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22/00459/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00459/B Applicant : Mrs Helen Callow Proposal : Alterations to side extension including change of roof pitch, installation of a flue, installation of door to front elevation, and increase in size of window on rear elevation (retrospective) Site Address : 48 Groudle Road Onchan Isle Of Man IM3 2EE
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.07.2022 __
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 approval is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. 322-01 which have been received on 25th April 2022.
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Interested Person Status - Additional Persons
None __
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Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 48 Groudle Road, Onchan, a two-storey semi- detached dwelling located to the west of Braddan Road. The site level decreases from the highway.
1.2 The house consists of a two-storey pitched-roof main dwelling, a single-storey pitched- roof front extension, a single-storey flat-roof garage on the east elevation and a two-storey hipped-roof rear extension.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a two-storey pitched roof extension on the east elevation in replacement of the existing garage.
3.0 PLANNING HISTORY 3.1 Rear extension to property was APPROVED under PA 20/00438/B. The current dwelling was built partially according to this approval. This application also included a two-storey flat- roof side extension, which was not constructed.
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 known planning constraints overlap 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; (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; (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
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of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Visual Design 4.6 Strategic Policy 3 and Environment Policy 42 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 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development"
Environment 4.8 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."
Parking 4.9 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.10 Appendix 7.6 states that for typical residential development, there should be 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
Others 4.11 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regard to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
4.12 Infrastructure Policy 5 states: "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
PPS and NPD 4.13 There is no relevant Planning Policy Statement or National Policy Directive 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. Therefore, it is considered that the Guide is materially relevant to this application.
5.2 RDG 4.8 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architectural style. The section also specifically mentioned that detached/semi- detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.
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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.
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 has no objection to this application (17.05.2022).
6.2 Highway Services states there is no highway interest in this application (12.05.2022).
7.0 ASSESSMENT 7.1 The key considerations in the determination of the application are its impact on the house itself, on the character and street scene of the area and on the amenities of the neighbours.
Design of the House Itself 7.2 The side extension is designed in a similar style as the main dwelling. The new roof is lower than the ridge of the main roof. Therefore, the proposed is considered subordinate to the main dwelling.
Character and Street Scene 7.3 The front elevation is visible to the public and the rear elevation may be partially visible to the public from Buttermere Drive. The design is similar to the main dwelling, therefore, the proposal is considered to have a neutral impact on the character or streetscene of the area.
Neighbouring Amenities 7.4 The proposed passes the "45 Degree Approach". Therefore, there is no concern for overshadowing or overbearing.
7.5 There is no additional vantage point created compared to the previous approval. Therefore, it is considered that there is no concern for additional overlooking.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and the 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; (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.
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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 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 : Permitted
Date: 22.07.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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