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21/00149/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00149/B Applicant : Dr Peter Slinger & Ms Aisha Mulla Proposal : Alterations and erection of single storey extension, creation of decking, and rendering works Site Address : 49 Sea Cliff Road Onchan Isle Of Man IM3 2JD
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: 22.03.2021 __
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 and extensions would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2019.
Plans/Drawings/Information; This approval relates to drawings referenced; 01, 02, 03, 04, 05, all date stamped, received on 4th February 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.49, Sea Cliff Road, Onchan. The property is a detached dwelling on a corner plot with the highway to the north and east. The property is a detached bungalow of typical form with a hipped roof and attached conservatory
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to the east elevation. The property has lawned gardens to the front (south) and private gardens backing at the rear (north) backing onto Kind Edward Road.
2.0 THE PROPOSAL 2.1 Proposed is the Alterations to the external appearance of the dwelling with the erection of a single storey extension to the front elevation and the creation of decking in conjunction with the proposed extension. Also included is the rendering of the property.
2.2 The scope of works would see the to the south east elevation (front) a single storey extension measuring 2.3m deep and 6.7m wide, creating a fully glazed gable end as opposed to an existing hipped roof and window below façade; and the infill to the existing front porch. On the same elevation the erection of timber decking with glass balustrade 4.0m deep and 9m wide across the front elevation and the existing windows on the south and east elevation changed to Anthracite coloured frames. The property is to be re-rendered with a silicone render finish.
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 Area Plan for the East 2020.
3.2 The site is not within a conservation area or within an area identified as being at risk of flooding.
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;
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 20/01348/B - Replacement of existing roof tiles and alterations to existing conservatory including installation of new flat roof and roof lantern above and the installation of replacement windows. APPROVED. The officer described the proposal as; 'Proposed are the replacement of the main dwelling roof tiles with new mimic slate concrete roof tiles, and the replacement of the existing side elevation conservatory with a new solid flat roof sunroom and roof lantern above. The conservatory windows and doors are also to be replaced with new'.
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4.2 11/00827/B - Erection of garden walling and inclusion of gates within existing vehicular access. REFUSED. The reason for refusal was; "The proposed development constitutes an intrusive and incongruous feature within the street scene where the frontages are general open plan in appearance, with only modest boundary treatment if any. As such, the proposal is concluded to be unacceptably contrary to the provisions of policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007".
4.3 06/01240/B - Erection of replacement conservatory to side elevation. APPROVED.
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners commented (23/02/21) seeking an extension until the next meeting of the 8th March. The Isle of Man went into a COVID lockdown on the week commencing 1st March 2021. At the time of writing the island is still in lockdown and no further response has been received.
5.2 Highways Services do not object (10/03/21)
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))
(i) Visual impact 6.2 From the streetscene at the front (east) and side (north) the proposed extension would be introducing a built form further forward than the existing building line but only by 2.3m. However this will create a fully glazed gable end, from a hipped roof, which will alter the appearance of the property from the front and side, but not so much that it would be considered an incongruous feature given the current streetscene and the degree of modernisation that has taken place to the neighbouring properties. The highway to the east is at a lower level and when opposite the property or when driving past your viewing angle would be only really of the upper proportions given the lower aspect is a glazed balcony and from the side would be a glazed area. On balance this aspect is deemed an acceptable method of extending and appearance.
6.3 The addition of a balcony / decking terrace area projecting out from the front elevation, would would still be set back significant distance ( 8m ) from the highway edge with gardens to the front and surrounds. Whilst the decking area would be formalising this area more than its current use as a front garden, this would be read in the residential context of the property and streetscene.
6.4 The alterations to the window frames and the creation of a new porch are acceptable additions that will not exacerbate the visual impact of the property over and above its current appearance. The above aspects of development are deemed to be acceptable forms of development which would not adversely alter the residential appearance of the property and complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
6.5 (ii) Neighbouring amenities The level and scale of front extension and decking, especially being single storey in nature, 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 south (No.48) where there would be no overlooking or loss of privacy.
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6.6 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).
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 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: 25.03.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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