Planning Officer Report Recommendation

Planning Report And Recommendations {{table:483371}} ### Considerations {{table:483369}} ### Written Representations ### Consultations {{table:483370}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of a dwelling located within Manor Park in Onchan. The proposed development comprises the erection of a two extension onto the rear of the dwelling. PLANNING HISTORY

The application site has been the subject of one previous planning application that is considered potentially material to the assessment of the current planning application.

Planning application 09/00637/B sought approval for alterations and erection of an extension. This previous planning application was approved on the 15th June 2009.

REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. PLANNING POLICY

In terms of local plan policy, the application site is located within a wider area of land that is designated as proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park:

Paragraph 4.20 relates to plots within Manor Park and states:

"There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger

and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind."

Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected."

Policy O/RES/P/21 relates to the extension of dwellings and 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 two policies that are 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."

Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."

Assessment

The planning application seeks approval for the erection of a two extension onto the rear of the dwelling. The proposal is essentially the addition of a first floor onto the development approved, but as of yet not implemented, under previous planning application 09/00637/B.

It is considered that the proposed development is in keeping with the character of the dwelling and that the overall impact on the appearance of the surrounding street scene is acceptable. Due to its design and relationship to adjacent dwellings the proposed extension does not unduly harm residential amenity.

It is recommended that the planning application be approved.

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 18.08.2009

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 the location plan and drawing no.s AT989.1, AT989.3 and AT989.4 date stamped the 10th July 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 19. Anm. 2009 Signed : Senior Planning Officer