will be explained in more detail within this report.

2.0 THE APPLICATION SITE - 2.1 The application site is the residential curtilage of 46 Sea Cliff Road, a two storey detached dwelling sited on the north western side of Sea Cliff Road in Onchan. To the rear of the dwelling is King Edward Road which is set above the application site. - 2.2 No. 45 Sea Cliff Road neighbours the application site to the south west and is similar to No. 46 Sea Cliff Road. The dwellings to the north east of the application site are single storey and to the south west of the application site are a handful of apartment blocks.

3.0 THE PROPOSAL - 3.1 This current planning application seeks approval for a number of alterations and extensions to the dwelling, the conversion of the existing garage and the erection of a single width detached garage. - 3.2 The following alterations are proposed;

• - Removal of the existing windows on the north east elevation with the resulting apertures blocked up and rendered;
• - Removal of two windows on the south west elevation with the resulting apertures blocked up and rendered;
• - Installation of replacement windows throughout and alteration to fenestrations;

• - Installation of new feature gates to the driveway; and
• - Replacement of the existing garage door with new sliding doors installed with the conversion of the garage to a cinema room.

3.3 The following extensions are proposed;

• - Area under first floor balcony to be in filled and new patio doors installed;
• - Installation of a cantilevered balcony to the front elevation which will be 1.1 metres high at the front and 1.8 metres high on the south west and north east elevation; and
• - Erection of additional storey to create a three storey dwelling.

3.4 The amendments to the previously proposed scheme are:

• - Omission of the roof terrace above the garage;
• - Omission of the windows on the south west and north east elevations;
• - Installation of Cambrian slate tiles instead of Double Roman tiles; and
• - Full storey extension.

3.5 The proposed garage would have a length of just less than 6.4 metres, width of just less than 4.5 metres and ridge height of roughly 4.4 metres. The garage would be finished with rendered blockwork with a Cambrian slate tiled roof to match the new proposed roof of the dwelling.

4.0 PLANNING HISTORY - 4.1 As already mentioned in the introduction of this report, a split decision was issued on previous planning application 13/91207/B. Approval was sought for the alterations, erection of extension and installation of replacement windows (Amendments to PA 12/01357/B) and creation of a balcony area above existing garage. The alterations, extensions and replacement windows were granted planning approval and it was the roof terrace/balcony area that was refused on the grounds that the proposed balcony/roof terrace and screen would be likely to result in an unacceptable loss of amenity to the occupier/s of No. 45 Sea Cliff Road through the perception of loss of privacy, potential nuisance and disturbance, and an overbearing impact on the neighbouring property. - 4.2 Previous to the above, planning approval was granted for the erection of a covered hard standing to house a dog pen in 2013 under PA 13/00829/B. Prior to this, approval was granted in 2010 for the alterations, erection of extension and installation of replacement windows to dwelling. The proposal comprised the addition of a third storey onto the building to provide additional habitable accommodation, the addition of, and changes to existing, balconies on the front elevation of the building, and the infill of a ground floor veranda under

- PA 12/01357/B.

4.3 No. 45 Sea Cliff Road was granted planning approval in 2014 for the addition of a third storey onto the building to provide additional accommodation and the addition of balconies on the front elevation under 14/00344/B.

5.0 PLANNING POLICY - 5.1 The application site is within an area zoned as Predominantly Residential under the Onchan Local Plan 2000. There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan that is considered specifically material 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."

5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered to be specifically relevant in the assessment of the application:

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.

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."

6.0 REPRESENTATIONS - 6.1 Onchan District Commissioners have no objection to the current planning application. - 6.2 The Department of Infrastructure Highway Services do not oppose the current planning application.

7.0 ASSESSMENT - 7.1 The principle of the erection of an additional storey has already been assessed and established through two recent planning approvals under PA 13/91207 and 12/01357/B. Those aspects of the current proposal that are identical to the previous scheme remain acceptable. It is therefore essential to consider the impacts of the proposed amendments and new proposals.

7.2 The alterations proposed would have a limited impact on the character and appearance of the area. Under the previous scheme, the north eastern part of the dwellinghouse remained two storey. This planning application proposes to erect above the second floor north eastern bedroom so that the dwelling has a full storey added. This element of the development proposed is deemed minimal and sympathetic to the appearance and form of the main dwellinghouse. The enlargement of the balcony on the front elevation is considered in keeping with the overall character and appearance of the resulting dwelling and No. 45 Sea Cliff Road, which is characterised by large areas of glazing. The installation of gates to the driveway would have a minimal impact on the street scene of Sea Cliff Road and are judged to be unobjectionable. The other alterations and in filling of the area beneath the first floor balcony to the dwelling are comparatively minor and are not considered to harm the character and appearance of the street scene. - 7.3 Part of PA 13/91207/B was refused due to the roof terrace above the garage and the impact that this would have on the residential amenity of No. 45 Sea Cliff Road. This element has now been omitted from the scheme and has addressed the reason for refusal. In addition, the omission of the previously approved second floor side elevation windows diminishes any concerns of overlooking on Nos. 45 and 47 Sea Cliff Road. - 7.4 The south west and north east side balcony walls would be obscured glazed and would have a height of 1.8 meters to protect the amenity of Nos. 45 and 47 Sea Cliff Road which reduces any concerns of overlooking due to the height of the balustrade and finish of the glass panels. - 7.5 It is considered that the amendments and development proposed contained within this planning application would not have an adverse impact on No. 47 Sea Cliff Road, given the separation distances. - 7.6 The detached garage would be set back and above Sea Cliff Road. Given its position, the garage would only really be visible should one look directly at it. There may be partial views as one travels south west along Sea Cliff Road. However, the garage proposed in minimal in context and would respect the main house and surrounding area in regards to its design and finish. The loss of the existing garage and the erection of the new garage would not impact upon the existing parking provisions given the existing length of the driveway which could accommodate the required number of parking for a residential property. - 7.7 On assessment, this current planning application addresses the reason for refusal of

• PA 13/91207/B. The amendments to previously approved applications PA 13/91207 and PA12/01357/B are deemed acceptable and would give the property a more modern appearance.

8.0 PARTY 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:

07.08.2014

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.

• C 2. The glass in the 1.8 metre screen at the south west elevation of the top floor balcony shall be obscure glazed and retained as such, as indicated on the approved drawings. The level of obscuration must at all times be no less than Level 5 as detailed in the Pilkington textured glass range or equivalent.

Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

This approval relates to Drawing Number: 01, 02, 03, 04 Rev: F, 05 Rev: I and Visuals date stamped as received on 1st July 2014.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Approved Committee Meeting Date : 18th August 2014 Signed : Miss M McKnight Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

NO