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22/00553/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00553/B Applicant : Mr & Mrs Brett Rimmer Proposal : Conversion of existing garage into living space, internal alterations and installation of raised deck over existing rear patio Site Address : Renshent 18 Manor Park Onchan Isle Of Man IM3 2EP
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.07.2022 __
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.
C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following window and shall be maintained as such thereafter;
Southeast Elevation - en-suite
Reason: In the interests of neighbouring residential amenities.
This application has been recommended for approval for the following reason. This application 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. 01 Rev A, 02, 04 Rev A which have been received on 5th May 2022.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 18 Manor Park, Onchan, a single-storey detached dwelling located on the south of Manor Park.
1.2 The house consists of a single-storey pitched-roof main dwelling, a single-storey pitched-roof porch, a single-storey pitched-roof double garage and a single-storey pitched-roof extension on the front elevation, a single-storey pitched-roof extension and a conservatory on the rear elevation.
2.0 THE PROPOSAL 2.1 The proposed is for the external alteration to the garage to facilitate its conversion into living accommodation. This includes replacing the two garage doors with two windows and make up the wall to match existing, installation of a window on the southeast elevation of the garage and the installation of a rooflight.
2.2 The proposal also includes the erection of a decking with glass screen on the rear elevation. The decking is approx. 1m above ground level.
3.0 PLANNING HISTORY 3.1 Infill extension to rear of house together with new patio area was APPROVED under PA 21/001490/B. The decking is closer to the rear boundary and larger in scale compared to the current application.
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 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 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."
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Visual Design 4.5 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.
Parking 4.6 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."
4.7 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.
Other 4.8 Community Policy 7, 10 and 11 states 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.
PPS and NPD 4.9 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 4.11 Roof Terraces, Balconies, Decking and Patios sets out some key considerations. It states that for terraced and semi-detached properties, it is unlikely to be acceptable; and for detached properties, it has to be carefully designed to avoid unreasonable overlooking of neighbouring properties (including gardens). Large separation distance and strategically placed screens may help avoid overlooking but may also cause loss of light or be overbearing to the neighbours. It may also have a visual impact on the street scene and the individual dwelling.
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 (06.06.2022).
6.2 Highway Services does not oppose this application (19.05.2022). The comment states that there is no "significant negative impact upon highway safety, network functionality and/or parking."
7.0 ASSESSMENT Point of Clarification
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7.1 It is noted that the conversion of a garage for use as part of the main dwelling mainly involves internal alterations, which are commonly not considered development and are not regulated by planning. However, the replacement of a garage door and frame with another garage door or a window is considered development and can be performed under Class 26 of the Permitted Development Order 2012. This being said, in this application, the proportions of the window do not replicate the proportions of most existing windows on the same floor, hence the need for this part of the application.
Elements of the Assessment 7.2 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, on parking and on the amenities of the neighbours.
Design of the House Itself 7.3 The alteration to the garage does not change the character of the house.
7.4 The decking is of a much moderate nature compared to the previous approval. Therefore, it is considered that the decking does not have a negative impact on the character of the house itself.
Character and Streetscene 7.5 The garage conversion is not readily visible to the public. The decking is of a much moderate scale compared to the previous approval. Therefore, it is considered that there is no negative impact on the character and streetscene of the area.
Parking 7.6 There are still two parking spaces available at the front of the house after the conversion. Since there is also no objection from the highway services, it is considered that there is no impact on parking provision.
Neighbouring Amenities 7.7 There is no change in the mass of the dwelling. Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.8 The room will be used as a bedroom and the window on the southeast elevation is for an en-suite. Therefore, it is considered that there is no concern for overlooking. However, a condition will be attached for the window to be obscured to ensure no additional overlooking will be created.
7.9 The decking is of a much moderate scale and sets back further from the rear boundary compared to the previous approval. Therefore, it is considered the additional overlooking is within a reasonable degree and acceptable.
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;
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(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.
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: 12.07.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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