**Document:** DEC Officer Report **Application:** 19/00160/B — Alterations and erection of a rear two storey extension **Decision:** Permitted **Decision Date:** 2019-04-04 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/29803-braddan-169-royal-avenue-alteration-extension/documents/1048589 --- # DEC Officer Report **Application No.:** 19/00160/B **Applicant:** Mr Ryan Forgie **Proposal:** Alterations and erection of a rear two storey extension **Site Address:** 169 Royal Avenue Onchan Isle of Man IM3 1LL Principal Planner: Mr Chris Balmer **Photo Taken:** 01.03.2019 **Site Visit:** 01.03.2019 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 28.03.2019 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2.All external roofing materials to be used shall match those of the existing building in respect of colour, type and texture. Reason: In the interests of the character and appearance of the site and surrounding area, in order to comply with General Policy 2 of the Isle of Man Strategic Plan 2016. ## Plans/Drawings/Information: This approval relates to the submitted documents and drawings reference numbers 001/169 A, 002/169 A and 003/169 all received on 13th February 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ ## Officer’s Report ## - 1.0 SITE 1.1 The site represents the existing residential curtilage of 169 Royal Avenue, Onchan which is on the western side of Royal Avenue. The property is an end terraced, two storey traditional property. To the rear is a protruding kitchen area and outhouse, and a tarmacked access lane runs alongside the northern gable of the building. The house has a render finish and slate roof. To the north of the site is a rear access lane which provides access to the rear of properties along Auburn Road, Royal Apartment Buildings and the former IOM Bank Building which is currently been converted to a restaurant/apartments. 2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." - 2.4 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." ## - 3.0 PLANNING HISTORY 3.1 The previous planning application is considered relevant in the assessment and determination of this application: - 3.2 Erection of extension to rear of property - 18/01063/B - APPROVED ## - 4.0 PROPOSAL 4.1 The application seeks approval for the alterations and erection of a side/rear two storey extension. The extension would have a similar footprint to the recently approved scheme, - albeit this proposal would be two storey rather than the approved single storey extension. The proposal would providing additional living accommodation (kitchen ground floor and ensuite at first floor). - 5.0 REPRESENTATIONS 5.1 Onchan Commissioners have no objection (received on 06.03.2019). 6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impacts upon neighbouring properties. POTENTIAL VISUAL IMPACT UPON THE STREET SCENE 6.2 The proposed works to the side and rear elevation would likely be very well screened from public views from Royal Avenue, with only oblique views when passing the site. Notwithstanding this, given the design, size, proportion and finish it is considered the proposals would all be an acceptable development and have no adverse impact within the street scene or the individual property. POTENTIAL IMPACTS UPON NEIGHBOURING PROPERTIES - 6.3 The neighbouring properties most likely to be affected would be the apartments within the Royal Building to the north of the site. However, given the size, position and distance the extension would be from the windows of the apartments (12.5m+), it is not considered the impact would be significant to warrant a refusal. ## - 7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. - 8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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. ## Decision Made : Permitted Date: 01.04.2019 ## Determining officer Signed : S CORLETT Sarah Corlett Principal Planner 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/29803-braddan-169-royal-avenue-alteration-extension/documents/1048589*