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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/01006/B Mr Chris Winchester & Miss Katrina Welch Alterations and erection of an extension to rear elevation of dwelling 10 Victoria Avenue Onchan Isle Of Man IM3 IBD Site Address : Miss Melissa McKnight 17.09,2014 17.09.2014 Officer Delegation Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer's Report 1.0 THE SITE The application site is the residential curtilage of No. 10 Victoria Avenue, a two storey mid terraced dwelling located on the north eastern side of Victoria Avenue in Onchan. 1.1 2.0 THE PROPOSAL This current planning application seeks approval for the demolition of the existing rear toilet and part kitchen with the construction of a new extension to provide a dining room. Also proposed is the replacement of the existing roof lights with the installation of an additional roof light on the rear roof slope. The proposal also comprises the installation of new replacement UPVC framed rear windows and a new front door. 2.1 The extension proposed would project 2,8 metres from the rear elevation and would have a width of 4 metres. The extension would have a flat roof with a centrally placed roof PVC framed roof lantern and would have an overall height of 3.2 metres. 2,2 Under the provisions of Class 28 of the Town and Country Planning (Permitted Development) Order 2012 the installation of replacement roof lights and installation of a new roof light would be able to be completed without planning permission as there would be no more than 3 roof-lights on any roof slope in the roof of the dwellinghouse and no roof-light would exceed 1 square metre in size. 2.3 Under the provisions of Class 24 of the Town and Country Planning (Permitted Development) Order 2012 the installation of a replacement front door and rear windows does not require planning permission as there is no alteration to be made in the size, shape or position of the aperture, the windows or door would not open over any part of the highway or boundary of the dwellinghouse; and the application site is not within a conservation area which is proposed in a published document. 2.4 3.0 PLANNING HISTORY Previously, planning permission was granted for the installation of UPVC replacement windows to front elevation in 2003 under PA 03/01349/B. 3.1 4,0 PLANNING POQCY 25 September 2014 14/01006/B Page 1 of 4

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In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Onchan Local Plan 2000. 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application; 4.2 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: 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 (a) (b) (c) (d) (e) (0 (9) (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; (m) 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." 0) (k) (I) (n) Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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" 5.0 REPRESENTATIONS 5.1 Onchan District Commissioners have no objection to the current planning application. 6.0 ASSESSMENT Given the level and nature of development proposed, there are three key issues to consider in the assessment of this planning application. Firstly, it is essential to consider the impact of the development on the residential amenity of Nos. 8 and 12 Victoria Avenue, Secondly, it is necessary to assess the impact of the development proposed on the character and appearance of the main dwellinghouse and thirdly the impact of the proposal on the surrounding area in general. 6.1 With regards to No. 12 Victoria Avenue, the extension would be 0.2 metres from an existing two storey outlet of No. 12 Victoria Avenue. Part of the upper section of the 6.2 14/01006/B 25 September 2014 Page 2 of 4

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extension, roof and roof lantern would be visible from the rear garden of the neighbouring dwelling, In addition, 1 metre of the proposed extension would extend beyond the rear elevation of No. 12 Victoria Avenue. Given the existing height of the boundary wall and existing outlet, the proposal is not considered to be of a level or scale that would appear overbearing or cause considerable harm to the residential amenity of the neighbouring dwelling. In terms of No, 8 Victoria Avenue, The existing boundary between the application site and No. 8 Victoria Avenue is a Manx stone wall that has a slight curve and as a result the proposed extension would be erected between 0.25 and 0.35 metres from the boundary. The extension would be more visible but not in its entirety. Further to this, roughly 2.5 metres of the extension would extend past the rear elevation of No. 8 Victoria Avenue. Nonetheless, the extension would be no higher than the existing outlet and would be off the boundary in comparison with the existing situation. On balance, what is proposed under this scheme is not judged to harm the residential amenity of No. 8 Victoria Avenue and is considered to be an improvement over the existing kitchen and toilet outlet. 6.3 Given the orientation of the dwellings, it is unlikely that the proposal would affect the amount of light received to No. 8 Victoria Avenue. As the sun rises and travels east to west, it is envisaged that No. 8 Victoria Avenue would still receive the same amount of levels of lights as existing. 6.4 The extension proposed is not judged to have an adverse impact on the existing appearance of the main dwelling. V/hilst the flat roof is not favourable it is not objectionable and the inclusion of a roof lantern is welcomed. Overall, the design is considered to be appropriate and the extension is considered to be appropriate in terms of the size, scale, and is judged to respect the appearance of the application site dwelling. 6,5 The proposed extension would be partially visible from the private lane that runs to the rear of the site but would not be visible from any main public thoroughfare. On assessment, the proposed extension is judged to have a minimal, if any, impact on the visual amenity of the surrounding area. 6.6 7.0 RECOMMENDATION Overall, it is concluded that the planning application accords to the provisions set out in General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and the planning application is therefore recommended for approval. 7.1 8.0 PARTY STATUS 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. 8.1 Recommendation Recommended Decision: Permitted Date of 25.09.2014 25 September 2014 14/01006/B Page 3 of 4

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Recommendation: 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. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to: Location Plan, Site Plan and Elevations as Existing & As Proposed date stamped as received on 22nd August 2014 and Plan As Existing and Plan As Proposed date stamped as received on 3'’^ October 2014. 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: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Coriett Senior Planning Officer Signed :... Michael Gallagher Director of Planning and Building Control Head of Development Management Signed ; Jennifer 25 September 2014 14/01006/B Page 4 of 4