**Document:** Planning Officer Report Recommendation **Application:** 12/00063/B — Installation of bay window to rear elevation **Decision:** Permitted **Decision Date:** 2012-03-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2200-braddan-20-king-installation-windows/documents/1264332 --- # Planning Officer Report Recommendation ### Officer's Report [Table omitted in markdown export] #### The Application Site 1. The application site is the residential curtilage of 20 King Edward Park, a single storey, detached dwelling on the south eastern side of King Edward Park in Onchan. The property is sited above King Edward Road which is to the rear of the elevation along with the tram lines running directly behind the existing dwelling. 2. The existing dwelling is finished in a mix of smooth render and brick work. The existing roof of the dwelling is pitched and finished with tiles. The driveway at the front elevation has the availability of parking for two vehicle with an additional attached garage. 3. The boundary treatment of the dwelling comprises of shrubbery to the front boundary from the path way and highway, fencing and hedging to the side elevations and a tall concreted wall and hedging to the rear bounding the property to the tramlines and King Edward Road. #### The Proposal 4. Proposed is the removal of the existing UPVC patio doors leading from the bedroom at the rear of the elevation and replace with the a UPVC double glazed square bay window. 5. The proposed square bay window will be installed to the existing bedroom and finished in a smooth render and masonry paint to match that of the existing dwelling. A flat roof of the existing rafter ends is proposed over the bay and is to be finished with UPVC fascia and soffite boards to match the existing. #### Planning History 6. The application site has been the subject of eight previous planning applications that are considered specifically material to the assessment of this current planning application: PA 10/00400/B: Erection of an extension to front elevation (comprising amendment to PA 09/02009/B). The planning application comprised the erection of a single storey extension onto the front elevation of the dwelling with a pitched dummy roof. This previous planning application was permitted. PA 09/02009/B: Erection of an extension to the front elevation. This previous planning application was permitted. PA 09/00931/B: Alterations and extensions to dwelling house. This planning application comprised the erection of an extension onto the front elevation of the dwelling to encompass the garage, additional playroom at the ground floor level and a bedroom within the roof space at first floor level. PA 08/02357/B: Alterations and erection of first floor extension. This previous planning application was refused on the grounds that the proximity and height would have an overbearing impact upon the outlook of the occupiers of No. 18 King Edward Park. The application was also considered to be detrimental to the public and residential amenities within the area. PA 06/00201/B: Amendment to approved scheme (05/0113/B) for re-roofing of conservatory on rear elevation. This previous planning application was permitted. PA 05/01113/B: Replace existing conservatory PVC glazed roof with a tiled roof to match the main roof of the dwelling. This previous planning application was permitted. PA 00/01984/B: Creation of pitched roof to exiting flat roofed garage. This previous planning application was permitted. ### Planning Policy 7. In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application: **Policy O/RES/P/21 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." 8. 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:** "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." 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". ### Representations 9. At the time of writing there have been no written representations made regarding the planning application. ### Assessment 10. The main issues to consider in the assessment of this application are 1) Impact to the amenities of the local residents 2) Impact to the character and appearance of the existing dwelling and 3) Impact on the street scene and surrounding area. 11. It is considered that the overall level of development contained within the proposal is relatively modest and would have a neutral impact on the amenities of the local residents of King Edward Park. Given the position, height and projection of the proposed development at the rear of the elevation it is considered that the proposed bay window would not increase overlooking or appear overbearing to adjacent properties, 22 and 24 King Edward Park nor is it readily visible from the public thoroughfare from King Edward Park. 12. In regards to the existing dwelling the bay window would not cause any adverse impacts to the external appearance of the dwelling. The bay window respects the scale, form, design and landscape of the existing dwelling as the bay window would not appear as a dominant feature. It is judged that the installation of a bay window would be a suitable form of development. 13. The public amenity from the tram lines and King Edward Road are not considered to be harmed given the significant screening of the rear wall boundary and the height that the property is sited above the highway level. Given the position of the bay window at the rear of the dwelling it is considered not to have an adverse impact on the street scene of King Edward Park. Overall it is concluded that the planning application accords with the provisions of policy O/RES/P/21 of the Onchan Local Plan 2000 and General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007. ### Recommendation 14. It is recommended that the planning application be permitted. ### Party Status 15. The local authority, Onchan Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 17.02.2012 ### 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 permitted shall commence before the expiration of four years from the date of this notice. #### C 2. This approval for the installation of a bay window relates to drawing numbers AT 1022.10, AT 1022.11, AT 1022.12, AT 1022.13 and AT 1022.14 date stamped 18th January 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 21/2/12 ### Determining officer (delete as appropriate) Signed : G. H. W. Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Development Control Manager --- *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/2200-braddan-20-king-installation-windows/documents/1264332*