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21/01380/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 21/01380/B Applicant : Mr Dan Bentham Proposal : Alterations including roofing works, windows and doors, construction of a summerhouse and widening of the existing vehicle access Site Address : 3 Mount View Road Onchan Isle Of Man IM3 4AB
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.01.2022 __
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 17th November 2021: o Location Plan o Site Plan o Existing Plans and Elevations o Proposed Plans and Elevations __
Interested Person Status - Additional Persons
None __
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21/01380/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 3 Mount View Road, Onchan which is a two storey detached property to the North West of Mount View Road.
1.2 The property is a two storey dwelling with attached flat roofed garage which is situated slightly forward of the main dwellings building line. The property is spar dashed with accents of mixed paving stones to both the first floor level and the ground floor level.
1.3 Mount View Road is characterised by detached dwelling of different types with flat roofed garages and parking to the front elevation.
THE PROPOSAL
2.1 The current planning application seeks approval for the following but not limited to;
PLANNING HISTORY
3.1 The previous applications are not relevant to the assessment of this application.
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 or 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, followed by Transport Policy 7 in accordance with Appendix 7 which sets out parking standards.
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 state in part, "The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services
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21/01380/B Page 3 of 4
Development Control raises no objection subject to all vehicular access arrangements to accord to drawing titled, 'proposed plans and elevations'. (13.12.21)
5.3 Onchan Commissioners have considered the proposal and state "Approved for planning purposes only." (11.01.22)
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 when looking at the proposed roof alterations to the rear, it sits to the rear of the existing garage and away from a prominent public vantage point, by reason of its size and scale it is subservient and relatively in keeping with the main dwelling.
6.2.3 The other alterations proposed are to make the property more modern in its appearance, whilst this will be noticeable due to the change in materials and the location to the mostly the front elevation, due to the existing dwelling being of non-traditional form and capable of accommodating a more modern approach in its appearance, in terms of visual impact the proposal is considered to be acceptable.
6.3 NEIGHBOURING AMENITY
6.3.1 With regards to neighbouring amenity, the proposed works are not increasing the overall floor area of the property and are removing two windows which face onto No.1 Mount View Road at a ground floor level which will reduce any overlooking and whilst the proposal does increase a window to the first floor level, due to its location above the staircase, it is anticipated that there should be a minimal impact to No.1 Mount View Road.
6.4 HIGHWAY SAFETY
6.4.1 The proposed driveway works will result in an increased width to an already operational access into the site. The changes are not expected to make worse any existing arrangements or visibility from the access and thus no new highway safety issues are expected and the level of development proposed is acceptable and to comply with General Policy 2 (h and i).
6.4.2 The main consideration when looking at driveway extensions are whether they will alter how the property is viewed within the overall streetscene. Whilst the proposal here is removing more than 50% of the overall front garden, this could be done without prior Planning Approval with the main development being the increased access onto the Highway.
6.4.3 Whilst this is the case, part of the front garden has been proposed to be retained, namely in front of the property and to the boundary with No.5 Mount View Road, Onchan which assists in the front of the property in not appearing as a car parking area and whilst the site currently has parking available, it would not meet the current sizing required in the Manual for Manx Roads, as such having the parking spaces upon the property would be acceptable.
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21/01380/B Page 4 of 4
6.4.4 It is also noted that the drop down kerb is not a matter that can be dealt with via this application and requires a separate Section 109 agreement with DOI Highways.
6.5 OTHER MATTERS
6.5.1 Being an extension to an existing dwelling, the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. The extended roof area will increase surface area of the dwelling although water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and so there are to be no new issues in this respect.
CONCLUSION
7.1 The proposed alterations to both the property and the driveway are acceptable in terms of their form, mass and design by providing suitable alterations to an existing residential property and as such complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
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 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 : Permitted Date : 28.01.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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