50962

==== PAGE 1 ====

                                      21/00105/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00105/B Applicant : Mr & Mrs Graham Druggan Proposal : Removal of existing conservatory, erection of a two storey extension to side elevation, conversion of existing garage and creation of additional hardstanding Site Address : 11 Whitebridge Road Onchan Isle Of Man IM3 4HQ

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 20.05.2021 __

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. This application is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the submitted documents, drawing no. JTM2029-P-00 as having been received on 16th February 2021, JTM2029-P-001 Rev A as having been received on 23rd April 2021.

__

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

DoI Flood Risk Management Division MUA Drainge __

==== PAGE 2 ====

                                      21/00105/B                                     Page  2  of  4

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 11 Whitebridge Road, Onchan, a two- storey end-of-terrace dwelling located on the west corner of Whitebridge Road and Sandringham Drive. There is a single-storey pitched-roof garage at the north corner of the main dwelling.

2.0 THE PROPOSAL 2.1 The proposed work is the erection of a two-storey side extension and the erection of a link between the new extension and the existing garage.

3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

4.3 General Policy 2: "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".

4.4 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7."

4.5 Appendix 7.6 states typical residential dwelling should have "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms."

4.6 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

4.7 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

4.8 RDG 3.2 Potential Visual Impact of an Extension upon the Existing House states a pitched roof is preferred to a flat roof, especially when it's publicly visible. However, an exception can possibly be made when the existing property has a flat/low pitched roof design.

4.9 RDG 4.4 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street

==== PAGE 3 ====

                                      21/00105/B                                     Page  3  of  4

scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architecture style. The section also specifically mentioned that detached/semi- detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.

4.10 RDG 4.5 Extension to A Dwelling on A Corner Plot sets out key considerations for extension on a corner plot. The type of extension are usually readily visible by the public and can become a dominate feature of the street scene and therefore requires careful design consideration. Generally, any extension should not project further than the building line of those properties on adjacent roads, whilst still respecting the existing dwelling.

4.11 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.

4.12 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

5.0 REPRESENTATION 5.1 Onchan District Commissionaires has no objection on this application (21/04/2021).

5.2 DoI Highway Services wrote in objection to this application (19/03/2021) and requested revision to the application. The comment points out that the site requires vehicle to reverse into the parking space from a primary road. The comment also concerns that the proposed parking space does not have enough passing width to be actively utilised.

5.3 DoI Highway Services has change their recommendation to do not oppose (29/04/2021) after revision was received base on the previous objection. The comment states that the additional 300mm of width will make movements in and out of the space easier. The revised layout remains an arrangement that is likely to be inconvenient and impractical, but is acceptable. The comment states that there is no significant road safety or highway network efficiency issues.

5.4 DoI Flood Risk Management Division states there is no flood risk management interest in this application (01/04/2021).

5.5 Manx Utilities Drainage states they have no comments to issue for this application (23/04/2021).

6.0 ASSESSMENT 6.1 The main concerns for this application are four folds: its impact on the appearance of the property itself, on the character and landscape of the area, on parking provision and on the amenities of the neighbours.

6.2 The extension is designed in a similar style as the main dwelling and it complies with RDG 4.5. The recess from the front elevation has reduce its dominating impact on ther street scene. Therefore, the design is considered acceptable.

6.3 As Highway Services does not oppose the revision plan, it is considered that it's impact on parking provision is acceptable.

6.4 The extension is south of No.2 Sandringham Drive. However, It is considered that there is no an unacceptable level of overbearing or overlooking to No.2.

==== PAGE 4 ====

                                      21/00105/B                                     Page  4  of  4

6.5 The new windows all only have a view of the public road. Therefore, it is considered there is no overlooking concerns.

7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 and Transport Policy 7. Therefore, it is recommended for an 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 which 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: 20.05.2021

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.