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13 October 2014 14/01050/B Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01050/B Applicant : Mr Peter Russell Vaughan Proposal : Alterations and extensions to dwelling and erection of detached garage (comprising amendments to PA 14/00779/B) Site Address : 46 Sea Cliff Road Onchan Isle Of Man IM3 2JD

Case Officer : Mr Chris Balmer Photo Taken : 24.09.2014 Site Visit : 24.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 46 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.

1.2 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.

2.0 THE PROPOSAL 2.1 This current planning application seeks approval for alterations and extensions to dwelling and erection of detached garage (comprising amendments to PA 14/00779/B).

2.2 The following alterations are proposed; o External render to be insulated coloured render - white in colour; o New guttering and rain water pipes to be aluminium coloured light grey to match windows and doors; 2.3 The following extension is proposed; o Creation of a room above proposed cinema room by means of an additional storey and installation of tow patio doors to the ground and first floor of this building.

3.0 PLANNING HISTORY 3.1 The last planning application 14/00779/B was approved for a similar development which is now proposed. The differences being those listed above. This application has been implemented and works are current on-going.

3.2 Before this application, a split decision was issued on a 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.

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13 October 2014 14/01050/B Page 2 of 5 3.3 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.

3.4 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. This is currently in the process of being constructed.

4.0 PLANNING POLICY 4.1 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."

4.2 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.

4.3 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

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13 October 2014 14/01050/B Page 3 of 5 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 (received on 25.09.14) have no objection to the current planning application.

5.2 The Department of Infrastructure Highway Services(received on 17.09.14) do not oppose the current planning application.

6.0 ASSESSMENT 6.1 The principle of the erection of an additional storey to the main dwelling house has already been assessed and established through three recent planning approvals under PA 14/00344/B, 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.

6.2 The main issue with the proposal is the erection of an additional storey to the rear outlet of the main dwelling house. The last application proposed this is be single storey in height and being used for a cinema room. This new proposal under consideration has an identical footprint but would be two storeys in height.

6.3 In terms of the visual appearance of the proposal within the street scenes (Sea Cliff Road and King Edward Road), the proposal will have very little impact. From Sea Cliff Road, the proposal would only be apparent when stood immediately adjacent to the site, to the east. No other views would be obtained from Sea Cliff Road. From King Edward Road, the upper part of the extension will be apparent, but given the ground level differences between the site and King Edward Road and the roadside boundary features (fencing/landscaping) the proposal would not be a prominent feature in the street scene.

6.4 The final issue to consider is whether the proposal would adversely affect the residential amenities (loss of light, overlooking and/or overbearing impact) of the occupants of Nr 45, which is immediately to the south of the site. Visiting both sites, it is clear the proposal would have an impact upon the amenities of Nr 45, given the increased height and mass of the extension near to the shared boundary. However, for the following reasons, it was considered the impact (mainly overbearing) would be acceptable in this case: o The main source of light, outlook and external areas for the occupants of Nr 45 would be from the new balconies and large glazed openings to the front elevation of the neighbouring dwelling; o Nr 45 has two rear external areas, a patio area which would be mainly affected by the proposal, but also a raised terraced garden, which has a level ground level. The proposal would have little impact to this raised garden area. This section of the rear external area also benefits from the most direct sunlight and arguably the most pleasant area of the rear garden which would not be affected by the proposal; o The proposal would also increase privacy to this rear garden area, as windows within the rear elevation of the application dwelling would be screened by the proposal. o Rear windows of Nr 45, near to the proposal, are either not primary habitable rooms (en-suite/dressing room) or the rom they serve are secondary windows, the primary being to the front elevation (bedrooms).

6.5 All other alterations proposed are considered minor alterations which have little impact upon either private or public amenities.

7.0 RECOMMENDATION

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13 October 2014 14/01050/B Page 4 of 5 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved, subject to the conditions listed.

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:

06.10.2014

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.

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This approval relates to Drawings reference numbers 01, 02, 03, 04 Rev F and 05 Rev J all received on 4th September 2014.

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13 October 2014 14/01050/B Page 5 of 5

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 : ...9/10/14...

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :...J Chance...

Jennifer Chance

Head of Development Management