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21/01522/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01522/B Applicant : Mr Ben Carling Proposal : Erection of a single storey extension to rear elevation Site Address : 72 Royal Avenue Onchan Isle Of Man IM3 1LB
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.02.2022 __
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. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan
Plans/Drawings/Information; This approval relates to documents and drawing no. 459-01 as having been received on 15th December 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 72 Royal Avenue, Onchan, a two-storey mid- terrace dwelling located on the east of Royal Avenue, between its junctions with Royal Drive and Central Drive.
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1.2 The house consists of a two-storey pitched roof main dwelling, a two-storey mono- pitched-roof rear extension and a pitched roof dormer.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a single-storey flat-roof rear extension. It will have a lantern rooflight and a bi-fold door. The extension will fill the gap between the rear extension and the boundary wall.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 No planning constraint overlaps with the site.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 General Policy 2, which provides an overall requirement for all development, states: "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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.5 Paragraph 8.12.1 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."
Design 4.6 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
4.7 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."
Other 4.8 Community Policy 7 and 10 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire.
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4.10 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
PPS and NPD 4.12 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
5.2 RDG 4.6 Rear Extensions set out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect". It also points out that single-storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house.
5.3 RDG 4.7 Flat Roof Extension sets out some key considerations regarding the acceptability and details of having a flat roof for extensions. It states that a parapet should be used along with architecture detailing. Furthermore, contemporary design can be acceptable in certain circumstances.
5.4 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.5 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has no objection to this application (12.01.2022).
6.2 Highway Services states there is no highway interest in this application. (31.12.2021).
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the house itself, on the character and street scene of the area, on the amenities of the neighbours and on trees.
Design of the House Itself 7.2 The rear extension is designed in a more contemporary style compared to the main dwelling. The parapet on the flat roof connects the extension to the main dwelling, the existing extension and the boundary wall seamlessly. Therefore, it is considered that the flat roof choice is acceptable.
Character and Street Scene 7.3 The proposal is not visible to the public and does not have a negative impact on the character or streetscene of the area. Therefore, the design is considered acceptable.
Neighbouring Amenities 7.4 The extension is single storey and lower than the neighbouring extensions. Therefore, it is considered that there is no concern for overshadowing or overbearing.
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7.5 There is no new vantage point created by the proposal. Therefore, there is no concern for overlooking.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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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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 : 07.02.2022
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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