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22/01269/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 22/01269/B Applicant : Mr & Mrs Joe Kelly Proposal Proposed alterations and extensions to provide additional living and garage accommodation, (re-submission to P.A. No- 22/00640/B) Site Address 28 Belgravia Road Onchan Isle Of Man IM3 1HH
Case Officer :
Miss Jennifer Chance Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 11.11.2022
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 access and driveway, hardstanding arrangements must be carried out in accordance with Drawing No: 22 1630 03 Rev B.
Reason: In the interests of highway safety.
C 3. No development shall take place, nor any demolition, site clearance, preparatory work unless a tree protection scheme and the appropriate working methods (an arboricultural method statement) have been submitted to and approved in writing by the Department. Tree protection measures shall be shown on a layout plan accompanied by descriptive text and shall include but is not limited to;
a) The location of the trees to be retained and their root protection areas and canopy spreads (as defined in BS 5837: 2012 Trees in relation to design, demolition and construction); b) The position and construction of protective fencing around the retained trees (to be in accordance with BS 5837: 2012 Trees in relation to design, demolition and construction). c) The extent and type of ground protection, and any additional measures required to safeguard vulnerable trees and their root protection areas. d) An arboricultural impact assessment which evaluates the direct and indirect impacts of the proposed development on the trees to be retained and proposed mitigation. e) An arboricultural method statement to demonstrate that operations can be carried out with minimal risk of adverse impact on trees to be retained. f) A method statement for any works proposed within the root protection areas of the trees shown to be retained. g) Details of any proposed arboricultural site supervision.
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h) Details of a pruning schedule (including consent from the tree owners where required)
All documents should be prepared in accordance with British Standards BS3998:2010 Tree work - Recommendations and BS5837:2012 (Trees in relation to Design, Demolition and Construction - Recommendations) unless superseded.
The development must be carried out in accordance with the approved details. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department.
In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department
Reason: required prior to commencement to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality
C 4. Development must be carried out in accordance with the approved external materials as shown on the approved plans, unless further details are submitted to and agreed by the Planning Authority.
Reason: In the interests of visual amenity
This application has been recommended for approval for the following reason. While the proposal will introduce alterations and extensions to a property that are not of the same style as the existing property or its surrounding neighbours, taking into account the size and location of the plot and wider character of the street scene, it is not considered that it would be so discordant as to warrant a refusal and as such would comply with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information;
This approval relates to the following drawings: 22 1630/01; 22 1630/ 22 1630/02; 22 1630/03B; 22 1630/04; 22 1630/05/A; and 22/1630/06. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION IS TO BE DETERMINED BY PLANNING COMMITTEE AT THE REQUEST OF THE DIRECTOR OF PLANNING AND BUILDING CONTROL
1.0 THE SITE
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1.1 The site is a two-storey detached property located on the east of Belgravia Road. The site is surrounded on all sides by other residential properties with the exception of its northern boundary. To the north are tennis courts and separating the property and the courts is a row of registered trees.
1.2 The existing dwelling is two storey property with a hipped front gable, set in a relatively spacious plot. On the northern side of the house is a flat roof garage that extends to the boundary of the plot.
2.0 THE PROPOSAL 2.1 Proposed is the erection of a first-floor extension above the garage and the increase in roof height of both the front gable and main dwelling to make a three storey dwelling. The proposal includes a single storey extension to the front of the property.
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 Planning approval was sought for a similar proposal earlier this year 22/00640/B which was refused in error in advance of the report being updated to take account of the withdrawal of the concerns in relation to impact on trees and to take into account concerns relating to the design of the proposal and its impact on the street scene. An appeal against the refusal of the application is in abeyance pending the outcome of this application.
4.0 PLANNING POLICY 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).
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 5.1 The Residential Design Guide (July 2021) contains relevant guidance specifically: 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 (02.11.2022).
6.2 Highway Services does not object to this application subject to the proposal being carried out in accordance with the approved plans and a condition relating to surface water drainage being included (25.10.22). From the correspondence it appears that the drainage relates to those works taking place in the highway and as such no condition is proposed in relation to this.
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6.3 DEFA Forestry (9.11.22) No objections, however strongly recommend that approval is subject to a condition which secures a full arboricultural method statement prior to commencement. The method statement should include details of: Pruning schedule (including consent from the tree owners). Tree protection measures for both the demolition and construction stage of the development.
7.0 ASSESSMENT 7.1 The key considerations of this application are: Design of the proposal and its impact on character of the street scene; Impact on amenities of neighbours; and Impact on registered trees.
Design of the proposal and its impact on the character of the street scene. 7.2 The proposal extensions would result in a dwelling much larger than is existing. The current dwelling appears to date from about the 1930s and the proposed dwelling would be modern, with an overhanging front flat roof. Concerns raised previously (albeit after decision issued) related to the increase in size of the property, particularly the height and mass of the front gable - which would be prominent in the street scene. Also that the extensions do not relate well to the existing property - being of a different architectural language, a lack of detailing (e.g. windows), the introduction of different materials to others in the street, a rather awkward roof line (hipped to the rear and gable at the front) that would be apparent from the tennis courts to the north and concerns regarding the flat roof at the front of the building.
7.3 Following a further site visit it was noted that Belgravia Road does have a mix of architectural styles, ranging from Victorian at its seaward end and then reflecting later build styles as the street nears the park. The application site is the last dwelling on the eastern side and the current property sits comfortably with its neighbours clearly having been built at a similar architectural period. Other properties have undergone alterations, some less successful than others, but this does mean that the amendments to the property would not stand out as notably conspicuous - albeit they would be apparent. It was felt that one of the reasons the alterations and extensions to the property might make it look out of place was the proposed use of materials being stone in an otherwise rendered part of the street. This later application has replaced the stone with render on the front gable, and that which remains is at single storey, and would not be readily seen being behind the garden bush.
7.4 The proposal has clearly divided opinion in respect of how it meets the residential design guide, fits in the street scene and relates to the open space to the north. It is felt that given the position of the building within the plot that it sits a little back from the pavement, the landscaping that surrounds it, and the character of the street scene, that the proposal is acceptable.
Neighbouring Amenities 7.5 The proposals would not result in any undue overshadowing of its neighbours and despite its increase in height would not be overbearing given the distance between properties.
7.6 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.
Trees 7.7 There are a number of registered trees that sit directly to the north of the site. Following initial concerns a site visit was held and the arboriculture officers in DEFA are satisfied with the proposal subject to a condition regarding a method statement being approved prior to construction.
8.0 CONCLUSION 8.1 The proposal will introduce alterations and extensions to a property that are not of the same style as the existing property or its surrounding neighbours. However, given the size and location of the plot and wider character of the street scene, it is not considered that it would be so
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discordant as to warrant a refusal and as such would comply with General Policy 2 of the Strategic Plan.
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.
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 Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 21.11.2022
Signed : J CHANCE Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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PLANNING COMMITTEE DECISION 21.11.2022
Application No 22/01269/B Applicant Mr & Mrs Joe Kelly Proposal Proposed alterations and extensions to provide additional living and garage accommodation, (re-submission to P.A. No- 22/00640/B) Site Address 28 Belgravia Road Onchan Isle Of Man IM3 1HH Head of Development Management Miss Jennifer Chance Presenting Officer As above Addendum to the Officer Report
Following the officer's presentation, the Committee, agreed to approve the application subject to the suggested conditions plus an additional condition to ensure no surface water run-off onto the highway.
C5. No development may commence until a scheme to prevent surface water run off onto the highway has been submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and maintained as such.
Reason: To prevent surface water run off onto the highway.
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