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22/01046/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01046/B Applicant : Mr Gary Whitehead Proposal : Installation of windows and french doors to integrated garage Site Address : 33 Birch Hill Avenue Onchan Isle Of Man IM3 4ES
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.10.2022 __
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 application accords with General Policy 2 of the IOM Strategic Plan 2016 and with the principles of the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to drawing numbers 01, 02, 03 and 04 all date received 23/08/2022.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 APPLICATION SITE 1.1 The application relates to No. 33 Birch Hill Avenue, Onchan, an existing detached dwelling with an attached garage on one side and off road parking for two cars.
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2.0 PROPOSAL 2.1 Proposed is the conversion of the attached garage into living space including the replacement of the garage door with a window and the installation of a patio door on the side elevation.
3.0 PLANNING HISTORY 3.1 There are no previous application considered materially relevant.
4.0 PLANNING POLICY 4.1 The dwelling is designated as 'residential' on the Area Plan for the East 2020. Given the nature of the proposed works the most relevant policy in the assessment is General Policy 2 of the Isle of Man Strategic Plan 2016 which sets out the general development standards. The RDG would also be a material consideration which outlines how the impact of such residential development might be assessed. Class 25 and 26 of the Permitted Development Order are also relevant which cover works to garages doors into windows and installation of patio doors and which both set out a number of conditions.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Onchan Commissioners - No Objection (dated 05/10/2022)
5.2 DOI Highway Services - Do not oppose (15/09/2022)
5.3 No neighbour comments received.
6.0 ASSESSMENT 6.1 In terms of visual impact, the existing dwelling is of no architectural or historic interest to warrant its protection and it is not expected that the carrying out of the works will result in any adverse impacts on the general character of the dwelling or on the appearance of the wider streetscene and surrounding area. The side elevation patio doors are to be at ground level and from which any overlooking or privacy impacts would be mitigated through distance, angles and level changes between the site and existing boundary treatments, also taking into consideration the nearest neighbours sitting higher than the application site and so the application dwelling is perhaps more-so overlooked than the other way.
6.2 The conversion of a garage under PDO can only take place if two spaces of 6x3.25 remain available after the works being done. In this case there is question raised about one of the spaces which is partially cut by the angle of the house. This is relatively minor and from a practical perspective there still remains sufficient space to park two vehicles off the road, and so no new or adverse highway issues are expected.
7.0 CONCLUSION 7.1 For the above reasons the application is considered to have an acceptable visual and amenity impact in accordance with general Policy 2 and with the principles of the RDG 2021.
8.0 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;
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(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 : Permitted
Date: 20.10.2022
Determining officer Signed : A MORGAN Abigail Morgan
Principal Planner
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