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22/01228/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01228/B Applicant : Mr Graham Druggan Proposal : Demolition of a rear conservatory and erection of a two storey side extension. Conversion of Existing Garage and reconfiguration of driveway Site Address : 11 Whitebridge Road Onchan Isle Of Man IM3 4HQ
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.11.2022 __
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. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. JTM2029-P-00, JTM2029-BC-01 Rev C, JTM2029-BC-02 Rev A which have been received on 5th October 2022.
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22/01228/B Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 11 Whitebridge Road, Onchan, a two- storey end-of-terrace dwelling located on the west corner of Whitebridge Road and Sandringham Drive. There is a single-storey pitched-roof garage at the north corner of the main dwelling.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a two-storey side extension and the erection of a link between the new extension and the existing garage.
3.0 PLANNING HISTORY 3.1 Removal of existing conservatory, erection of a two storey extension to side elevation, conversion of existing garage and creation of additional hardstanding was APPROVED under PA 21/00105/B. The current application corrected a mistake on the projection of the existing dwelling.
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.
Strategic Policy 4.2 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 3,5 o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12.1 states o Environment Policy 42 o Community Policy 7 and 10 o Infrastructure Policy 5
PPS and NPD 4.3 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) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.8 Extension to Side Elevations o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has no objection to this application (01.11.2022).
6.2 Highway Services states there is no highway interest in this application (27.10.2022).
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22/01228/B Page 3 of 4
7.0 ASSESSMENT 7.1 The main concerns for this application are three folds: its impact on the appearance of the property itself, on the character and landscape of the area and on the amenities of the neighbours.
7.2 The extension is designed in a similar style as the main dwelling and it complies with RDG 4.5. The recess from the front elevation has reduce its dominating impact on ther street scene. Therefore, the design is considered acceptable.
7.4 The extension is south of No.2 Sandringham Drive. However, It is considered that there is no an unacceptable level of overbearing or overlooking to No.2.
7.5 The new windows all only have a view of the public road. Therefore, it is considered there is no overlooking concerns.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an 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 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: 01.12.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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22/01228/B Page 4 of 4
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