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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling that is located between Belgravia Road and Bay View Road in Onchan. The proposed development comprises alterations and extensions to the dwelling to provide ancillary accommodation.
The application site has been the subject of two previous planning applications that are considered specifically material to the assessment of this current planning application:
Planning application 87/01669/A sought approval for the erection of a dwelling on the application site. This previous planning application was initially considered and refused on the 13th November 1987, with the initial refusal decision notice issued on the 11th December 1987. The Planning Committee resolved to confirm the refusal at review, with the review refusal decision notice issued on the 24th March 1988. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 18th August 1988.
Planning application 06/02116/B sought approval for the erection of a dwelling on the application site. This previous planning application was considered and refused on the 20th February 2007, with the refusal decision notice issued on the 23rd February 2007. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 17th July 2007.
Onchan District Commissioners recommend that the planning application be refused on the grounds that they consider the development to be excessive and over-intensive for the application site.
The Department of Transport Highways Division do not oppose the planning application.
The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors.
The owners and/or occupants of 5 Bay View Road, which directly neighbours the application site to the south, object to the planning application. The grounds for their objection can be summarised as concern regarding the level of development, the proximity of development to the common boundary, the overall intended usage of the proposed development, the vehicular access arrangements and the visual appearance of the proposal.
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:
"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
The planning application seeks approval for the erection of an extension to the existing dwelling to provide additional and ancillary accommodation.
Whilst that proposal sought approval for the erection of a separate detached dwelling it is considered that the report of the appointed Planning Inspector into the appeal against the refusal of previous planning application 06/02116/B is relevant to the assessment of this current proposal. Basically the appointed Planning Inspector concluded that there was insufficient space to accommodate a separate dwelling within the application site and that the two-storey height of the proposed dwelling would be out of keeping with the streetscene as well as be unneighbourly. The development proposed by this current planning application fundamentally differs from that proposed by the previous planning application. The proposed development is designed as an extension to provide ancillary accommodation to the existing dwelling, thus negating any issues relating to two separate dwellings being contained within the application site. The occupation of the proposed development as ancillary accommodation, and therefore the prevention of separation into two dwellings, is controllable by condition. The issue of appearance within the streetscene and neighbourhoods has been addressed by virtue that the proposed extension is single storey in form. It therefore matches the form of the existing dwelling, other properties within the surrounding area and does not overshadow or overlook neighbouring properties.
In terms of other issues the application site retains sufficient garden space after the erection of the proposed extension to provide a suitable level of amenity. The provision of a new vehicular access onto Bay View Road is little different to the numerous other existing vehicular accesses already found along that road and sufficient car parking provision is provided to serve the site. Whilst the L-shaped layout of the resultant dwelling is slightly unusual this is not considered to be reason for refusal given that the surrounding area contains a wide variety of house types and styles.
In conclusion it is considered that the proposed development is acceptable and accords with policy O/RES/P/21 of Planning Circular 1/2000. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners;
The Department of Transport Highways Division; and The owners and/or occupants of 5 Bay View Road.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Isle of Man Fire and Rescue Service.
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 29207 and 30207 date stamped the 9th October 2007.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The accommodation created by this approval must only be used as accommodation ancillary to that of the existing dwelling. For the avoidance of doubt, no approval should hereby be conferred by this approval for the use of the new accommodation as a separate dwelling.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 09.01.2008
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 09.01.2008 |
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