Officer Planning Report Recommendation

Planning Report And Recommendations {{table:456666}} ## Written Representations ## Consultations {{table:456665}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises the residential curtilage of a semi-detached dwelling located on Glenview Road in Onchan.

The proposed development comprises the alterations, the conversion of an existing garage to provide additional living accommodation and infilling between existing dormer windows.

Planning History

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Representations

Onchan District Commissioners recommend that the planning application be approved.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan 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."

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:

"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 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."

ASSESSMENT

The planning application seeks approval for alterations, the conversion of an existing garage to provide additional living accommodation and infilling between existing dormer windows.

The proposed conversion of the garage into additional living accommodation is considered to be acceptable on the basis that the application site still remains sufficient on-site car parking. The infilling between the existing dormer windows is considered to be relatively modest and to have a limited impact due to its position on the rear elevation of the dwelling.

Overall, it is considered that the proposed development accords with policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007. It is recommended that the planning application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Onchan District Commissioners.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 03.09.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 01, 02 and 03 date stamped the 2nd August 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : 27/9/10

Signed : ______________________________ Senior Planning Officer

3 September 2010 10/01153/B Page 2 of 2