DEC Officer Report

Application No.: 23/01141/B Applicant: Mr & Mrs Nigel and Lisa Morris Proposal: Erection of a single storey extension to rear of dwelling Site Address: 24 Turnberry Avenue Onchan Isle Of Man IM3 2JX Planning Officer: Mr Toby Cowell Recommended Decision: Permitted Date of Recommendation: 08.02.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The development is acceptable in terms of its form, mass and design by having provided suitable additions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to drawings referenced;

• 2303_101 revA - existing and proposed floorplans
• 2303_102 revA - existing and proposed elevations Received on 30.01.24.

2303_100 - location and site plan Received on 11.08.23.

_______________________________________________________________ Interested Person Status – Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a detached two-storey dwellinghouse and its associated curtilage at the western of the cul-de-sac of Turnberry Avenue, Onchan. The property, along with the remainder of the estate, was developed in the late 1980s and has been moderately extended over the years through the erection of a rear sun room/conservatory and groundfloor infill extension at the front between the two full height hipped projections either side. - 1.2 The site notably includes an existing outbuilding in the north-eastern corner with an area of hardstanding immediately in front and adjacent to the north-eastern elevation of the dwelling, with additional hardstanding and outdoor parking space to the front of the property. Substantial mature vegetation is located all the way along the site's southern boundary which notably covers the majority of the northern portion of the adjoining site to the south. - 1.3 It is further noteworthy that the adjoining site in question appears akin to an undeveloped building plot, which includes a vehicular access and element of hardstanding, pathways and formal planting at its centre. Planning permission was refused at appeal for the erection of a detached dwelling over a portion of the site in 2000, with no further permissions for a dwelling having been sought since this time. - 1.4 Detached residential properties further adjoin the application site to the immediate north, east and west, with the corresponding boundaries delineated by hedging and small trees of varying maturity.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the demolition of the existing sunroom and erection of an enlarged single-storey flat roofed rear extension. The proposals would facilitate a new open plan kitchen/dining/living area together with an additional bedroom, and include an outward projection of circa. 3m from the south-western flank elevation of the dwelling. The proposals would be finished in painted render with a fibreglass or powder coated metal coping in connection with the flat roof, with almost full width sliding doors on the majority of the rear elevation opening out onto a new paved/decking area. - 2.2 The application has since been amended to omit the metal flue previously proposed to serve a gas fired appliance on the basis that the applicant could not commit to a final design and specification at this point in time.

3.0 PLANNING HISTORY - 3.1 08/00240/B - Alterations and infill extension at front entrance to provide additional living accommodation (comprising an amendment to the development under 05/01417/B) Permitted - 3.2 05/01417/B - Alterations and infill extension at front entrance to provide additional living accommodation - Permitted - 3.3 03/01277/B - Installation of French doors and decking area to side elevation - Permitted

3.4 98/01145/B - Erection of white uPVC conservatory - Permitted

4.0 PLANNING POLICY - 4.1 The application site is identified on the Area Plan for the East as land zoned for 'predominantly residential' purposes within the settlement boundary of Onchan. The site is not within a Conservation Area or an area identified as being at risk of flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages

• 5 Design and visual impact

Spatial Policy 2 Development in Service Centres General Policy 2 General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Onchan District Commissioners - Recommend approval (20.10.23) - 5.2 Highways Services - No highways interest (06.10.23) - 5.3 Forestry Officer - No response received at the time of writing. - 5.4 Environmental Health Officer - No objection on the basis that the flue would serve a gas fired appliance. Recommend the attachment of a condition preventing the replacement of the appliance with a solid fuel variant. (23.01.24)

[officer note - metal flue subsequently omitted from scheme]

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP2)
• - Design and visual impact (SP5, GP2, EP42)
• - Impact upon neighbouring amenity (GP2, g)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Onchan and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

- 6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The proposed extension is considered to be proportionate to the existing dwelling and wider curtilage in terms of footprint, whilst of a modest single-storey scale which demonstrates clear subservience to the principle two-storey elements of the dwelling. The most recently published Residential Design Guide (2021) does seek to ensure greater scrutiny over the development of flat roofed extensions to residential properties, noting the rise in such additions being used across the Island and their varying levels of success. In this instance however, it is recognised that the extension would not be realistically visible within the context of the streetscene and therefore pose no material impact upon its character.

• 6.3.2 Likewise, the extension is considered to be of a high quality design which include recessed fenestration in respect to the sliding doors on the rear and north eastern flank elevation, which add a greater element of interest from a design standpoint. On balance therefore, the development as constructed is considered to be acceptable from a design and visual impact perspective, whilst having delivered an enhanced level of internal accommodation for the property and amounting to a more efficient use of the site. The proposals are therefore considered to be acceptable in this regard, in compliance with General Policy 2 (b) & (c).

6.4 NEIGHBOURING AMENITY

• 6.4.1 Due to the modest scale and siting of the extension within the site, together with its relationship with neighbouring properties by way of being predominantly focussed in the southern portion of the site away from neighbouring properties to the north and west; it is not considered that the development would pose a materially harmful impact upon residential amenity, in compliance with General Policy 2 (g).

- 7.0 CONCLUSION

7.1 The development is acceptable in terms of its form, mass and design by having provided suitable additions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 16.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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