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22/00640/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00640/B Applicant : Mr & Mrs Joe Kelly Proposal : Alterations and extensions to provide additional and improved living and garage accommodation to dwelling Site Address : 28 Belgravia Road Onchan Isle Of Man IM3 1HH
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. This application is likely to have a negative impact on the registered trees and is considered to fail to comply with General Policy 2 of the Strategic Plan. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 28 Belgravia Road, Douglas, a two-storey detached property located on the east of Belgravia Road. There is a row of registered trees close to the north boundary of the area.
1.2 The house consists of a two-storey hipped-roof main dwelling, a two-storey pitched- roof front extension, a flat-roof dormer on the front elevation and a flat-roof garage on the north elevation of the main dwelling.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a first-floor extension above the garage and the increase of roof height of both the front extension and the main dwelling. The proposal also includes the erection of a single flat-roof front extension.
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2.2 The proposal also includes the widening of the existing driveway and the relocation of the existing pedestrian entrance.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this 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 North of the site are four registered trees (RT0939, RT0940, RT0941, and RT0942).
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: o Strategic Policy 3 and 5 o General Policy 2 (b), (c), (f), (g), (m), (n) o Paragraph 8.12.1 o Environment Policy 42 o Community Policy 7, 10 o Infrastructure Policy 5
PPS and NPD 4.4 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) 2016 contains the following guidances that are considered materially relevant to the assessment of this current planning application: o section 4.5 Front Extension o section 4.7 Flat Roof Extension o Chapter 5 architectural details o Chapter 6 The Wider Site o Chapter 7 Impacts on Neighbouring Amenities
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has no objection to this application (28.06.2022).
6.2 Highway Services does not object to this application (22.06.2022). The comment states that the proposal raises no significant road safety or highway network efficiency issues.
6.3 DEFA Agriculture and Land Directive object to this application (07.07.2022). The comment states that the proposal would significantly increase pressure to repeatedly prune or remove at least one registered tree and the demolition and construction process would require at least one registered tree to be heavily pruned.
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the house itself, on the character and street scene of the area, on the amenities of the neighbours and on registered trees.
Design of the House Itself 7.2 The proposal has a significant increase in size compared to that of the existing. The side extension combined with the raised roof on the front extension has shifted the main
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dwelling from the existing hipped roof to the front extension. While extensions are generally required to look subordinate to the existing main dwelling, this proposal has integrated the main dwelling into the new extension well. The flat roof front extension also fits in with the proposed contemporary finish. Therefore, it is considered that the impact on the design of the house is acceptable.
Character and Street Scene 7.3 Belgravia Road accommodates a variety of buildings, from a terrace with a mock-Tudor front to a two-storey detached dwelling. The proposal would not stand out from the other dwellings. Therefore, it is considered that there is no negative impact on the character and streetscene of the area.
Neighbouring Amenities 7.4 The extension passes the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.5 The new vantage points on the front elevation are looking at the road. Therefore, it is considered that there is no concern for additional overlooking.
Tree 7.6 The extension would bring the dwelling closer to the registered trees. According to DEFA Agriculture and Land Directive, it is considered that the proposal would have a serious negative impact on the registered tree due to the potential need of frequent pruning.
Planning Balance Assessment 7.7 While the proposal is acceptable in terms of visual impact on the area, and there is no negative impact on neighbouring amenities, the pressure on registered trees increases and the potential damage due to the need for frequent pruning is considered public harm and overweighs the private benefit of an increase in living space.
8.0 CONCLUSION 8.1 The proposal is likely to have a negative impact on the registered trees and is considered to fail to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for a refusal.
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.
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.
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9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Director of Planning and Building Control 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 : 09.08.2022
Determining officer Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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