DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/00268/B Applicant: Mr & Mrs Mark Beaumont Proposal: Erection of a two storey side extension and erection of a single storey rear extension with balcony above. Site Address: 55 Bemahague Avenue Onchan Isle Of Man IM3 4AP Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 17.06.2022 _________________________________________________________________ R : Reasons for Refusal O : Notes attached to reasons Reasons for Refusal R 1. By reason of the inappropriate roofing design, the proposed extension is considered to have an unacceptable visual impact on the existing dwelling contrary to General Policy 2 (b and c) and contrary to those principles set out in section 4 of the Residential Design Guidance 2021.

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 55 Bemahague Avenue, Onchan which is a two storey end of terraced property with a room within the roofspace. The property is within a terrace of three which are situated to the end of the Bemahague Avenue cul-de-sac. - 1.2 To the end of the Bemahague Avenue cul-de-sac are 22 garages, it is unsure on whether the occupants of the garages are from Bemahague Avenue or the surrounding properties.

1.3 Due to the location of the property the rear and side is visible from the Lhondoo Close culde-sac of which due to the topography of the site as a whole the side garden is at a slightly lower topography. THE PROPOSAL - 2.1 The current planning application seeks approval to erect a wedge shaped two storey extension to the side elevation and a single storey extension to the rear with balcony above. The proposed extension is to have a double pitched roof and far roof to the rear two storey part of the proposal. PLANNING HISTORY - 3.1 There is one previous application upon the site which is relevant to the assessment of this application which is PA21/01268/B which was refused for the following reasoning, "By reason of the size, flat roof design and inappropriate windows the proposed extension is considered to have an unacceptable visual impact on the existing dwelling contrary to General Policy 2 (b and c) and contrary to those principles set out in section 4 of the Residential Design Guidance 2021." 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 and it is unsure from the Flood Risk Management mapping whether the side garden of the property is within a Surface Water - Low 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 "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that highway licences may be necessary for the use of the highway during works." (24.03.22) - 5.3 Onchan District Commissioners have considered the proposal and state Refusal on the basis of "The layout and density of building design and visual appearance." (6.4.22) 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

• 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 The previously refused application PA21/01268/B was refused for two reasons, firstly the inconsistency with the windows within the proposal and secondly the proposed flat roof. When looking at extensions in general there is a presumption that the proportions of a proposed extension will follow the main dwelling. Whilst this is the case, the proposal here has introduced three different roof types, firstly a smaller pitched roof, then secondly a pitched roof which follows the lines of the rear slope of the dwelling and then a flat roof to the rear part of the two storey extension.
• 6.2.3 The proposed roof here, is inconsistent with the existing dwelling and adds in to many inappropriate forms of design which would have an impact upon the existing dwelling as a whole and the overall streetscene, especially when viewed from such a public vantage point that the proposed extension will be, due to its location within the overall streetscene. Whilst "modern" design approaches are accepted they should be considered holistically with the original/main property and it's setting within the overall streetscene to avoid awkward jarring of materials and forms.
• 6.2.4 This is especially important when assessing the suitability of a proposed extension on a property as when you are altering or extending a building in order to add additional living accommodation, the overall character and form of the main property and the overall streetscene is affected. General Policy 2 of the Isle of Man Strategic Plan indicates that generally house extensions within areas designed for development will be permitted providing that they reflect and enhance the appearance of the existing property, adjoining properties and their setting in terms of scale, design and materials.
• 6.2.5 As per the previous application it is noted that the proposed extension has been designed due to the parameters given of the site, whilst this is the case, the proposal here is inappropriate extension for the property and the overall streetscene.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 As the application has not altered with regards to the proposed works. The following has been copied from PA21/01268/B, "With regards to neighbouring amenity, it is necessary to assess the proposed balcony to the rear elevation. Due to how the property is situated within the streetscene, the front elevation faces onto Bemehague Avenue and the rear elevation faces onto Lhonvane Close, where there is some grassland, a roadway and then the houses upon the Lhondhoo Close cul-de-sac situated to the West of the rear elevation.
• 6.3.2 With the above in mind, whilst a balcony within this area would be an odd item, it should not overlook any of the properties above and beyond what is already in place. The proposal also adds in a 1.8m high artificial/hedge screen to the neighbouring boundary which due to how small the rear gardens of the properties are would be enough to make sure there is not any undue or unnecessary overlooking to No. 53 Bemehague Avenue, Onchan."

- 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an 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 should not increase water usage of the dwelling and therefore there are no new issues in this respec

CONCLUSION

7.1 By reason of its inappropriate roofing design, the proposal is considered to have an unacceptable adverse impact on the appearance of the existing dwelling and the surrounding streetscene and thus presents an inappropriate form of development contrary to General Policy 2 (b and c) and contrary to the design principles of Section 4 of 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

I can confirm that this decision has been made by a Principal Planner 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 : Refused Date: 20.06.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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