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10 November 2014 14/01183/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01183/B Applicant : Mr Jonathan David Rogers & Miss Bethan Louise Thomas Proposal : Alterations and extension to dwelling Site Address : 23 Ridgeway Road Onchan Isle Of Man IM3 1HT

Case Officer : Miss S E Corlett Photo Taken : 22.10.2014 Site Visit : 22.10.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of an existing dwelling situated on the northern side of Ridgeway Road to the south east of the land which leads from Ridgeway Road to The Park. The application property sits close to the north western boundary of the site with the majority of the site open and to the north east. The site backs onto Onchan Park Playground. Opposite the site are new dwellings built in terraced form and behind the existing stone wall which fronts Ridgeway Road.

1.2 The existing dwelling is handsome (and swathed in scaffolding on the site visit) and has a large rear garden. There is a vehicular entrance onto the side lane which is bounded by a brick wall of varying heights and there is a garage set back from the lane.

1.3 The property across the lane, number 21, has a tall, two storey gable to the side of the application property, a gable which then steps down twice to join the lane to the rear of that property.

THE PROPOSAL 2.1 Proposed is the removal of some existing single storey lean to annexes and a bay window which sit alongside the lane wall and their replacement with a single lean-to extension, the addition of timber detailing above the front door and the side of the front bay window, the rearward extension by 4.2m of the property including the installation of two new windows in the first floor of the rear elevation facing towards the park but 38m therefrom.

2.2 The external finishes of the extensions will match those of the existing dwelling.

2.3 The existing garage which is accessed from the side lane is to be demolished and a vehicular hard standing left in its place. It is intended to replace this at some point in the future and a further application will be submitted for this.

PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Predominantly Residential. The Onchan Local Plan contains a policy which 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." (O/RES/P/21 paragraph 4.66). This echoes the provisions of the Strategic Plan General Policy 2 which states, inter alia:

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10 November 2014 14/01183/B Page 2 of 3

"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 space 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."

PLANNING HISTORY 4.1 There have been no planning applications submitted for this site.

REPRESENTATIONS 5.1 Onchan District Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application.

ASSESSMENT 6.1 The existing dwelling is a handsome one, whose principal elevation will not be altered significantly in the proposal. The extension to the rear is relatively close to the rear annex of 21, Ridgeway Road, an end of terraced property but there are no windows in that annex and in any case is across a public highway.

6.2 The design of the extension is complimentary to the existing and will remove a number of smaller extensions which do little to add to the architectural interest of the building.

6.3 What is proposed is considered to accord with the principles of the Onchan Local Plan and the Strategic Plan and as such the application is recommended for approval.

PARTY STATUS 7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

10.11.2014

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

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10 November 2014 14/01183/B Page 3 of 3

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 drawings reference 01, 02, 03 and 04 all received on 14th 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 : 11/11/14

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 : Jennifer Chance Jennifer Chance

Head of Development Management