**Document:** DEC Officer Report **Application:** 23/00497/B — Erection of first floor annex extension **Decision:** Permitted **Decision Date:** 2023-07-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/10251-braddan-36-royal-avenue-extension/documents/969597 --- # DEC Officer Report **Application No.:** 23/00497/B **Applicant:** Mrs Elissa Sun **Proposal:** Erection of first floor annex extension **Site Address:** 36 Royal Avenue Onchan Isle Of Man IM3 1EZ **Planning Officer:** Mr Peiran Shen **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 20.07.2023 ## 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 extension does not have a negative impact on the character of house and the area and have an acceptable level of impact on neighbouring amenities. ## Plans/Drawings/Information; This approval relates to the documents, a photo and drawing no. S/9183/1, S/9183/2 date stamped as having been received on 19th April 2023. _______________________________________________________________ ## Interested Person Status – Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The site is the 36 Royal Avenue, Onchan, a two-storey mid-terrace dwelling located on the east of the Royal Avenue. 1.2 The house consists of a two-storey pitched-roof main dwelling and a single-storey flatroof rear extension. 2.0 THE PROPOSAL - 2.1 The proposal is the erection of a first floor extension to the exiting rear extension. It has a pitched roof but with a short parapet wall on the south elevation. 3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application. 4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - o Strategic Policy 3, 5 - o Paragraph 4.3.11 - o General Policy 2 (b) (c) (g) (m) (n) - o Paragraph 8.12.1 - o Environment Policy 42 - o Community Policy 7, 10 - o Infrastructure Policy 5 PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application. 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: - o Section 4.6 Rear Extensions - o Chapter 5 Architectural Details - o Chapter 7 Impact on Neighbouring Properties 6.0 REPRESENTATIONS - 6.1 Onchan District Commissioners has no objection to this application (17.05.2023). - 6.2 DoI Highway Services states there is no highway interest in this application (05.05.2023). 7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours and on parking. Design of the House Itself - 7.2 The proposed pitched roof fit in with the roofscape of the main house. While the parapet wall push the centre of the pitched roof off the alignment with the centre of the extension, this is no considered to be a sufficient reason for recommending refusal. Character and Streetscene 7.3 Royal Terrace has many similar rear extension. The proposed extension is also not readily visible to the public so it is considered that there is no impact on the character of the streetscene. Neighbouring Amenities - 7.4 The proposed extension is similar to the existing ones on neighbouring properties. Therefore, it is considered that its overbearing, overshadowing and overlooking impact on neighbouring properties is within a similarly acceptable level. 8.0 CONCLUSION - 8.1 The proposed extension does not have a negative impact on the character of house and the area and have an acceptable level of impact on neighbouring amenities. Therefore, it is recommended for an approval. 9.0 INTEREST PERSON STATUS - 9.1 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 which 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. 9.2 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: 28.07.2023 Determining officer Signed : C BALMER Chris Balmer 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/10251-braddan-36-royal-avenue-extension/documents/969597*