47363

==== PAGE 1 ====

                                      20/01359/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01359/B Applicant : Mr Paul Collins Proposal : Conversion of two flats into one dwelling, creation of raised rear decking and creation of an additional parking space Site Address : 19 Falkland Drive Onchan Isle Of Man IM3 1EG

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : 08.12.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 13.01.2021 __

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 alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information;

This approval relates to drawings referenced; 410-01; 410-02; date stamped received on 18 November 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

==== PAGE 2 ====

                                      20/01359/B                                     Page  2  of  4

1.1 The application site is the residential curtilage of No.19 Falkland Drive, Onchan. The property is a mid terrace, two storey dwelling, with parking to the rear located to the west of the highway. The property is currently subdivided as two flats with one per floor.

2.0 THE PROPOSAL 2.1 Proposed is the Conversion of two flats into one residential dwelling, creation of raised decking to the rear and creation of an additional parking space at the rear. The scope of works would see an internal reuse of the existing rooms with the focus of the building works contained to the rear elevation. It is here where there would be the demolition of a single storey lean too shed on the southern boundary to create an additional parking space adjacent to the existing one. Also in the rear elevation the alteration of a window to patio doors off the proposed dining room which would lead onto the creation of a raised decking platform area off the rear elevation approx. 1m height from exiting ground level with steps leading up to the floor level from the car park area.

3.0 PLANNING POLICY 3.1 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 There is one policy 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:

3.2 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."

3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

3.4 General Policy 2 (GP2) (in part) 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;

3.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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."

3.6 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which 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 property. This includes specific guidance on rear and side extensions in Section 7.0 titled; Impact on Neighbouring properties.

4.0 PLANNING HISTORY 4.1 08/00004/B - Installation of a door to replace existing window and construction of external steps on rear elevation. Approved. 98/00873/B - Installation of replacement bathroom window. Approved.

97/02028/B - Erection of garage to rear of dwelling, Approved.

==== PAGE 3 ====

                                      20/01359/B                                     Page  3  of  4

5.0 REPRESENTATIONS 5.1 Onchan District Commissioners commented (22/12/20) with no objection.

5.2 Highways Services do not object (No Highways Interest) 11.12.20

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c)) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 (i) Visual impact The proposed reconfiguration of the internal rooms to crate one dwelling from two would not be out of keeping with the context of the character of the area which is mainly single planning units. The works to remove the external shed off the rear elevation at ground floor level would be minor alterations and would not allow for any public views of the rear elevations from the Highway at the front. The creation of patio doors off the rear elevation would be an acceptable addition and the erection of a raised decking platform would be acceptable and would not allow for any overlooking to the north given the height of the neighbouring outrigger extension in this location. These aspects are deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).

6.3 (ii) Neighbouring amenities With regard to the above, the level and scale of development proposed are considered to be relatively minor and not judged to cause harm to the enjoyment of the neighbouring amenity. The masonry wall with No.45 would be left intact and is an outrigger extension.

6.4 It is further noted we have not received any objections or comments from the adjoining neighbour and the local authority do not object. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is 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:

==== PAGE 4 ====

                                      20/01359/B                                     Page  4  of  4

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 a Principal Planner 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: 15.01.2021

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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 services/customers and archive records.