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                                      21/00082/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00082/B Applicant : Mr Nigel Gregg Proposal : Extension of existing rear first floor balcony Site Address : 66 Groudle Road Onchan Isle Of Man IM3 2EZ

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.03.2021 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 24th May 2019:

o Drawing No.2021-079-001 o Drawing No.2021-079-002 o Drawing No.2021-079-003 o Drawing No.2021-079-004 o Drawing No.2021-079-005 o Drawing No.2021-079-006 o Drawing No.2021-079-007

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE

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1.1 The application site is the residential curtilage of 66 Groudle Road which is a large property situated to the northern end of Groudle Road.

1.2 Due to the topography of the site which goes steeply from south to north the property is split level and viewed as a bungalow from the main road. To the rear of the property there are two balconies of which each balcony projects 1.5m out and one Juliet balcony.

THE PROPOSAL 2.1 The current planning application seeks approval to remove the balcony to the eastern end of the rear with the Juliet balcony and replace both with a new balcony measuring 7.7m in width which will project from the main property from between 3.8m and 5.3m. Proposed with this balcony is a glazed balustrade measuring 1m.

2.2 Also proposed is the alteration of the western end of the rear balcony change from metal balustrade to a glazed balustrade.

PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East.

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;

4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 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 (23.02.21).

5.2 Onchan Commissioners have considered the proposal and recommend approval (25.02.21)

ASSESSMENT 6.1 The fundamental issues to consider in this assessment is the potential impact of the proposed balcony on the character and appearance of the property, the wider streetscene and if there would be an impact to neighbouring amenity.

6.2 Firstly when looking at the proposed balcony with regards to the overall streetscene due to the topography of the site and how the properties have been designed within this topography, the views of the rear properties is minimal. As such any views would be fleeting, this means

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that any impact of the proposed balcony on the overall streetscene and property would be minimal.

6.3 The property is also relatively new having been built around 2008 which means the change from a metal balustrade to glass balustrade will not affect how the property is viewed as a whole or within the streetscene due to the overall appearance being relatively modern.

6.4 When looking at the proposed balcony one of the main issues with these types of development is the impact on the neighbouring amenity especially when taking into account the enlargement of this balcony and how it could impact the neighbours on both sides.

6.5 The Residential Design Guidance 2019 gives advice on balconies within residential dwellings which states, "4.7.2 In most instances, roof terraces on terraced or semi-detached properties are unlikely to be acceptable. For detached properties they can be acceptable where they are carefully designed to avoid unreasonable overlooking of neighbouring properties (including gardens). Large separation distances to neighbouring boundaries and habitable room windows will help to avoid such issues. Strategically placed solid screens/obscure glazed screens/ slatted shutter screens may sometimes help where it is not otherwise possible to avoid overlooking. However, the use of such screens needs to be combined with careful design as such screening may result in a loss of light and/or be an overbearing and dominating feature to the outlook of the neighbouring properties/street scene. Balconies should not result in views into the rear windows of neighbouring properties at a distance of less than 20 metres."

6.6 It could be seen from my site visit that even though the topography of the ground slopes from south to north which could potentially bring up overlooking issues into the rear gardens of No.64 Groudle Road and "Bibaloe View," 68 Groudle Road that there was substantial hedging to both sides which would minimalize possible overlooking. Both properties are also more than double the 20m required distance with regards to possible overlooking.

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: 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 __

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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: 08.03.2021

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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