Officer Report

Application No.: 15/00565/B Applicant: Mr Gary Saunders Proposal: Erection of a two storey extension to dwelling Site Address: 10 Kionslieu Terrace Foxdale Isle Of Man IM4 3JR Case Officer : Miss Melissa McKnight Site Visit: 26.05.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 10 Kionslieu Terrace, a two storey semi-detached dwelling located on the south western side of Kionslieu Terrace, Foxdale.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a two storey extension to the northwest elevation that would provide a utility at ground floor and a landing/storage area and extension to the existing first floor bathroom. - 2.2 The extension would project 1.8 metres from the side elevation, have a length of just less than 7.7 metres and ridge height of 7.8 metres to match the ridge height of the main dwelling. The extension would be stepped back 600mm from the front building line. The extension would be finished in materials to match the main dwellinghouse.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications, none of which are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY - 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant 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."

5.0 REPRESENTATIONS - 5.1 Patrick Parish Commissioners make the following comments:

The Commissioners are concerned that the position of the extension will restrict access to the rear garden.

Similarly, the Commissioners believe that the extension would adversely affect the amenity of the adjacent property (no.11) (16/06/2015).

5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (05/06/2015).

6.0 ASSESSMENT - 6.1 There are three fundamental issues to consider in the assessment of this current planning application. Firstly, it is imperative to consider the impact of the extension upon the visual appearance of the main dwelling as viewed in the street scene. Secondly, it is necessary to consider the impact of the development upon the residential amenity of No. 11 Kionslieu Terrace and thirdly, the impact upon highway safety and parking. - 6.2 The dwellings along the south western side of Kionslieu Terrace are of an identical form and appearance whereas the dwellings on the north eastern side of Kionslieu Terrace are of different form and appearance to that of the application dwelling and adjacent dwellings. - 6.3 The key consideration is whether or not the extension would appear incongruous and detract from the visual amenity of the street scene. The extension would be the only one of its kind within the row of dwellings and would therefore interrupt the existing symmetry of this particular row of properties. However, the extension would be set back from the front

• building line which would minimise the visual appearance of the extension and diminish a terracing effect. Also, the extension is modest in terms of its projection from the main dwelling and if approved, and built it is not considered that the extension would adversely affect the appearance of the street scene or result in an anomalous dwelling. The proposal may be considered differently if the extension were to run flush with the front building line.
• 6.4 In addition to the above, the development proposed would not be considered to be an unfortunate form of development should other dwellings in the locality propose a similar extension. On assessment what is proposed under this scheme is not considered to harm the appearance of the dwelling as viewed within the street scene.
• 6.5 Turning to the impact of the development on the residential amenity of No. 11 Kionslieu Terrace, the extension would be erected alongside the existing driveway and would be 2.4 metres from the south eastern gable end of the neighbouring dwelling. There is a single door in the neighbouring gable and no other elements of glazing. On this basis, and given that the extension would not be erected alongside any principal rooms or useable garden/private amenity space, the extension proposed is not judged to have a detrimental impact upon the residential amenity of No. 11 Kionslieu Terrace.
• 6.6 The extension would not result in the loss of any parking space and as such, is not considered to have an unacceptable impact upon the traffic flow of 11 Kionslieu Terrace or result in an increase demand for on-site parking.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

25.06.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to Drg No GS/15/01-01, GS/15/01-02 and GS/15/01-03 all date stamped as received 26th May 2015.

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 : 25.06.2015 Determining officer (delete as appropriate)

Signed :…………J CHANCE………….. Jennifer Chance Head of Development Management