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Application No.: 16/00121/B Applicant: Mr & Mrs John Coleman Proposal: Erection of extensions to dwelling to create additional living accommodation and gym (amendments to approved PA 15/00407/B) Site Address: 60 Groudle Road Onchan Isle Of Man IM3 2EZ Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 60 Groudle Road, Onchan, which is a recently constructed dwelling sat considerably down from the highway; it is the westernmost of six detached dwellings, all of which were built at the same time. The garden - entirely to the eastern side rear - overlooks open fields to the north. The dwelling is contemporary in design and, with hipped roof and stone and render detailing, is fairly compact and proportional in form. - 1.2 There are dwellings to the west and east, but only the former (30 Groudle View) readily visible from the location of the proposed works.
2.0 THE PROPOSAL - 2.1 In 2015 (15/00407/B) full planning approval was given for the erection of a double storey extension to the eastern elevation and a single storey extension to the western side elevation. The latter would comprise a gym with sauna and WC. There would be a single pair of French doors opening out onto the garden, and this would provide the only access to the extension. It would be finished with a hipped roof and would sit alongside the retaining wall that the dwelling abuts to the south; the stone detailing around the base of the dwelling would be continued around, as would the render band detail. - 2.2 The larger extension would provide for an enlarged kitchen and balcony at the upper storey along with a living / dining room (to include kitchen units), a bedroom and a bathroom at the lower storey. This would more or less continue the roof pitch on the eastern elevation, while the extended kitchen would have a significant portion of glazing on both the side and rear elevations, but primarily to the rear facing the open view in that direction. There is no independent access to the additional accommodation proposed for the lower storey. - 2.3 The walls would be rendered, and the roofs tiled, to match the existing dwelling. - 2.4 This application seeks the following amendments to the 2015 approval;
3.0 PLANNING HISTORY - 3.1 15/00407/B - Erection of extensions to dwelling to create additional living accommodation and gym - approved.
4.0 PLANNING STATUS - 4.1 Under the Onchan Local Plan the application site is zoned as Low Density Housing in Parkland. The application site forms part of housing area 6, which comprises the land between Lakeside and Groudle Glen. Policy O/RES/P/4 of Planning Circular 1/2000, which forms the written statement to be read in conjunction with the Onchan Local Plan, states:
"Development of the piece of land which lies between the site referred to in 4.14 and 4.47 above, Groudle Glen, Groudle Road and the bridge over Groudle River will be considered acceptable for low density housing in parkland in accordance with Planning Circular 8/89 and where no development is erected within 80 metres of the Groudle River. The boundary between the site and Groudle Road must be formed by a sod hedge, either that which currently exists or one reconstructed as part of the development. The site must also have on its northern part a significant area of public open space contiguous with that proposed as part of the development of the adjoining land".
The proposed works are in excess of 80m from the Groudle River.
4.2 There is also a zoning that indicates the site is within an Area of Ecological Interest / SemiNatural Vegetation. - 4.3 In view of this and the nature of the proposal, General Policy 2 and Environment Policy 4 of the Strategic Plan are considered relevant. GP2 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:
4.4 Environment Policy 4 states in full: "Development will not be permitted which would adversely affect:
"Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place
for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward."
5.0 CONSULTATIONS AND REPRESENTATIONS - 5.1 Highway Services offered no objection to the proposal. 09.02.2016. - 5.2 Onchan District Commissioners offered no objection to the proposal on 29th April 2015. - 5.3 No other representations were received at the time of writing.
6.0 ASSESSMENT - 6.1 The assessment for this application remains the same as the previously approved scheme 15/00407, the sole differences between that and this proposal are set out above in section 2. As there have been no changes to policy since the previous application and the proposed changes do not materially affect the previous assessment. - 6.2 In terms of design, finish, proportion and massing the proposed alterations will not detrimentally affect the character or appearance of the building or the previously approved scheme and is therefore considered to be compliant with relevant polices of the Strategic Plan - 6.3 In view of the previous assessment, it is not considered that the proposed extension with these alterations would be unduly harmful to the living conditions of neighbouring properties nor is the extension considered to have an overbearing impact. In overall terms the proposal is fairly modest relative to the existing dwelling and would sit comfortably within its own footprint, and would not affect the nature of the built environment here. Indeed, it would not be readily discernible from close by given the significant fall in topography from the highway; any other views would be from far further afield to the north. - 6.4 The conditions have been replicated from the previous approval for continuity.
7.0 RECOMMENDATION - 7.1 In view of the favourable assessment of the proposal on the key issues on the previous application and this being almost identical proposal, it is recommended that the application be approved subject to the same conditions.
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:
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: 15.03.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
The development hereby approved relates to the following drawings, date-stamped as having been received 5 February 2016: SC1364/P/00-00, SC1364/P/10-00, SC1364/P/10-01, SC1364/P/12-02 Rev A, SC1364/P/10-02 Rev A and SC1364/P/12-01.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 16.03.2016 Determining officer
Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control
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