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22/00188/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00188/B Applicant : Mr Ben Haslam Proposal : Alterations and erection of extension to provide garage and additional living accommodation (Retrospective) Site Address : 28 Victoria Avenue Onchan Isle Of Man IM3 1BD
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.05.2022 __
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.
C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following window and shall be maintained as such thereafter;
South East Elevation - garage window for stair landing
Reason: In the interests of neighbouring residential amenities.
C 3. The living accommodation within the first floor of the garage hereby approved shall only be used in association with the main dwelling house "28 Victoria Avenue" and for purposes incidental to the use of main dwelling house "28 Victoria Avenue" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 2002 VA 400B.
Reason: The dwelling is within a single residential plot within an area of similar developments. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
This application has been recommended for approval for the following reason.
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22/00188/B Page 2 of 5
This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information; This approval is related to the documents and drawing no. 100 as having been received on 17th February 2022; and drawing no. 400 Rev B and 401 Rev A as having been received on 5th April 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 28 Victoria Avenue, Onchan, a two-storey end-of- terrace dwelling located on west corner of Victoria Avenue and Mount View Road.
1.2 The house consists of a two-storey pitched roof main dwelling and a single-storey near- flat-roof side extension.
2.0 THE PROPOSAL 2.1 This application seeks retrospective approval for the erection of a rear extension and a garage.
2.2 The single-storey flat-roof extension runs along the north boundary of the site and the two-storey garage is at the north corner of the site.
2.3 There is a lantern rooflight on the extension. There is also a sliding door and a window on the southeast elevation.
2.4 There are two windows on the first floor of the northwest elevation of the garage. There is an entrance door and a garage door and a roof light on the northeast elevation. There is a window on the first floor of the southeast elevation and there is a rooflight on the southwest elevation. There is a toilet on the first floor of the garage.
3.0 PLANNING HISTORY 3.1 Alterations and erection of extension to provide garage and additional living accommodation was APPROVED under PA 20/00567/B. The current application shares the same main structure with this approval but has made changes regarding windows and added a toilet on the first floor of the garage.
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. g 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
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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.
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 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.
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5.4 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 objects to this application (08.03.2022). The comment considers "the proposed garage's height and impact of the proposed garage is detrimental to the streetscape of Mount View Road."
6.2 Highway Services states there is no highway interest in this application (08.04.2022).
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the character and streetscene of the area and the amenities of the neighbours.
Character and Street Scene 7.2 The area is characterised by detached garages/parking areas which back onto the unadopted rear lane which serves all the properties in the area. The proposal with pitched roof would be larger than other detached garages at the rear of the properties on the terrace, albeit approval has been granted for a similar sized garage under PA 20/00549/B (This is 900mm lower than the proposed). The garage at No. 12 Victoria Avenue is also of a size that is similar to the proposed garage. Granting the proposed garage extension would rise higher than the neighbouring garages, its scale, appearance and finish would be in keeping with the area given that it would abut the gable end of a two storey terraced dwelling on Mount View Terrace, besides being set back about 5m from the rear access lane, 8m from the terrace and 2.5m lower than the abutting dwelling at the rear (1 Mount View Terrace). Based on the foregoing, it is considered the proposal would be in keeping with the character and appearance of the area.
Neighbouring Amenities 7.3 The extension is single storey and passes the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.4 There is no overlooking concern for the northwest and northeast elevation.
7.5 The windows on the southeast elevation are overlooking into No. 26. However, since there is no tall boundary wall exist at the moment. It is considered that there is no additional overlooking created from the extension. The first floor window on the garage however, is considered to have increased level of overlooking due to being in an elevated position. Therefore, a condition is attached to make the window opaque to minimise the 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 and Residential Design Guide July 2021. 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;
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(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. __
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 : 06.06.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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