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20/01513/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01513/B Applicant : Mr & Mrs Sean and Sue Thompson Proposal : Alterations and erection of an extension Site Address : 9 Glen View Road Onchan Isle Of Man IM3 4HL
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.02.2021 __
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 proposed works complies with General Policy 2 of the Isle of Man Strategic Plan.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 4th January 2021: o Drawing No.001 - Proposed o Drawing No.001 - Existing __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 9 Glen Road View, Onchan which is a detached bungalow situated to the north west of Glen View Road.
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1.2 The topography of the site means that No.9 Glen View Road is situated lower than "Failte" which is situated to the south west of the property but higher than 11 Glen View Road which is situated to the north west of the property.
1.3 The properties situated to the rear of the application site along Ballachrink Drive are situated at a higher level than the application site.
THE PROPOSAL 2.1 The current planning application seeks approval firstly to remove the existing conservatory and to erect a flat roofed rear extension measuring approximately 4.5m by 10.7m with an overall height of approximately 3.3m. With the proposed new extension is the alteration of a window situated to the east elevation which has been enlarged to measure approximately 1.4m by 1.1m.
2.2 There is also the installation of three rooflights to each elevation of the main dwelling measuring 0.78m by 0.98m.
PLANNING HISTORY 3.1 There are no previous planning applications identified on this site.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 6, Onchan.
4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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: 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; n) is designed having due regard to best practice in reducing energy consumption."
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 is also relevant and 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."
4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (02.02.21).
5.2 Onchan Commissioners have considered the proposal and recommend approval (10.02.21).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties. Firstly it is necessary to note that the proposed rooflights would fit within the Permitted Development order due to their size and location and as such have not been assessed within this application.
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CHARACTER AND APPEARANCE 6.2 When looking at single storey extensions to the rear of a property the Residential Design Guidance 2019 has some guidance, "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach."
6.3 With the above in mind the main aspects are whether the extension would be suitable in terms of its design, form, size and finishes. The property itself is relatively plain from an architectural point of view and whilst the proposed extension is of the flat roof verity which isn't necessarily a type of roof which the Department accepts on Planning Applications, a flat roof is the most logical roof type due to the bungalow style of the property. It is considered that the overall level of the development contained within this proposal is relatively modest an in keeping with the character of the property in question.
NEIGHBOURING AMENITY 6.4 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. When taking in the topography of the neighbouring properties, No. 11 Glen View Road would be the closest property which could be affected due to the proposed works. Due to the extension being a single storey extension to the rear and due to the overall height being kept to a single storey and there being no additional windows with the extension on either side elevation there would be no overlooking, overshadowing or loss of light as such the property or occupants would not be affected by the proposed works.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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:
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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 __
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: 17.02.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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