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22/01142/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 22/01142/B Applicant : Mr & Mrs Richards & Vivienne Welch Proposal Erection of a replacement dwelling with an attached double garage, creation of a turning area and widening of existing vehicular access Site Address Conister Hillberry Road Onchan Isle Of Man IM3 3JP
Case Officer :
Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 17.02.2023
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. This application is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the documents, planning statement and drawing no. 2111_100 Rev A which have been received on 13th September 2022 and drawing no. 2111_101 Rev B, 2111_102 Rev B which have been received on 7th November 2022.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The Haven Hillberry Road, Onchan
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22/01142/B Page 2 of 6
12 Birch Hill Grove, Onchan
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE PRINCIPAL PLANNING OFFICER.
1.0 THE SITE 1.1 The application site is the residential curtilage of Conister, Hillberry Road, Onchan, a two-storey detached dwelling located on the east of Hillberry Road, between its junction with Birch Hill Crescent and Birch Hill Avenue. The dwelling is currently vacant.
1.2 The dwelling consists of a two-storey hipped-roof main dwelling and several extensions. These extensions include a two-storey pitched-roof extension on the south (front) elevation, a single-storey flat-roof extension on the south elevation (the flat roof is also a roof terrace with boundary walls), a flat-roof dormer on the north (rear) elevation roof, a single-story flat-roof extension on the north elevation, a hipped roof single-storage garage on the west elevation.
1.3 There is a front driveway from the entrance leading to the middle of the south elevation. To the west of the driveway, the existing surface is hardened to the end of the garage. The rest of the site is covered with grass.
1.4 There is a short boundary wall against Hillberry Road while the other boundaries have hedges around 2m tall. There is some mature trees behind the boundary wall.
1.5 The end of the existing flat roof dormer is higher than the ridge of the main roof. The connection of the dormer with the main dwelling is at the ridge of the main roof.
1.6 The applicant also owns or is occupying Weyham, which is on the northwest of Conister, and Cronkville, which is on the northwest of Weyham. Both are part of the Beehive Kindergarten.
2.0 THE PROPOSAL 2.1 The proposed is a contemporary three-storey pitched-roof detached dwelling.
2.2 The proposed sits at an angle to the road. It has an asymmetrical pitched roof and a flat-roof dormer. The roof pitch is longer towards the roadside, which is also where the dormer is on. There is a single-storey flat-roof extension around the front, side and rear of the main building. There is also a flat-roof canopy across the front elevation and a roof terrace above the front extension.
2.3 The proposal has defined corners and sharp edges. The front elevation is recessed from the roof edge. Most windows have vertical glazing. The ground elevations will have stoned cladding and the first and second-floor elevations have paint render.
2.4 The site has a paved driveway and a small front garden. The site has short hedges along the front elevation and tall hedges around the side and rear elevations.
3.0 PLANNING HISTORY 3.1 Alterations, extension of existing dormer window, rendering works, formation of additional parking and widening of vehicular access was REFUSED under PA 20/00997/B.
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22/01142/B Page 3 of 6
3.2 The reason for refusal was regarding the poorly designed extensions on the existing dwelling and the overly-disproportionate car park area. The current application has a bigger mass than the refused proposal. The size of the driveway/car park area is smaller than the refused proposal. The design of the current application is contemporary while the refused proposal was 1970s style with extensions.
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) (f) (g) (h) (i) (j) (m) (n) o Environment Policy 42 o Housing Policy 6 o Transport Policy 7 o Appendix 7.6 o Community Policy 7, 10 and o Infrastructure Policy 5
PPS and NPD 4.3 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) guides the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
6.0 REPRESENTATIONS 6.1 Onchan District Commissioners objects to this application (15.11.2022). The comment states the layout and density of the building.
6.2 DoI Highway Services does not oppose this application (14.10.2022). The comment states that surface water drainage is required.
6.3 Owners/occupiers of the Haven, Hillberry Road, Onchan wrote in objection to this application (17.10.2022). The comment states that while the regeneration in general would improve the area, the proposed roof terrace would overlook their property. The comments request the roof terrace be set further back and point out that the hedges would not be able to act as an effective screening when trimmed.
6.4 Owners/occupiers of 12 Birch Hill Grove wrote in objection to this application (21.10.22). The comment also welcomes the regeneration in general but thinks the proposal is overbearing as it almost abuts the site boundary. The comment also thinks it is out of character with neighbouring properties; it may be used as part of "Beehive", the kindergarten close by and also owned by the applicant; it may increase surface water run-off due to increased hardening surface and may increase pressure on the existing drainage system.
6.5 The agent has responded to the comments and explained that the roof terrace has been reduced after a comment from the Haven and many points have been explained in the design statement.
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7.0 ASSESSMENT 7.1 The main considerations for this application are the principle of the application, its impact on the character and streetscene of the area, on parking and neighbouring amenities.
Principle of the Development 7.2 The site is within an area designated as predominantly residential. Therefore, the erection of a replacement dwelling is principally acceptable.
Character and Streetscene of the Area 7.3 The dwelling is in a contemporary design. The contrast of different roofscapes, fenestration, material and colour between the proposal and the dwellings alone on the same street tells the age of construction and is considered to have a positive impact on the character and streetscene of the area.
7.4 The size of the front garden has been reduced by the front extension and additional driveway. However, since there is still sufficient plantation along the front boundary. It is considered that there is no negative impact on the character of the area.
Parking 7.5 The proposal provides two parking spaces, complying with the requirement in Transport Policy 7. Therefore, it is considered that the impact on parking provision is acceptable.
7.6 A site visit has revealed that the proposed driveway is necessary to facilitate manoeuvring within the site.
Neighbouring Amenities 7.6 The new dwelling has increased in footage area. However, the majority of the increase in footage area is for single-storey extensions and the area and location of parts of the building which is two-storey or higher remain generally the same. The increase in height, taking into account the reduced foundation level of the new dwelling, is only approx. 0.5m compared to the existing dwelling. Therefore, it is considered that there is no additional overbearing or overshadowing impact on the neighbouring properties.
7.7 The new dwelling has the same or reduced level of overlooking impact on the west and north elevation as the vantage points are either at the same or reduced level compared to the existing ones.
7.8 The new roof terrace is approx. 5.18m to the Haven (southwest of the site) at its closest point. It is 2m closer to the Haven than the existing balcony. Because both distances are so close to the Haven, the degree of overlooking does not change, albeit always intense. Given the roof terrace is connected to the master bedroom, meaning the user will most likely be limited to the owners of the property, it is considered that the additional overlooking is within an acceptable level.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an approval.
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;
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(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 which 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 above who should 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:...13.03.2023
Signed :...C BALMER... 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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22/01142/B Page 6 of 6
PLANNING COMMITTEE DECISION 13.03.2023
Application No 22/01142/B Applicant Mr & Mrs Richards & Vivienne Welch Proposal Erection of a replacement dwelling with an attached double garage, creation of a turning area and widening of existing vehicular access Site Address Conister Hillberry Road Onchan Isle Of Man IM3 3JP Planning Officer Mr Peiran Shen Presenting Officer C BALMER Addendum to the Officer Report
At its sitting, and upon a revised recommendation to include a second condition regulating drainage on the site, the Committee approved the application.
C 2. Prior to the erection of the new dwelling, a surface water drainage scheme and plan of drainage details has been submitted to the Department and approved in writing. The development shall be carried out as indicated on the approved drawings and retained as such thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
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