Officer Report

Application No.: 16/00230/B Applicant: Miss Nicola Ann Johnson Proposal: Alterations and extensions to dwelling Site Address: Treetops 6 Highfield Crescent Onchan Isle of Man IM3 3BH Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 APPLICATION SITE - 1.1 The site is the residential curtilage of an existing dwelling situated on Highfield Crescent in Birch Hill at the northern end of Onchan village. The property is a detached bungalow of typical form for the surrounding area with a flat roof garage attached by a hallway link, with white painted render. the side boundary with no 8 is a apx 2m high fence.The property backs onto Willow Close and has an apx 2m high rear foot/pedestrian access gate with hedge. - 1.2 No 8 Highfield Crescent is set slightly higher than the application site.

2.0 THE PROPOSAL - 2.1 The proposals consist of the following: flat roof porch extension to the front elevation between the main dwelling and the garage, 1.950m x

• 2.150m x 2.4m; partial conversion of the garage to utility room with insertion of new door and window to the rear elevation facing into the garden; erection of single storey rear extension for en-suite bedroom, 5.310m x 6.356m x 3m.

2.2 All extensions are proposed to be painted render to match existing with UPVC windows to match existing.

- 3.0 PLANNING HISTORY

3.1 There are no previous planning applications for the site. - 4.0 PLANNING STATUS

4.1 The site lies within an area designated on the Onchan Local Plan of 2000 as residential. As such, the following Strategic and Local Plan policies are applicable:

4.2 Paragraph 8.12.1 of the Strategic Plan 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."

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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• 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 adverse effect on road safety or traffic flows on the local highways."

4.4 O/RES/P/21 of 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."

- 5.0 REPRESENTATIONS

5.1 Onchan District Commissioners do not object to the proposal. 09.03.16

5.2 DOI Highway Services indicate that they do not object to the application. 03.03.16 - 6.0 ASSESSMENT

6.1 The issues in the assessment of this proposal are the impacts of the proposed development on the character and appearance of the existing dwelling, the surrounding area and the neighbouring properties.

6.2 The design of proposed extensions tie in with the existing flat roof garage. From the front elevation the main element is the proposed porch which is not considered to adversely affect the character of the surrounding landscape or townscape and would appear as part of the existing form of the building.

6.3 The proposed rear extension has been located in the least intrusive part of the site in terms of visibility from the surrounding roads. It would be partially visible from Willow Close to the rear it is screened by the existing boundary treatments. While not the most aspirational design it is simple and makes the most of the plot shape and relates to the garage and the least intrusive manner possible and it is considered that it would not have a harmful impact on the character and appearance of the site or the surrounding area in general. - 6.4 With regards to impact on the host dwelling, the proposal maintains a reasonable extension/back garden ratio and the design, size and massing of the proposal is considered in keeping with the main part of the existing property to which its relates. - 6.5 Overall, it is concluded that the planning application is in accordance with General Policies 2 of the Isle of Man Strategic Plan 2007 and O/RES/P/21 of the Onchan Local Plan.

- 7.0 RECOMMENDATION

7.1 On the basis of the above the applicaton is recommended for approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 03.05.2016 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.

This approval relates to Block and Location Plans (NJ-01) and Drawings NJ-02 and 03 all date stamped as received 25 February 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 09.05.2016 Determining officer Signed : C BALMER

Chris Balmer Senior Planning Officer

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