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21/00090/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00090/B Applicant : Miss Nicola Johnson Proposal : Erection of extension, replace garage door with a window and widening of driveway and vehicular access Site Address : 6 Highfield Crescent Onchan Isle Of Man IM3 3BH
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit : 04.03.2021 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.03.2021 __
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 alterations to the dwellinghouse would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and designed to would comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings referenced Plans and Elevations, Site and Location Plans, all date stamped received on 28th January 2021 __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of No.6 Highfield Crescent, Onchan. The property is a detached dwelling to the East of the highway. The property is a detached
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bungalow of typical form for the surrounding area with a flat roof garage, set back from the building line but attached by a hallway link to the north elevation, with white painted render.
2.0 THE PROPOSAL 2.1 Proposed is the erection of an extension to the front elevation, replacing the garage door with a window and widening of the driveway and vehicular access.
2.2 The scope of works would see the conversion of the existing double garage to create an en-suite bedroom; The construction of a small single storey extension across the front elevation of the garage (7m x 2.5)m to form a separate study room and create a porch area with a new front door. Additional parking would be created at the front of the house adjacent to the existing.
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. The site is not within a Conservation Area or is identified as being within a flood risk area. 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; (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 adverse effect on road safety or traffic flows on the local highways."
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 published house holder advice within 'The Residential Design Guide' (March 2019) which provides advice on extensions to existing properties as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY 4.1 16/00230/B - Alterations and extensions to dwelling. Approved.
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This application proposed a flat roof porch extension to the front elevation between the main dwelling and the garage, partial conversion of the garage to utility room with insertion of new door and window to the rear elevation facing into the garden; erection of single storey rear extension for en-suite bedroom.
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners commented (09/02/21) with no objection.
5.2 Highways Services do not object (10/02/21) as the proposal would provide three parking spaces, visibility of 2.4m x 43m can be achieved for the speed limit of the area, the dropped kerb would need a S.109(A) highways agreement.
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)) (iii) Highways Safety
(i) Visual impact 6.2 From the streetscene at the front the proposed extension would be introducing a built form further forward from the existing garage but no further forward than the existing building line of the property. This forward projection would be finished in the same flat roof as the existing garage and in terms of size, height and general appearance it is considered to be proportionate to the front elevation and designed to serve that specific purpose for an extension. When finished to match the front elevation it will ensure the built form is in keeping with the character and appearance of the dwellinghouse. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
6.3 (ii) Neighbouring amenities The level and scale of rear extension, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the occupants of the main dwellinghouse or considered to harm the neighbouring amenity, specifically the closest neighbour to the north (No.8). There are no windows proposed in the north elevation that would offer any overlooking or loss of privacy.
6.4 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect or lead to a loss of privacy. It is further noted we have not received any objections or comments from the adjoining neighbours. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
6.5 (iii) Highways Safety
Highway Services have considered the merits of the proposal, access to and from the site from the highway, as well as parking and highway safety. As the transport professionals their comments are heavily relied upon and as they do not object, the proposal would be aligned with the principles of GP2 (h&i).
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
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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 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: 24.03.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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