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22/00774/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00774/B Applicant : Mr Gary Dudley Proposal : Erection of a single storey rear extension Site Address : 56 Royal Avenue Onchan Isle Of Man IM3 1LB
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.10.2022 __
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. The proposal is considered to be in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016, and the principles set out in the Residential Design Guidance, in that no unacceptable visual, residential amenity or other impacts were identified.
Plans/Drawings/Information;
This approval relates to Drawing No. C-P-782_01 rev B received on 23.06.2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 56 Royal Avenue, a two storey terrace dwelling sited on the eastern side of Royal Avenue, Onchan. The existing dwelling which is
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finished in painted render has a pitched roof including a bay window at both the ground and first floor. To the front of the dwelling is a front garden that is bounded by a low rise wall and hedging.
1.2 There is also a yard to the rear of the property which backs onto a rear lane allowing vehicular access to the rear of Royal Avenue and Central Drive. This year yard is enclosed by boundary walls and rear outbuildings and extensions which restrict views to the yard.
1.2 Royal Avenue is characterised by a uniform style of dwellings. However, as one travels north towards the junction to Central Drive and Alberta Drive the dwellings become less similar.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the erection of a single storey rear extension to the rear elevation to form an infill between the existing two storey rear outrigger and existing rear side boundary wall.
2.2 The proposed extension would measure 1.9m wide and project 6m from the rear of the existing snug. The proposed extension would have a height of 2.8m with two hipped roofed lanterns measuring 1m x 1.2m. The proposed extension would be finished to match the main dwellinghouse. The existing UPVC double doors at the rear of the snug would be moved to the rear of the extension and serve as rear access.
2.3 The works would enable the increase in the size of the existing kitchen. The existing lean-to shed on the southern boundary wall would be demolished.
3.0 PLANNING POLICY 3.1 The application site is within an area recognised as being Predominantly Residential on the Area Plan for the East (Map 6 - Onchan), and the site is not within a Conservation Area. The site is not within a registered tree area, and there are no registered trees on site. Whilst the main dwelling is not prone to flood risks, the rear garden is considered to be susceptible to flood risks as indicated on the IOM indicative Flood Maps.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically relevant to the assessment of this current planning application:
3.3 General Policy 2 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; (j) can be provided with all necessary services; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (n) is designed having due regard to best practice in reducing energy consumption."
3.3.1 Paragraph 8.12.1: "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 of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
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3.4 Environment Policy 13: Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted.
3.5 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.7 on Flat Roof Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 There are no previous applications considered relevant in the assessment of this application.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 8 July 2022.
6.2 Onchan Commissioners not made any comments on the planning application although they were consulted on 6 July 2022.
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 Given the nature and location of proposed development it is imperative to consider: i. The visual impacts of the proposed development the existing dwelling and the surrounding area and street scene; ii. The impacts on the amenities of neighbouring properties; and iii. Possible flood impacts
7.2 In terms of the impact of the proposed works on the existing dwelling, the proposed extension and installation of the roof lanterns over would follow the existing architecture of the building, by incorporating matching finishes to ensure that the extension would blend with the existing. Whilst it would have been more appropriate to have a pitch roofed extension at the rear as stipulated by the Residential Design Guide, the flat roof of the new extension would be positioned at a rear enclosure and its roof structure would ensure that the key features of the main dwelling are not obscured by the addition of the extension. Thus, it would appear as a contemporary but subordinate addition to the dwelling. Besides, this extension would be completely confined to the rear of the dwelling, with no views from the abutting highways.
7.3 As the works are completely confined to the rear and enclosed by existing extensions, rear outriggers and rear boundary walls, it is not considered that there would be any impacts on the character of the streetscene or locality.
7.4 With regard to possible impacts on neighbouring amenity, the proposed works are considered to be a relatively modest form of development and not judged to adversely affect visual amenity nor are these elements of the proposal considered to impose any adverse impacts on the residential amenity of the residents of No. 54 Royal Avenue (in terms of
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overlooking, overbearing impacts or overshadowing), given the position of the extension between rear outriggers and where there would be no fenestrations on the neighbouring property.
7.5 Whilst there may be concerns that the new extension could increase the risk of flooding for the existing dwelling being set within the rear yard which is considered to be at risk from flooding, the extension would have its ground level set at about 450mm above ground level of the rear yard which would align with the current ground floor level of the main dwelling, and as such, it is not considered that the extension would increase flood vulnerabilities for the occupants of the main dwelling.
8.0 RECOMMENDATION 8.1 Overall, it is concluded that the planning application accords with the relevant policies of the Isle of Man Strategic Plan 2016 and the principles promoted by the Residential Design Guide, and as such is recommended for approval.
9.0 INTERESTED 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 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 in Article 4(2) 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: 07.10.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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