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                                      21/01490/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01490/B Applicant : Mr & Mrs Brett Rimmer Proposal : Infill extension to rear of house together with new patio area Site Address : 18 Manor Park Onchan Isle Of Man IM3 2EP

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 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 9th December 2021: o Drawing No. 01 o Drawing No. 02 o Drawing No. 03

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Interested Person Status - Additional Persons

None __

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                                      21/01490/B                                     Page  2  of  4

Officer’s Report

THE APPLICATION SITE

1.1 The application site is with the curtilage of No.18 Manor Park, Onchan which is a large detached dwelling situated to the South West of the Manor Park cul-de-sac.

THE PROPOSAL

2.1 The current planning application seeks approval to erect an infill extension to the existing rear elevation which is to encompass the existing conservatory. The proposed infill extension will have a mono-pitched roof with tiles to match the existing.

2.2 The proposal also proposes an enlarged patio with glass balustrade.

PLANNING HISTORY

3.1 The previous applications are not material to the consideration 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 but is within a Surface Water, High 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 state "No Highways Interest." (31.12.21)

5.3 Onchan Commissioners have requested a deferral on the application. (12.01.22)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• character and appearance (GP2, b,c)
• impact on neighing amenity (GP2, g)
• other matters (RDG, CP7, 11 & IP5)

6.2 CHARACTER AND APPEARANCE

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                                      21/01490/B                                     Page  3  of  4

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 the proposed extension sits at the rear and away from prominent public view, its size and scale is subservient and is relatively in keeping with the main house. The overall finish matches the existing dwelling and as such in terms of visual impact the proposal is considered to be acceptable.

6.3 NEIGHBOURING AMENITY

6.3.1 Due to the topography of the surrounding area, the properties most affected by the works would be No.37 Howe Road and No.39 Howe Road, as they are set at a lower elevation than No. 18 Manor Park. Whilst this is the case the proposed works are not increasing any perceived or actual overlooking above and beyond what is currently available. There is also mature hedging between the properties which creates a buffer.

6.4 OTHER MATTERS

6.4.1 The proposed works are an infill 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 will not increase water usage of the dwelling and therefore there are no new issues in this respect.

CONCLUSION

7.1 The proposed infill extension 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.

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 __

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                                      21/01490/B                                     Page  4  of  4

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

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.