Officer Planning Report Recommendation

Planning Report And Recommendations {{table:204180}} {{table:204181}} {{table:204182}} {{table:204183}} {{table:204184}} ### Considerations ### Written Representations ### Consultations

Officer's Report

Site

The site represents the residential curtilage of 23 Manor Park, Onchan, which is a two storey detached property, located on the northern side of Manor Park.

Land Use Zoning / Planning Policy

The property has been zoned under The Onchan Local Plan Order 2000 as being within an area of "predominately residential"; the site is neither within a Conservation Area nor within an area of High Landscape Value or Costal Value and Scenic Significance.

• Onchan Local Plan Order 2000
• Isle of Man Strategic Plan 2007

Planning History

There are previous planning applications, however none of which are considered relevant in the assessment and determination of this application:-

Proposal

The application seeks approval for the erection of a sun room extension to replace existing conservatory. The proposal would have a rear projection of 4.6 metres, a width of 6.5 metres and a ridge height of 4.4 metres.

Representations

Onchan Commissioners have refused the application on the following ground: “Approve.”

The Drainage Division makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Authority has received no privately written representations objecting to the application.

Assessment / Recommendation

Due to the zoning of the site and the proposed type of development the following policies are relevant for consideration:-

General

Policy 2: “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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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.”

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 proposal would replace the existing rear conservatory with a slightly larger sun room. The proposed design, proportion and form of the single storey structure would be in keeping with the existing property.

There was an initial concern that the proposal could lead to overlooking, resulting in a loss of privacy over Nr 21 Manor Park. However, after visiting the site it became apparent that this would not occur given the existing boundary wall which runs along the shared boundary. Additionally consideration was taken that there is an existing conservatory which has more glazing to the west elevation than the proposed sun room.

It was therefore considered the proposal would have no adverse impacts upon the residential amenities of the neighbouring property Nr 21 Manor Park.

Recommendation

Overall, it is considered that the development contained within the proposal would be in keeping with the character of the dwelling. Additionally, the proposal would have no adverse impacts upon the residential amenities of the neighbouring property Nr 21. As such the proposal complies with policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan and it is recommended that the planning application be approved.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• Onchan Commissioners
• Highways Division
• The Drainage Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 05.02.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 the erection of a sun room extension to replace existing conservatory as proposed in the submitted documents and drawing AT 971.1 all received on 30th December 2008.

C 3.

The external finishes of the extension must match those of the existing building in all respects.

N 1.

There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.

Planning Committee

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted _______________ Date : 16/2/09

Signed : _________________________ Acting Senior Planning Officer