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21/01268/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01268/B Applicant : Mr & Mrs Mark Beaumont Proposal : Erection of front and rear extension. Site Address : 55 Bemahague Avenue Onchan Isle Of Man IM3 4AP
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 21.01.2022 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. By reason of the size, flat roof design and inappropriate windows the proposed extension is considered to have an unacceptable visual impact on the existing dwelling contrary to General Policy 2 (b and c) and contrary to those principles set out in section 4 of the Residential Design Guidance 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 55 Bemahague Avenue, Onchan which is a two storey end of terraced property with a room within the roofspace. The property is within a terrace of three which are situated to the end of the Bemahague Avenue cul-de-sac.
1.2 To the end of the Bemahague Avenue cul-de-sac are 22 garages, it is unsure on whether the occupants of the garages are from Bemahague Avenue or the surrounding properties.
1.3 Due to the location of the property the rear and side is visible from the Lhondoo Close cul- de-sac of which due to the topography of the site as a whole the side garden is at a slightly lower topography.
THE PROPOSAL
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2.1 The current planning application seeks approval to erect a wedge shaped two storey flat roofed extension to the side elevation and a single storey extension to the rear with balcony above. The proposed two storey flat roof will measure approximately 5.4m high.
PLANNING HISTORY 3.1 There are no previous applications associated with the site.
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 property is not within a Conservation Area and it is unsure from the Flood Risk Management mapping whether the side garden of the property is within a Surface Water - Low Likelihood, 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.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
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 "Do not Oppose." (3.12.21)
5.3 Onchan District Commissioners have considered the proposal and state Refusal on the basis of "The layout and density of building design and visual appearance." (15.12.21)
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 When looking at extensions in general there is a presumption that the proportions of a proposed extension will follow the main dwelling, in that they will have the same roof pitch and window positions, whilst there is a case for flat roofed extensions which would not follow the same roof pitch the overall basis is the same, especially when viewed from such a public vantage point that the proposed extension will be due to its location within the overall streetscene.
6.2.3 This is especially important when assessing the suitability of a proposed extension on a property as when you are altering or extending a building in order to add additional living accommodation, the overall character and form of the main property and the overall streetscene is affected. General Policy 2 of the Isle of Man Strategic Plan indicates that generally house extensions within areas designed for development will be permitted providing
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that they reflect and enhance the appearance of the existing property, adjoining properties and their setting in terms of scale, design and materials.
6.2.4 The main finish which can be seen within the proposed extension is the two storey flat roof. Whilst modern design approaches are accepted they should be considered holistically with the original/main property and it's setting within the overall streetscene to avoid awkward jarring of materials and forms.
6.2.5 It is noted that the main dwelling is not of a late 90s design and that the proposed extension is directly next to several flat roofed garages, which are only single storey. Whilst this is the case the proposed two storey flat roofed extension appears disjoined from the main dwelling, this is only exacerbated by the extension being higher than the main eves height and situated further back from the front elevation and continuing further back than the rear elevation. The extension will also be more noticeable due to the difference in the windows proposed which do not match the existing dwelling, in size or design.
6.2.6 It is noted that the proposed extension has been designed due to the parameters given of the site, whilst this is the case, the proposal here is inappropriate extension for the property and the overall streetscene.
6.3 NEIGHBOURING AMENITY 6.3.1 With regards to neighbouring amenity, it is necessary to assess the proposed balcony to the rear elevation. Due to how the property is situated within the streetscene, the front elevation faces onto Bemehague Avenue and the rear elevation faces onto Lhonvane Close, where there is some grassland, a roadway and then the houses upon the Lhondhoo Close cul- de-sac situated to the West of the rear elevation.
6.3.2 With the above in mind, whilst a balcony within this area would be an odd item, it should not overlook any of the properties above and beyond what is already in place. The proposal also adds in a 1.8m high artificial/hedge screen to the neighbouring boundary which due to how small the rear gardens of the properties are would be enough to make sure there is not any undue or unnecessary overlooking to No. 53 Bemehague Avenu, Onchan.
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed infill extension should not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 By reason of its design, flat roof design and inconsistent windows, the proposal is considered to have an unacceptable adverse impact on the appearance of the existing dwelling and the surrounding streetscene and thus presents an inappropriate form of development contrary to General Policy 2 (b and c) and contrary to the design principles of Section 4 of the Residential Design Guidance 2021.
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;
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(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 the Head of Development Management 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 : Refused Date : 28.01.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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