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22/01516/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01516/B Applicant : Mr Ryan Forgie Proposal : Erection of single storey extension to rear of property, removal of chimneys, raising height of existing garage roof and installation of new access door Site Address : 30 The Park Onchan Isle Of Man IM3 1HR
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.01.2023 __
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. The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, without significant detriment to the amenities of adjacent residential properties, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 15.12.2022.
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Interested Person Status - Additional Persons
None __
Officer’s Report
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22/01516/B Page 2 of 5
1.0 THE SITE 1.1 The application site 30 The Park, Onchan comprises a two-storey detached dwellinghouse on the western side of The Park, directly adjacent to Onchan Park to the immediate east.
1.2 The property appears to comprise one of a pair of once effectively identical dwellings together with the adjacent property of Bathurst (No. 29). The subject property has however been noticeably extended by way of a ground-floor front extension with an enclosed balcony/terrace above.
1.3 By comparison however, whilst the built form of No. 29 appears largely unaltered from its original form, planning permission was previously granted for a two-storey rear extension (PA 20/00307/B) which has been subsequently completed. The design, scale and form of the proposals the subject of this application, described in more detail in the following section, appear effectively identical to the extension as built at No. 29.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the erection of single storey extension to rear of property, removal of chimneys, raising height of existing garage roof and installation of new access door
2.2 The rear extension would replace an existing conservatory. The extension would be contemporary in design having a flat roof, large elements of glazing and overhanging roof. The extension would be finished in smooth painted render for the majority of the exterior, aside from cedar cladding or similar to the centre section.
3.3 With respect to the existing garage, this would retain its flat roof but raised in height by 1m, increased in length by approximately 1m and marginally reduced in width. The resultant garage would be physically conjoined to the new rear extension, with a doorway connecting to the new kitchen/dining room. Access and parking arrangement would remain unaltered.
3.0 PLANNING HISTORY 3.1 22/01225/B - Erection of 2 storey extension to the rear replacing existing conservatory - Permitted 3.2 99/02353/B - Erection of conservatory - Permitted 3.3 97/00212/B - Alterations to create first floor balcony - Permitted 3.4 97/00106/B - Erection of satellite dish - Permitted
4.0 PLANNING POLICY 4.1 The application site is identified on the Area Plan for the East as land zoned for 'predominantly residential' purposes within the settlement boundary of Onchan. The site is not within a Conservation Area or an area identified as being at risk of flooding.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 2 Development in Service Centres
General Policy
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2b,c,g General Development Considerations
Environment Policy 42 Designed to respect the character and identity of the locality
Infrastructure Policy 5 Water conservation and management
Community Policy 7 Designing out criminal and anti-social behaviour 11 Prevention for the outbreak and spread of fire
4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Highways Services - No Highways Interest (13.01.23).
5.2 Onchan Commissioners recommend an approval (12.01.2023).
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:
6.2 PRINCIPLE 6.2.1 The site falls within the settlement boundary of Onchan and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.3 DESIGN AND VISUAL IMPACT 6.3.1 The design, scale and footprint of the proposed rear single storey extension is considered to be reasonably in keeping with the existing dwelling, with an only slightly larger footprint compared to the existing conservatory and, would effectively be in line with the adjacent property to the north (no. 29), whilst remaining recessed from the rear building line of the adjacent property to the south (no. 31). The extension would further only amount to a marginal uplift in footprint relative to the existing level of built development on site, and therefore is not considered to comprise an overdevelopment of the plot with sufficient rear garden space to remain. Further the single storey nature would ensure the development would be naturally read as an addition to the original section of the property, whilst adding a degree of visual interest and articulation.
6.3.2 The extension would not be visible within the context of the principle street scene of The Park. Notwithstanding this, the overall scale, design and finishes are appropriate.
6.3.3 Whilst the utilisation of externals materials different to the existing dwelling is noted, with the proposals not including any changes to the externals of the existing dwelling, it is noted that the principle of such a contrast was approved and implemented for the adjacent property and the previous application on this site (22/01225/B). In any case, the site is not within a Conservation Area and the contrast of external materials is not objected to, which
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would add further interest to the development and make clear that the proposals consist of additions to the original property.
6.3.4 In summary, the proposals are considered to assimilate reasonably successfully with the existing dwelling, whilst not appearing unduly prominent or resulting in a detrimental impact upon the character and appearance of the locality. The development is therefore considered compliant with General Policy 2 (b) & (c) of the Strategic Plan.
6.4 NEIGHBOURING AMENITY 6.4.1 It is noted that a two storey extension on the same footprint has recently been approved (22/01225/B) which would likely have a greater, albeit acceptable impact to neighbouring amenities. This new currently proposal being single storey and having a only slightly larger footprint compared to the existing conservatory; is not considered to give raise to any significant concerns to neighbouring amenities to warrant a refusal.
6.4.2 The raising of the garage roof by 1m has previously been approved. The increase will not have a significant impact, given a neighbouring garage runs parallel with the application sites garage proposed to be increased. Accordingly, it is not considered there would be any significant impacts (loss of light, overbearing impacts). There are no new reasons why this should not be the case again.
6.4.2 Given the above, the proposals are considered to sufficiently safeguard the amenities of adjacent residential properties, in compliance with General Policy 2 (g).
6.5 OTHER MATTERS 6.5.1 The proposed works comprise extensions to an existing dwelling, and therefore the proposals are not expected to create any changes or new issues in respect of criminal actively or spread of fire. Whilst the proposals will be increasing the overall floor space, the applicant has stated within the application form that any water run-off will be dealt with as per the existing surface water drainage system and therefore no concerns are raised in this regard. Whilst the proposed works are increasing the floor area of the property, it is not expected that the water usage of the dwelling will materially increase, therefore there are no new issues in this respect.
7.0 CONCLUSION 7.1 The proposed extensions are acceptable in terms of their form, mass and design by providing suitable extensions to an existing residential property, without significant detriment to the amenities of adjacent residential properties, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The proposals are therefore recommended for approval.
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; (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.
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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: 18.01.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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