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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00926/B Applicant : Mr & Mrs Steven Butler Proposal : Erection of kitchen extension Site Address : 96 Summerhill Road Onchan Isle Of Man IM3 1NH

Case Officer : Mr Jason Singleton Photo Taken : 24.09.2015 Site Visit : 24.09.2015 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The site is the residential curtilage of 96 Summer Hill Road, Onchan. The property is a mid terrace property on the south side of Summer Hill Road. The area is characterised by predominately residential terracing of 7 properties set back from the road in a uniform line with gardens to the front and bounded on all sides by dwarf walls and some hedging.

1.2 The properties are finished in a dash render and painted. There is unique detailing around all the apertures and decorative eaves design on all the terraced properties in this block which are pronounced and painted white. The rear of the property is accesses by a narrow lane which serves the terraced properties.

1.3 At present the area to the rear of the property features a small garden and patio area off the back door. It is this patio area that is being proposed for an extension.

THE PROPOSAL 2.1 Proposed is a single story extension with a footprint of 4.0mx2.0m to the rear of the dwelling featuring a mono pitch roof sloping away from the dwelling-house to a height of 2.4m, incorporating a roof light and a slate tiled finish to match the existing property. The extension would project out 4.0m out onto the new patio area leading onto the rear garden through a set of new French doors.

PLANNING HISTORY 3.1 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.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Onchan Local Plan 2000 (Map No. 1). There are two polices within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:

Policy O/RES/P/21 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."

4.2 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 Policies of The Isle of Man Strategic Plan (20th June 2007) states;

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4.3 General Policy 2; "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 spaces 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;

4.4 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".

REPRESENTATIONS 5.1 Onchan Commissioners recommended approval to the current planning application. ( 09/09/15) 5.2 Highways Division has no objections to the current planning application. (18/08/15)

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the extension on the living conditions of the adjoining neighbour No.94 Summer Hill Road and the impacts of the proposed development on the character and appearance of the existing property and the street scene.

6.2 The proposed extension is perceived to have no impact on the neighbouring property, 94, as within the curtilage of 94 they have extended the existing dwelling-house into the rear garden leaving the occupants of 96 with a blank wall. Given that the patio area is located between the two existing rear outriggers of the adjoining properties there would be no loss of privacy or loss of light from the proposed extension.

6.3 With regards to the existing dwelling, whilst the rear extension is considered a minor addition to the property, it is deemed to respect the main dwellinghouse in terms of the siting, layout, scale. The design and form of the extension is considered to complement the character and appearance of the main dwelling and appears to be of a high quality. As such this element of the proposal is deemed acceptable.

6.4 Given the finish specification and the standard of design, the extension would not appear unpleasant or detract from the existing character and appearance of the dwelling.

RECOMMENDATION 7.1 Overall it is concluded that the planning application accords to the provisions of O/RES/P/21 of the Onchan Local Plan 2000 and General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.

INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.09.2015

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

C 2. All external facing materials to be used shall match those of the existing building in respect of type, colour and texture.

Reason: In the interests of the character and appearance of the site and surrounding area

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This approval relates to the drawing reference numbers JTM062-P-00, JTM062-P-01 and JTM062-P- 02 all date stamped as received 12th August, 2015.

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

Decision Made : Permitted

Date: 30.09.2015

Determining officer

Signed :...C BALMER...

Chris Balmer

Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online service/customers and archive records.

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The signature reflects the Officer who endorsed the Officer Recommendation.