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21/01173/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01173/B Applicant : Mr & Mrs Thomas Chambelain Proposal : Alterations, raising of garage roof, installation of a roof lantern and extension of hard standing Site Address : 52 Laurel Avenue Onchan Isle Of Man IM3 3JG
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.11.2021 __
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 proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 5th October 2021: o Drawing No. JTM2158-P-01 o Drawing No. JTM2158-P-02
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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 52 Laurel Avenue, Onchan, which is a bungalow with integral garage situated to the South of Laurel Avenue, to the end of a Cul-de- Sac.
1.2 To the side and rear of the property is a pedestrian walkway which connects the other Laurel Avenue Cul-de-Sac's with the Cul-de-Sac's in Briarfield Avenue up North towards Ashley Hill School and down South West towards Onchan School.
THE PROPOSAL 2.1 The current planning application seeks approval firstly to raise the existing flat roof by 0.8m and install a roof lantern and secondly to add additional parking to the front garden
PLANNING HISTORY 3.1 There is one previous application which was PA03/01299/B which was for the "Erection of a conservatory to rear elevation" which was Permitted.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 6, Onchan. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. Transport Policy 7 is also important with regards to parking standards.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network efficiency and/or parking." (20.10.21)
5.3 Onchan Commissioners have considered the application and state, "Approved for planning purposes only." (03.11.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 In the case of this application it proposes the height increase of the already existing flat roof and the installation of a roof lantern. Whilst the proposed garage is within a prominent
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public vantage point due to its location on the plot the increase of the height of the roof will be noticeable but it will not impact the overall streetscene or how the property is viewed within that streetscene.
6.3 NEIGHBOURING AMENITY 6.3.1 The proposal is not introducing anything which would create an impact to the neighbour's amenity in all directions.
6.4 HIGHWAY ISSUES 6.4.1 It is noted that the proposal will remove more than 50%, due to the properties location within the streetscene the alteration will not impact the overall streetscene and the increased parking will provide the two spaces as recommended under Transport Policy 7.
6.5 OTHER MATTERS 6.5.1 The proposed works are to raise the existing garage roof, as such the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. Whilst the proposal is raising the roof it is not increasing any surface area of the dwelling, as such any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed
CONCLUSION 7.1 The proposed raising of the roof is acceptable in terms of its form, mass and design by providing a suitable extension to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021 with the proposed parking complying with Transport Policy 7.
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: 10.11.2021
Determining officer
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Signed : C BALMER
Chris Balmer
Principal Planner
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