DEC Officer Report

Application No.: 20/01411/B Applicant: Robert & Marjorie Blakemore Proposal: Erection of a single storey extension to rear elevation Site Address: 14 Central Drive Onchan Isle Of Man IM3 1EU Principal Planner: Mr Chris Balmer Photo Taken: 16.12.2020 Site Visit: 16.12.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.01.2021 _________________________________________________________________

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. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, not having any significant adverse impacts on public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 24th November 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site represents the residential curtilage of 14 Central Drive, Onchan, which is part of a row of two storey terraced properties, which are located on the south-western side of Central Drive.

- 2.0 PLANNING POLICIES

2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Area Plan for the East. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

2.3 Residential Design Guide July 2019: "4.1 SINGLE STOREY REAR EXTENSION

• 4.1.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties."

3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of a single storey extension to rear elevation.

- 5.0 REPRESENTATIONS

5.1 Onchan Commissioner's seek a defferal till 21st January. - 5.2 Highway Services state there are no highway implications (18.12.2020).

- 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.

6.2 The proposed rear extensions in terms of their design, proportion, siting and finish is appropriate and in keeping with the main dwelling house and would be an acceptable form of development. While flat roofed, the rear of properties within the area and existing within the site has a number of flat roofed garages/extensions etc. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide. - 6.3 The neighbouring properties most likely to be affected would be Nr 12 & 16 which are the properties either side of the application site. In terms of the rear extension, it is not considered the proposal would have any significant impacts either through loss or light, overbearing impact upon outlook. Nr 12 has already benefited from a rear extension, and while this proposed projects 3.6m beyond this, the rear window which would be affected is a kitchen widow (habitable room), but not a primary habitable rooms (i.e. living room). Further this room is also severed by a roof light and a glazed door. It is also noted that a 1.8m high fence runs along this boundary and that the length of the neighbouring garden is sizeable. Overall, while there would be an impact, it is not considered the impacts is so significant to warrant a refusal. - 6.4 In terms of the impacts upon Nr 16, the main issue would relate to overlooking; however, given the existing boundary treatment (1.8m high fence) and as the patio doors (side elevation of new extensions) would serve a non-habitable room (utility room); it is not considered the level of overlooking would warrant a refusal.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, no having any significant public or private amenities and therefore it is recommended that the application be approved. - 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 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 : 07.01.2021

Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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