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23/00051/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00051/B Applicant : Mr Michael Quayle Proposal : Demolish existing glazed timber side extension. - Remove stone cladding to front elevation and re-render external walls. - Erection of a Sub Room. - Erection of a 2m high fence to the side and rear boundary for privacy. Site Address : 11 The Park Onchan Isle Of Man IM3 1HP
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.02.2023 __
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. Overall it is concluded that the planning application would have no significant impacts upon public or private amenities and therefore accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 25.01.2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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23/00051/B Page 2 of 4
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of 11 The Park, Onchan, which is a detached single storey property, which is located on a corner plot with The Park to the east and Marion Road to the south.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the demolition of the existing glazed timber side extension and erection of a single storey side extension with a lean to roof. Works also include the removal of section of stone cladding to front elevation and re-render external walls. Finally the proposal includes the erection of a 2m high fence to the side and rear boundary, running parallel with the existing brick walls which are to be retained.
3.0 PLANNING HISTORY 3.1 There are previous applications associated with the site; however none are considered material in the assessment of this application.
4.0 PLANNING POLICY 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the East 2020. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that is considered specifically relevant to the assessment of this current planning application:
4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.4 The Residential Design Guide (2021) is capable of being a material consideration. It states at 1.2.2 that, "This document provides general advice but cannot cover every eventuality. Wherever possible, it sets out generally acceptable approaches. If a proposal does not meet these, the planning application should explain why. All planning applications will be judged on their merits, taking account of the likely effect on neighbouring properties and the character of the building or street".
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23/00051/B Page 3 of 4
5.0 REPRESENTATIONS Full representations can be viewed via the planning website. The following are summarised comments.
5.1 Onchan Commissioner's recommend the application be approved (23.02.2023).
5.2 Highway Services (DOI) have no objection commenting (13.02.2023);
"After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works."
6.0 ASSESSMENT 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impacts upon neighbouring amenities.
POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.2 The proposed works removing the front stonework raise no concerns. Likewise the demolition of the existing lean to extension and replaced with a single storey extension is acceptable and in keeping.
6.3 The erection of a 2m timber high fence along the side elevation, running parallel with the existing brick walls which are to be retained and fronts onto Marion Road. This would normally raise concern; albeit in this case given the existing boundary wall which is approximately 1m in height is retained and the fence line is set behind this, the proposal would project 1m above the existing wall and less in places. The proposed rear fence raise no concerns. This is appropriate in this location
6.4 Accordingly, the proposed works would comply with General Policy 2 and the Residential Design Guide.
POTENTIAL IMPACTS UPON NEIGHBOURING AMNEITIES 6.5 The works, will not have any significant impact upon neighbouring amenities, namely Nr 10 The Park to the south of the site, given the modest height increase, overall scale of the works and as Marion Road separates the site and Nr 10. Are such that there would be no loss of light, overlooking or overbearing impacts upon their outlooks to warrant a refusal.
7.0 CONCLUSION 7.1 Overall it is concluded that the planning application would have no significant impacts upon public or private amenities and therefore accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 and as such the planning application is 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;
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23/00051/B Page 4 of 4
(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: 03.03.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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