**Document:** DEC Officers Report **Application:** 14/00981/B — Erection of extension to replace existing conservatory to rear elevation **Decision:** Permitted **Decision Date:** 2014-09-18 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35153-braddan-16-royal-replacement-extension/documents/1091130 --- # DEC Officers Report ### Officer's Report [Table omitted in markdown export] #### 1.0 The Application Site 1.1 The application site is the residential curtilage of 16 Royal Avenue, Onchan, which is a two-storey, mid terraced property that is situated to the eastern side of Royal Avenue. 1.2 The street scene is made up of predominantly 1930s or 1940s semi-detached/terraced properties, some of which have been extended. There are also a number of detached properties at the northern end of Royal Avenue. 1.3 There is a detached garage within the curtilage of the application site, which is accessed from the rear lane which serves this and neighbouring properties in the area. 1.4 The application site has a garden to the front, with a yard area to the rear. The rear yard area is sloping in nature due to the ground levels in the area. #### 2.0 The Proposal 2.1 The application seeks approval for the erection of extension to replace existing conservatory to rear elevation. The proposal would have a rear projection from the dwelling of 3.9 metres, a width of 3.7 metres and a maximum height of 3.9 metres (lean-to roof). 2.2 The proposal would be on a similar foot print to the existing conservatory, albeit have a greater rear projection. The existing conservatory has a rear projection of 2 metres, a width of 4 metres and a height of 2.8 metres (flat roof). 2.3 A 1.8 metre high timber fence 3.9 metres in length is proposed to run along the boundary shred with Nr 14 Royal Avenue. #### 3.0 Planning History 3.1 The site has the following relevant history: 3.2 Construction of a garage to replace existing workshop on rear elevation - 06/01526/B - APPROVED 3.3 Alterations to render and dash front elevation - 96/00516/B - APPROVED ## 4.0 Development Plan Policies 4.1 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. 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." 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part): "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: - (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; - (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" 4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general". ## 5.0 Representations 5.1 Onchan District Commissioners and Highway Services have no objection. ## 6.0 Assessment 6.1 The main issues with the proposal is whether they would have an acceptable impact upon the visual amenities of the street scene and whether the proposal would have a significant impact upon the neighbouring amenities (i.e. loss of light, overbearing impact and/or loss of privacy). 6.2 In relation to the visual amenities of the street scene, from the front elevation, the proposed rear extension would not be apparent from Royal Avenue, and therefore the proposal would not raise any concern. Arguably, the design is more appropriate than the existing conservatory extension and more in keeping with the individual property. 6.3 Regarding the potential impact upon neighbouring amenities the main issue is whether the proposed rear projection and the height of the extension would adversely affect the amenities in terms of loss of light and/or overbearing impact upon outlook. The proposal would essentially project 2 metres past the existing conservation, but also the same distance past the neighbouring single storey outrigger at Nr 14 and an existing boundary wall shared with Nr 18 which has a height of 2.8 metres. This wall would be demolished as part of this scheme. 6.4 Visiting the area and studying the plans, it is considered given the design, siting and height of the extension, the boundary treatment both proposed and existing and given existing structures along the boundaries of Nr 14 & 16, it is considered whilst the proposal would have an increased impact upon neighbouring amenities, these would not be significant to warrant a refusal. 6.5 It is noted a 1.8 metre high timber fence is being proposed and that the floor level of the proposal would be lower than the existing conservatory (approx. 0.8m). Accordingly, with both these aspects been implemented, there would be no significant overlooking and arguable less overlooking that current exists. ### 7.0 Recommendation 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. ### 8.0 Party Status 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 15.09.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals #### 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. Within one month of the occupation of the approved rear extension the 1.8 metre high boundary fence along the boundary shared with Nr 14 Royal Avenue is required to be erected and retained thereafter, as shown on drawing 2. Reason: To prevent overlooking resulting in a loss of privacy. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 12/9/14 ### Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Head of Development Management --- *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/35153-braddan-16-royal-replacement-extension/documents/1091130*